punch lists for contractors
Rental Property Investor · Winslow, ME · Member since 2008 · 826 posts · 281 votes
Hi
I'm a fairly new landlord (almost two years) and am working on getting efficient. One thing I'm putting together is a punch list for the "last man done working" in a unit to make sure it's "rent ready." Being new, there just seems like so many LITTLE things that still need to be done when I THINK I'm all done. (window pane cracked, one door doesn't latch, one receptacle dosn't work, slow bath drain, etc.) -- I'm wondering if anyone has a good "punch list" culled form their experience?
Thanks much!
I do this for every rehab, and for me, it's a personal walk-through of the house that I do myself, not a checklist for someone else (and I'm normally big on checklists and delegating, but not for this super-critical task)...
In fact, this is one of the few things that I don't trust to my contractors, my project managers or even my wife to do...you only get one chance to impress a buyer, an inspector and an appraiser, and if there are punchlist items that aren't fixed, you can easily blow a sale or take a hit on price.
Basically, I step into every room, look at every wall, carpet and ceiling, open and close every door and window, test every appliance, test every electrical fixture (I even use an electrical tester on all the outlets), test every plumbing fixture, test the HVAC, etc.
At first, I would walk around with an inspector checklist...but it's all second nature. Once you get good at it, you can generally do it in about 15 minutes...
Btw, as I go through the house, I put a piece of blue painters tape on every little issue I see so that I can send my handyman back to fix things. I don't let him remove the tape, so I can go back and verify that everything I marked was fixed.
Whenever an inspector finds something that I missed, I add it to my mental checklist for the future...
I do this for every rehab, and for me, it's a personal walk-through of the house that I do myself, not a checklist for someone else (and I'm normally big on checklists and delegating, but not for this super-critical task)...
In fact, this is one of the few things that I don't trust to my contractors, my project managers or even my wife to do...you only get one chance to impress a buyer, an inspector and an appraiser, and if there are punchlist items that aren't fixed, you can easily blow a sale or take a hit on price.
Basically, I step into every room, look at every wall, carpet and ceiling, open and close every door and window, test every appliance, test every electrical fixture (I even use an electrical tester on all the outlets), test every plumbing fixture, test the HVAC, etc.
At first, I would walk around with an inspector checklist...but it's all second nature. Once you get good at it, you can generally do it in about 15 minutes...
Btw, as I go through the house, I put a piece of blue painters tape on every little issue I see so that I can send my handyman back to fix things. I don't let him remove the tape, so I can go back and verify that everything I marked was fixed.
Whenever an inspector finds something that I missed, I add it to my mental checklist for the future...
RENTAL PROPERTY INSPECTION CHECKLIST (Prep sheet)
______
Unit must be completely free of trash and all dust including closets, baseboards and cabinets.
______
All window coverings must be straightened, washed, cleaned and dusted or replaced.
______
All bathrooms and kitchens must be thoroughly caulked and cleaned including behind commode.
______
Fireplaces must be cleaned out and dust free.
______
Patios, balconies and storage closets must be swept and free from debris and trash.
______
All door stoppers must work and any damages from previous problems corrected. Install if missing.
______
Appliances must be thoroughly cleaned, washed, and sanitized, including drip pans and knobs.
______
Light and plug switches must be replaced if cracked or stained.
______
At least 75-watt bulbs (or CFL equivalent) in all fixtures (where fixture rating permits) in working order.
______
Bath lights at 60 watts and all the same style bulb in place; if multiple bulbs, 40 watts can be used.
______
Any painting must be cleaned up thoroughly and consistent.
______
You must vacuum thoroughly when you leave.
______
All locks and doorknobs must be in excellent working order.
______
At least one window per room must work and blinds must be left down and in the open position.
______
All light covers must be cleaned (in the dishwasher, carry soap).
______
Ceiling fan blades must be cleaned and dusted, both sides.
______
The top of the refrigerator and stove must be spotless.
______
No stains should remain in the refrigerator or on porcelain in the bath. Use porcelain white out or bleach.
______
Baseboards must be washed and free of dirt and dust.
______
All drawers must be in good working order.
______
Check all keys and notify landlord if any do not work.
______
Check all appliances and HVAC and then leave at 60 degrees in winter and 80 degrees in summer.
______
Lawn, garden, and hedges must be trimmed, cut, and cleaned thoroughly.
______
Wallpaper must be washed, cleaned, and re-glued or replaced in a professional manner.
______
All bugs must be removed and cleaned from the unit.
______
All vinyl floors need to be mopped, waxed, and cleaned, including underneath cabinets. Do not wax over dirt.
______
"For Lease" sign must be in front of yard, close to sidewalk and sideways to home.
______
Plug in deodorizers are to be used in the make ready.
______
All pilot lights should be on or gas turned off to fixture.
______
Sinks to be cleaned (bleached if necessary), and garbage disposal tested and free from blockage.
______
Storage closets are to be swept, cleaned, checked for working lock and key.
______
All mirrors and windows should be cleaned inside and out.
______
All trash is not to be left, but removed to a dump site.
______
Fill in any nail holes with matching color.
______
Open all sink cabinets, and clean out all areas below.
______
Clean doors and door frames around them, including fingerprints, dust, etc.
______
Set aside touch-up paint with identification of location where it was used.
______
Check the working condition of the STOVE.
______
Check the working condition of the OVEN.
______
Check the working condition of the REFRIGERATOR/FREEZER.
______
Check the working condition of the DISPOSAL.
______
Check the working condition of the WASHER/DRYER.
______
Check the working condition of the AIR CONDITIONER.
______
Check the working condition of the HEATER.
______
Check the working condition of the HOT WATER HEATER.
______
Check the working condition of all SINKS FOR LEAKS.
______
Check the working condition of the GARAGE DOOR OPENERS.
______
Check the working condition of all WINDOW AND DOOR LOCKS.
______
Check the working condition of ______________________________________________________________
______
Check the working condition of ______________________________________________________________
______
Check the working condition of ______________________________________________________________
______
Check the working condition of ______________________________________________________________
______
Check the working condition of ______________________________________________________________
______
Check the working condition of ______________________________________________________________
______
Check the working condition of ______________________________________________________________
Run through your move-in check list that you have the tenant fill out. You will never catch everything but you can get close. 50% of the time you will get a call after move-in with something you missed becasue you dont live there and cant find every little thing.
Thanks men,
This is just what I was looking for. I know what to do, but to have it all organized in one place and have a system .... a huge help!
I've gone from zero to 35 units / 11 buildings in 18 months ... needless to say, I'm definitely in the HYPER learning phase!!