Tenant Proofing Rental Properties

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Tenant Proofing Rental Properties

Peter Lee
Real Estate Investor · Member since 2011 · 56 posts · 9 votes

I wanted to know what are some of the things you guys do to a property before your tenant's move in?

I'm looking for way to make the property as low maintenance as possible.
Here are some of the things I've picked up along the way.

1) One Color Satin / Egg Shell neuter color paint ie (Tan)
I've even thought about doing a semi-gloss, but unsure if tenant's would like. Every time a tenant moves out, the walls are always pretty dirty. This help out quit a bit.

2) Tile flooring, at least 16x16 the whole house except bedrooms, stairs, and hallways if 2 story. 12x12 is fine if savings is big enough. Ceramic or Porcelain? I usually just go for the Ceramic as it's usually cheaper, it might not be as strong, but i think it's strong enough.

3) Desert Landscape because I live in the desert so tenants are ok with that. I have the landscaper put in that thick plastic cover to minimize any future weeds.

4) Install new plumbing fittings / valves, i especially like the quarter or half turn valves since it's easy for the tenants to do.

5) Install Door Stops, I've had many dings. I don't like the ones you install at the bottom of the doors, as tenants always seem to knock them off.

6) Install Closet Door Bumpers

So, what else do you guys do?

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Kyle J.
Rental Property Investor · Northern, CA · Member since 2012 · 5k+ posts · 5k+ votes
14y

Peter Lee - And for more ideas on how to "tenant proof" your rentals, you might try reading a book called "The Section 8 Bible". Even if you don't rent to Section 8 tenants (I don't and I read both Vol 1 & 2 of this book), it's a good read.

It's written by a couple guys who have hundreds of Section 8 properties and their goal is to reduce maintenance calls/costs as much as possible. They really have it down to an art. You may not agree with everything they suggest, but I guarantee you'll get a couple ideas from the book and more than a few laughs when you read about some of the things they do.

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  • Ryan M.
    West, MI · Member since 2012 · 674 posts · 182 votes
    14y

    Those hinge stops go right through doors. We don't have much trouble with heavy duty spring stops on the baseboards. We still install plastic door knob stoppers behind every door on the wall as plan B.

    On not sure if your on a slab installing tile but if on joist the spacing needs to be verified. If the joists were placed at minimum by code there is a good chance there will be enough bounce to break bigger tiles. I've seen it many times and its a big mess.

    We paint all our units the same dover, eggshell.

    We switched to vinyl wood floors, installs same as laminate but waterproof, it does cost more however. Carpet is the standard here, tight loop berber, all the same color, carpet squares in finished basements.

    Overall it depends on the residents, toilets are going to overflow, water heaters are going to leak, floors are going to get damaged, cupboard doors are going to break off. Its how your going to handle it and at what costs, that's the game.

    1Reply
  • Donna Smolinski
    Flipper · Carlsbad, CA · Member since 2011 · 115 posts · 20 votes
    14y
    Originally posted by Ryan M.:
    Overall it depends on the residents, toilets are going to overflow, water heaters are going to leak, floors are going to get damaged, cupboard doors are going to break off. Its how your going to handle it and at what costs, that's the game.

    This is where the BIG problems come in. Tenants don't call about little things, that become BIG things when overlooked. I'm starting to write an addendum to my leases... an Inspection Clause. "TENANT SHALL ALLOW LANDLORD OR LANDLORD'S CONTRACTOR TO INSPECT PROPERTY EVERY 3 MONTHS FOR DEFECTS AND NECESSARY REPAIRS. LANDLORD SHALL GIVE TENANT 7 DAY NOTICE TO ENTER FOR INSPECTION AND MAKE NECESSARY REPAIRS, IF ANY NEEDED. TENANT SHALL MAKE PROPERTY ACCESSIBLE FOR INSPECTION/REPAIRS & FAILURE TO DO SO SHALL BE CONSIDERED A BREACH IN TERMS OF LEASE". I just drafted this a few days ago, to incorporate into my next rental. If they don't like it, they can move on. We keep our rentals in top condition, usually with alot of upgrades, so it attracts quality tenants. Most quality tenants will appreciate defect inspections. I found that the biggest complaint with quality tenants, is the landlord doesn't maintain the property. This is also a clever way to gain entry to be sure they are maintaing it too.

    I also like to cover all rooms except bedrooms with good tile or travertine, including hallways. Hallways seem to carry the heaviest wear n tear on carpet. I like eggshell paint. Cleans fairly well, without the ugly shine of semi-gloss. That's all I can think of. I flip more than hold, so others may have more input than me.

    0Reply
  • Kyle J.
    Rental Property Investor · Northern, CA · Member since 2012 · 5k+ posts · 5k+ votes
    14y

    My goal is to make the property look nice AND reduce my future maintenance calls. With that being said, I replace everything that is within a couple years of maxing out its useful life. For instance, in the house I just bought and am remodeling now, I replaced the plumbing fixtures (i.e. water lines, valves, etc); the sink & tub faucets; the water heater, etc. Everything was pretty old when I got the house.

    Sure, I probably could have got another year or so out of some of these things. Or maybe they would have broken as soon as the tenants moved in and I either could have had a lot of water damage and/or at a minimum had a service call when it wasn't convenient for me.

    I'd rather just make the property perfect before the tenants move in so there's nothing (or at least as close to nothing as possible) to call me about. Plus all these new things are good selling points for potential renters, in my opinion.

    2Reply
  • Kyle J.
    Rental Property Investor · Northern, CA · Member since 2012 · 5k+ posts · 5k+ votes
    14y

    Peter Lee - And for more ideas on how to "tenant proof" your rentals, you might try reading a book called "The Section 8 Bible". Even if you don't rent to Section 8 tenants (I don't and I read both Vol 1 & 2 of this book), it's a good read.

    It's written by a couple guys who have hundreds of Section 8 properties and their goal is to reduce maintenance calls/costs as much as possible. They really have it down to an art. You may not agree with everything they suggest, but I guarantee you'll get a couple ideas from the book and more than a few laughs when you read about some of the things they do.

    2Reply
  • Donna Smolinski
    Flipper · Carlsbad, CA · Member since 2011 · 115 posts · 20 votes
    14y

    I fully agree with your philosophy Kyle... point well taken about upgrades before the end of their life line. However, I still want acess to inspect interior on a quarterly basis. Here is a good example why:

    I had a client that was renting (looking to buy). Their daughter ran into a hardship. Daughter & husband moved in with Mom & Dad. They were all out of town when a water pipe burst. Downstairs was flooded with beautiful HW floors. They inherited a dog and cat when their kids moved home, so they didn't want to call the landlord because of the pets that were a breach in their lease. Also, daughter now had a newborn, so there were 2 families living there, not just one that was on the lease. So they dealt with the flood and repairs on their own because they didn't want the landlord to know about the pets and additional 3 occupants that weren't on the lease. I suggested that they should inform the landlord of their situation, but they chose not to (I had no relationship with the landlord or the lease so I had no right to interfere). Any there was some permanent water damage to the hardwood floors, but it appeared very minor. If the landlord was advised of this, he could have made an insurance claim, if he chose to do so. The landlord had no idea what was going on and had no way of knowing how repairs were handled or why there was some damage to the wood floors. The tenant may have thought twice about calling him, if he knew an inspection date was approaching.

    Anyway, this kind of stuff happens alot, even with good paying tenants. These folks always paid their rent and kept interior/exterior maintained well. So you just never know. I realize tenants have a right to privacy, but a quick quarterly inspection shouldn't be a big inconveience unless they have something to hide. Just my $.02

    1Reply
  • Peter Lee
    OP
    Real Estate Investor · Member since 2011 · 56 posts · 9 votes
    14y

    Thanks for the tip Ryan M., this was my first year with that hinge stop, seems to be ok so far, but I agree with doubling up your protection just in case.

    Thanks for the suggestion Kyle J., I checked out that book on Amazon, it's pretty pricey, good thing I have "BiggerPockets" :)

    Donna Smolinski, I agree with the quarter inspection, my lease says something along those lines, but I only give them a 24 hour notice unless it's an emergency.

    As for the tile in the hallways, I normally do install tile in the hallways for a single story home, but would you tile the hallways on a 2 story? I put carpet starting from the stairs on a 2 story, then it expands to all of second floor minus the bathroom.

    0Reply
  • Donna Smolinski
    Flipper · Carlsbad, CA · Member since 2011 · 115 posts · 20 votes
    14y

    I agree with you Peter, only tile hallways on the 1st floor. Too noisy to have tiled hallways on the 2nd floor.

    1Reply
  • Dale Osborn
    Mobile Home Investor · Spanaway, WA · Member since 2008 · 1k+ posts · 578 votes
    14y

    Not sure there is a way to tenant proof your properties. Using all steel maybe, but you still have water switches and valves that can be damaged.

    0Reply
  • Account Closed
    Real Estate Investor · Kansas City, MO · Member since 2012 · 85 posts · 19 votes
    14y

    Replace all plumbing with pex, when it freezes it flexs and won't burst like pvc or copper. Drains being replaced from the start will save plumbing problems, i pick up a lot of my materials from habitat for hummanity. Great way to save money, goes to a good charity, and you are being more green re using. I don't care about paint, i will mix them to make new colors sometimes, lol.

    Tile is the only way i go in bathrooms and i get that at the re store also.

    http://www.habitat.org/restores/default.aspx

    2Reply
  • Rob K.
    Investor · Southeast, MI · Member since 2012 · 2k+ posts · 1k+ votes
    14y

    I agree with reading the Section 8 Bible. I remove a lot of stuff that will cause problems later. The less stuff you have, the better. I always remove ceiling fans. A lot of furnaces have a humidifier on it. It's not required. I take it off as it will only cause you grief later. Anytime a tenant has complained about it being too dry in the house, I tell them to get a small aquarium. Garbage disposals are another nightmare. You will get a call that it doesn't work and it will be full of chicken bones. I remove them from lower priced rentals. Another problem is the sprayer next to a faucet. I take that out too.

    A lot of times the basement is "partially finished" and looks horrible. I usually gut basements so they are just a huge open area and paint the walls white, the beam and poles black, and the floor gray. It gives it a nice clean look. I remove a lot of the electric from the basement too. That way you don't have to buy a bunch of GFI's and you don't want them living in the basement anyway. Usually I just have one GFI in the laundry area and no other power. Lights on pull chains only cost about $3 each and lightbulbs are about $3 a dozen at HD. Garage door openers are another problem. With a detached garage, tenants aren't expecting an opener. I usually remove all the power from a detached garage. Less headaches down the road.

    The Section 8 Bible guys remove a lot more. They remove laundry hookups, outside hose bibs, closets. I don't go that far.

    1Reply
  • Donna Smolinski
    Flipper · Carlsbad, CA · Member since 2011 · 115 posts · 20 votes
    14y
    Originally posted by Rob K:
    Another problem is the sprayer next to a faucet. I take that out too.

    What a GREAT tip! Sprayers in kitchen sinks cause alot of problems (mold potential from overspraying). This is turning into another great thread. Keep the comments coming everyone. A simple shared idea like this can save a landlord thousands!

    0Reply
  • Steve Babiak
    Real Estate Investor · Audubon, PA · Member since 2009 · 13k+ posts · 8k+ votes
    14y

    Good idea for a thread, but it's been posted previously; just a couple of them here:

    http://www.biggerpockets.com/forums/52/topics/68041-how-do-you-harden-your-rentals

    http://www.biggerpockets.com/forums/52/topics/51199-making-your-rentals-durable-

    Many other threads exist on specific items, like flooring or plumbing.

    0Reply
  • Account Closed
    SFR Investor · WY · Member since 2011 · 115 posts · 15 votes
    14y

    Great topic! I am just finishing rehabbing my first rental, and I am going to take out the ceiling fan that is in one of the bedrooms. Thanks!

    When my husband and I lived in military housing years ago, they always had commercial vinyl tile on all floor surfaces. They polished up with a buffer. My house I am rehabbing now has vinyl tiles in the kitchen, when those need replacing, I'll go with commercial vinyl tile in a large square, and I'll replace the vinly in the bathroom at the same time.

    There are wood floors in the living room and bedrooms, one room needs refinishing. I am thinking of painting the wood floors like MikeOH would have suggested. Definitely will not put carpet in.

    The landscape has been minimized and beds contoured, so everything mows easily. Any trees, shrubs, perennials will be ones I can come over once or twice a year to trim up. (Gardening is my thing, so for me, never not usually a chore!) I need to put in a couple of shade trees, I am going to make sure they are ones with small leaves, so leaf raking in the fall is less of a chore. Small leaves such as Honey Locust often just shred up with the lawn mower, wheare as large maple leaves smother and kill the grass if left in place.

    Finally, I plan on setting up a small three ring binder, with some basic instructions in it for the tenants, and with Very Important Numbers, such as the electrician and plumbers I use, so a tenant can call them directly in emergency. (Pre-arrange with plumbers, electricians for terms, conditions.) Other LLs in my area say they do this, and it saves water damage and gives them peace of mind that issues that could cause damage can get immediate attention. And I plan on doing at least quarterly inspections, but monthly inspections for the tenants' first three months, when they have the most questions. This should set them up with the idea that I take care of things, and expect them to do the same.

    And I agree, good tenant screening, especially the in home visit is the best preventative!

    0Reply
  • Ed L.
    Residential Real Estate Agent · Hattiesburg, MS · Member since 2011 · 475 posts · 141 votes
    14y

    I really like the vinyl flooring that has the fiberglass backing...

    Just lays down with no glue.. Cheap.. and the newer patterns look pretty nice to boot...

    If tenant somehow manages to rip the flooring just pull out and put new stuff down...

    Ceramic tile has some obvious drawbacks imo.... Grout stays dirty, tiles shatter, Expensive to install, Expensive to replace in the future. If you ever have any foundation movement the ceramic is the first to go.

    0Reply
  • Ryan M.
    West, MI · Member since 2012 · 674 posts · 182 votes
    14y

    I wouldn't say the vinyl laminate is cheap, we are paying $2.34/ft and that's me installing it.

    I could get laminate down for $0.92/ft.

    Tile down $1.70 ft, with grout, cement board, nails, etc.

    Carpet w/ 8# pad installed by others for $ 1.12/ft

    1Reply
  • Peter Lee
    OP
    Real Estate Investor · Member since 2011 · 56 posts · 9 votes
    14y

    @Ryan M,

    Those prices are pretty cheap if that includes installation.

    Laminate down for $.92/ft installed by contractor?
    What kind of laminate? The rolls of sheet laminate?

    Tile down $1.70 ft, with grout, cement board, nails, etc. installed by contractor? What size tile?

    I was at the Depot a week or so ago and they had 18x18 ceramic for $0.78/sf and 16x16 ceramic for $0.68/sf.

    0Reply
  • Ryan M.
    West, MI · Member since 2012 · 674 posts · 182 votes
    14y

    Everything except carpet is down by my wife or maintenance helper and myself.

    I'm done with laminate but we used to put Tarkett product in with under layment.

    12 by 12 tiles in bathrooms with a 4" tile base around the walls.

    A lot if the stuff I buy especially carpet comes off auction when places are going under. All new stuff though. I picked up a little over a thousand yards of carpet rolls for pennies on the dollar recently.

    It all helps the CoC and that's what its all about.

    0Reply
  • Steve Babiak
    Real Estate Investor · Audubon, PA · Member since 2009 · 13k+ posts · 8k+ votes
    14y
    Originally posted by Jean K.:
    ...

    Finally, I plan on setting up a small three ring binder, with some basic instructions in it for the tenants, and with Very Important Numbers, such as the electrician and plumbers I use, so a tenant can call them directly in emergency. (Pre-arrange with plumbers, electricians for terms, conditions.) Other LLs in my area say they do this, and it saves water damage and gives them peace of mind that issues that could cause damage can get immediate attention. And I plan on doing at least quarterly inspections, but monthly inspections for the tenants' first three months, when they have the most questions. This should set them up with the idea that I take care of things, and expect them to do the same.

    ...

    There is a thread for that too:

    http://www.biggerpockets.com/forums/52/topics/74998-tenant-emergency-procedures

    1Reply
  • Rob K.
    Investor · Southeast, MI · Member since 2012 · 2k+ posts · 1k+ votes
    14y

    One thing I started doing today is eliminating the popup drain in the bathroom sinks. Home Depot sells a flat screen type drain for $18. Nothing could ever get down the drain. How many times have you seen someone take out the popup and stuff gets stuck in the drain? I've seen toothbrushes, wads of hair, bandaids, toys, etc. This is just a flat screen like you see at the bottom of most bathtubs.

    I'm going to see if the plumbing supply place has them cheaper. No more popup drains - EVER!

    2Reply
  • Account Closed
    SFR Investor · WY · Member since 2011 · 115 posts · 15 votes
    14y

    @ Steve- I bet that's where I first heard of that! Thanks for the link.

    @Ed- I am using that in the bathroom for now, but it is sliding a bit. Kinda making a 'hump' over on the side by the tub. I don't have the rehab done yet, so not all the baseboard is down yet. Have you had any problem with this?

    0Reply
  • Dawn AnastasiPro Member
    Rental Property Investor · Milwaukee, WI · Member since 2013 · 6k+ posts · 4k+ votes
    13y

    I have a tenant that has clogged up the bathroom sink drain 3x now with rubber bands, hair, a necklace, a dime, etc. Where do I get one of those "strainer drains"? Can you post a SKU number?

    Podcast Guest on Show #29
    0Reply
  • Rob K.
    Investor · Southeast, MI · Member since 2012 · 2k+ posts · 1k+ votes
    13y

    Dawn A. The drains at HD are $18 and not very good. I found better ones at a plumbing supply place for $9. I think they are called a "grid drain".

    On the last house I bought, the bathroom sink took about four hours to drain. Upon removing the trap, it was discovered that it contained a toothbrush, paperclip, four toothpaste caps, and enough hair to make a fake beard. Disgusting!

    0Reply
  • Steve Babiak
    Real Estate Investor · Audubon, PA · Member since 2009 · 13k+ posts · 8k+ votes
    13y

    The most amusing thing on this thread? The original title! The title was changed some time ago, but the original title still is embedded in the link on the forum: "75451-bomb-proofing-rental-properties" :)

    1Reply
  • Kevin Izquierdo
    Hillside, NJ · Member since 2015 · 148 posts · 27 votes
    10y
    Originally posted by @Steve Babiak:
    Originally posted by Jean K.:
    ...

    Finally, I plan on setting up a small three ring binder, with some basic instructions in it for the tenants, and with Very Important Numbers, such as the electrician and plumbers I use, so a tenant can call them directly in emergency. (Pre-arrange with plumbers, electricians for terms, conditions.) Other LLs in my area say they do this, and it saves water damage and gives them peace of mind that issues that could cause damage can get immediate attention. And I plan on doing at least quarterly inspections, but monthly inspections for the tenants' first three months, when they have the most questions. This should set them up with the idea that I take care of things, and expect them to do the same.

    ...

    There is a thread for that too:

    http://www.biggerpockets.com/forums/52/topics/74998-tenant-emergency-procedures

     Its like you have a thread for everything! i love this! thank you :)

    0Reply
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