Tenant Proofing Tips

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Tenant Proofing Tips

Satyam Mistry
Investor 路 Omaha, NE 路 Member since 2019 路 130 posts 路 139 votes

馃敤 Below are some methods I have used to help tenant proof rental properties I have in Omaha, Nebraska. Of course the number 1 way to tenant proof your property is to screen applicants thoroughly. However what are some other tips & tricks you have tried that help with durability, reduced maintenance, & appearance of your units?

  • Use of LVP flooring
  • Use LED lighting without bulbs
  • Use satin or semi gloss paint for easier cleaning of walls
  • Black appliances instead of stainless show less scratching over time & still look updated
  • Line kitchen cabinets and drawers with vinyl sheet for protection
  • Put bath fan on same switch as light in bathroom to ensure air circulation
  • Remove garbage disposal if not newer due to continuous maintenance 
  • Remove exterior door knobs that have locks to avoid tenant lock outs, use deadbolt instead
  • Remove closet doors if they become an issue especially large bifold ones, install a curtain rod or leave exposed
  • Re caulk areas as needed during turnover
  • Install door stoppers
  • Use curtain rods on larger windows, let tenants get drapes
  • Thermostats that cannot be reduced or increased above certain thresholds
  • Schedule HVAC maintenance twice a year
  • Schedule gutter cleaning once a year
  • Physically mailing 2 tenant tip letters a year with reminders incorporating visual images  

Interested in hearing more suggestions from others!

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Maria S.
Member since 2018 路 45 posts 路 48 votes
4y

If anything gets ripped out of the wall, like toilet paper holders, run a brace between 2 studs and attach it to a brace if there isn't a handy stud to attach it.

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  • Account Closed
    Member since 2020 路 984 posts 路 1k+ votes
    4y
    Originally posted by @Satyam Mistry:

    馃敤 Below are some methods I have used to help tenant proof rental properties I have in Omaha, Nebraska. Of course the number 1 way to tenant proof your property is to screen applicants thoroughly. However what are some other tips & tricks you have tried that help with durability, reduced maintenance, & appearance of your units?

    • Use of LVP flooring
    • Use LED lighting without bulbs
    • Use satin or semi gloss paint for easier cleaning of walls
    • Black appliances instead of stainless show less scratching over time & still look updated
    • Line kitchen cabinets and drawers with vinyl sheet for protection
    • Put bath fan on same switch as light in bathroom to ensure air circulation
    • Remove garbage disposal if not newer due to continuous maintenance 
    • Remove exterior door knobs that have locks to avoid tenant lock outs, use deadbolt instead
    • Remove closet doors if they become an issue especially large bifold ones, install a curtain rod or leave exposed
    • Re caulk areas as needed during turnover
    • Install door stoppers
    • Use curtain rods on larger windows, let tenants get drapes
    • Thermostats that cannot be reduced or increased above certain thresholds
    • Schedule HVAC maintenance twice a year
    • Schedule gutter cleaning once a year
    • Physically mailing 2 tenant tip letters a year with reminders incorporating visual images  

    Interested in hearing more suggestions from others!

     Those are very good ideas.

    The exceptions I don't go with is curtains and black appliances. I install only cheap horizontal blinds because they make the windows look uniform and black appliances are ugly and make the kitchen less bright. Just a few months ago, I purchased a an apartment building, remodeled a unit and it had a black stove and refrigerator. They were in great condition, but I threw them out, installed white and the appearance and brightness was huge.

    You are the first person to say you remove disposers. I've been removing them for several years because we got an average of disposer problems every week and during 1 week we had 5 tenants call with disposer problems. We also remove every dishwasher and never had a tenant complain.

    But, you have a lot of great suggestions for others to follow and save a massive amount of money. I talk to many of my real estate friends and convince some of them to do the same to cut their costs to repair and replace things many tenants don't use and don't need. 

    2Reply
  • Satyam Mistry
    OP
    Investor 路 Omaha, NE 路 Member since 2019 路 130 posts 路 139 votes
    4y

    @Account Closed Thanks for your input. When you remove the dishwasher what do you put in its place? At what rental price point are you removing them and are other rentals in the same area usually not having them either?

    1Reply
  • Account Closed
    Member since 2020 路 984 posts 路 1k+ votes
    4y
    Originally posted by @Satyam Mistry:

    @Account Closed Thanks for your input. When you remove the dishwasher what do you put in its place? At what rental price point are you removing them and are other rentals in the same area usually not having them either?

     I don't think the competition in the neighborhood makes a difference since we tried to use zillow for renting units and we got 5 to 10 leads every day, but we also got the worst of the litter. We advertise our rental units on billboard outside high-end grocery stores and get a great selection of tenant. 

    When we remove a dishwasher we have a cabinet contractor build a face and one shelf. I believe the tenants like the extra storage space better than a dishwasher. My ex-wife (2nd of 3) installed a brand new dishwasher and in the 18 years we had it we used it maybe 3 times. We find that most dishwashers we remove were never used because people have a fetish where they feel dishes need to be pre-cleaned in the sink before putting in the dishwasher, it is faster to clean dishes by hand and dishwashers make a racket and run through cycles for too long when people are trying to relax and avoid the banging.

    As for the rental price per unit, most of my units are C-Grade or better and the prices are close to all other landlords' properties at $1550 to $1650 for a 1 bedroom 1 bath and $1800 to $1950 for a 2-bedroom and 1 or 2 bath unit. I think we are about $100 less than the average market for all our units. I don't care about the price for the rentals and would remove them even in high-end units.

    2Reply
  • Max T.
    Investor 路 Philadelphia, PA 路 Member since 2015 路 3k+ posts 路 3k+ votes
    4y

    @Satyam Mistry

    I like them all except LED fixtures and garbage disposals.

    I never get maintenance calls for disposals that can鈥檛 be addressed with a turn of the crank or the reset button. And they prevent drain clogs.

    The LED fixtures die after a few years. Much easier to replace an led bulb than a whole new fixture.

    1Reply
  • Maria S.
    Member since 2018 路 45 posts 路 48 votes
    4y

    If anything gets ripped out of the wall, like toilet paper holders, run a brace between 2 studs and attach it to a brace if there isn't a handy stud to attach it.

    2Reply
  • Max T.
    Investor 路 Philadelphia, PA 路 Member since 2015 路 3k+ posts 路 3k+ votes
    4y

    @Maria S.

    I like that one.

    Sometimes I鈥檒l even put plywood behind the drywall when renovating a kitchen. Makes hanging cabinets much easier.

    1Reply
  • Caryn Seifert
    Investor 路 Coconut Creek, FL 路 Member since 2016 路 23 posts 路 13 votes
    4y

    @Account Closed

    I am doing a complete rehab of a 3/2 rental house. Trying to decide on dishwasher or no dishwasher. It's a small 3/2 but I should be able to get $2495 +/mo after renovations. Low-income area. Very few rentals are available now in S FL but comparable properties have dishwashers. Personally, I wouldn't want to live without a dishwasher. Thoughts on putting in a dishwasher at this price point? 

    1Reply
  • Jaron WallingPro Member
    Rental Property Investor 路 Indianapolis, IN 路 Member since 2018 路 4k+ posts 路 4k+ votes
    4y

    @Caryn Seifert $2500 per month is low income!? I think installing the dishwasher is no brainer. If other rental in the neighborhood have them you should want it too. It's going to add appeal and attract good tenants. 

    I don't know if you agree but the cost to rent or buy right now is mind blowing. I question how people are doing it. 

    1Reply
  • Caryn Seifert
    Investor 路 Coconut Creek, FL 路 Member since 2016 路 23 posts 路 13 votes
    4y

    @Jaron Walling

    Yes in S FL it is. Rent has gone up dramatically and inventory is low. Thanks for your input. I'm going to put the dishwasher in. 

    1Reply
  • Jeremy Nault
    Real Estate Agent 路 Manchester, NH 路 Member since 2015 路 160 posts 路 148 votes
    4y

    @Satyam Mistry These are some great suggestions! Thanks for the info, and good luck with your investing! 

    1Reply
  • Linda S.
    Investor 路 Richmond, VA 路 Member since 2016 路 1k+ posts 路 2k+ votes
    4y

    @Satyam Mistry,

    Really good tips!   I think we have the same playbook!   ESPECIALLY the cabinet liners, it makes turnover 1000x easier!  

    The only other thing I'd say, is we stopped adding microwaves and changed it to only vent fans.    


     We also stopped including washer/dryers,  tenants  seem to prefer to see a lower rent price vs. what's included.     I was worried at first, but then I realized-- it's standard, and have not had any pushback.

    The way I look at each thing appliance--  the less things I include, the less things a tenant can call me about.     Also, tenants tend to get better appliances, whereas landlords put the bare minimum/basic.

    1Reply
  • Evan Bonnell
    Investor 路 La Salle, IL 路 Member since 2014 路 43 posts 路 28 votes
    4y

    Great tips! Especially wiring the bath fan on the same switch as the light.

    I prefer white appliances. They're cheap and can be repainted with white appliance paint by Rust Oleum.

    2Reply
  • Joe SplitrockPro Member
    Moderator
    Rental Property Investor 路 Sioux Falls, SD 路 Member since 2015 路 9k+ posts 路 18k+ votes
    4y

    @Satyam Mistry I agree with you on black appliances. White appliances scream low end 1980 and stainless appliances show every scratch and dent. I know landlords prefer white because they are cheap, but that is why I don't use them, so my properties appear higher end than the competition. I am fine if my competition uses white, haha.

    I like to get flat top stoves that have self cleaning ovens. They are easier to clean. 

    @Caryn Seifert going without a dishwasher is a huge mistake, especially charging $2500 a month for rent. 

    1Reply
  • Account Closed
    Member since 2020 路 984 posts 路 1k+ votes
    4y

    I don't believe a dishwasher is important to any tenant with the exception of the tenants who already had a dishwasher they don't use and then complain when the landlords removes them.

    In my past 50+ years of renting homes and apartments I never had an applicant ask if a home or apartment had a dishwasher.

    In 2020, I sold 26 homes in Las Vegas and 50% of them had broken dishwashers that tenants never reported. I purchased a 6-unit building in Hawthorne California in March, removed all 6 dishwashers, most of them were broke and not one tenant complained.

    My 2nd wife and I had a dishwasher for 18 years and used it about 3 times.

    Maybe, installing dishwashers makes the landlords feel better than their applicants and tenants. 

    "How could your tenants ever live without a dishwasher!!!"  

    "The more you own, the more you have to maintain. As mentioned in several posts, before we starting removing disposers we were getting 2 to 5 calls per week for leaking, jammed and over-stuffed disposers. We still have a few in our rental units, but we don't get one service call per month for a disposer. "What a relief from the having to communicate, schedule and pay for the service and today I think a super cheap dishwasher is about $500 with parts plus at least $200 to $300 to change.

    0Reply
  • Colleen F.Pro Member
    Investor 路 Narragansett, RI 路 Member since 2013 路 8k+ posts 路 4k+ votes
    4y

    @Caryn Seifert     I disagree with @Account Closed on the dishwashers, some people use them, some don't but you can always use your dishwasher for storage if you don't want to use it for washing dishes. Dishwashers are much quieter now. I would not get the cheapest model. Me I like the brands with food grinders in them.  And a bigger house I would definitely have one.   1 bedroom you can go either way. 

    For our student tenants we labeled light switches that were not obvious. (so they didn't call and say it the fan doesn't work).  We put a binder together with owners manuals and instructed them to use it before calling us so we didn't get calls the oven doesn't work. The modern version of this would likely be a bunch of QR coded pages.  All remotes were wall mounted.  Stoves for better units I like flattops but more important self cleaning because tenants near clean the stove and it is time consuming if it isn't self cleaning. 

    2Reply
  • Michael Robbins
    Property Manager 路 Henderson, NV 路 Member since 2018 路 501 posts 路 317 votes
    4y

    I like the lighter color laminate flooring as less dust shows up during showings.  I also paint all my common areas pure white so the home looks bright and airy.  The bedrooms are painted a light gray.  

    0Reply
  • Caryn Seifert
    Investor 路 Coconut Creek, FL 路 Member since 2016 路 23 posts 路 13 votes
    4y

    @Linda S. Great idea to use a vent hood and no microwave over the range. I am definitely doing that. 

    0Reply
  • Kar Sun
    Member since 2021 路 402 posts 路 277 votes
    4y

    I have dishwasher because of the price point of my properties but all appliances are the responsibility of a tenant unless defective. It is written in a contract. 

    0Reply
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