Catch the leak early: 4 OC rental inspection checks

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Catch the leak early: 4 OC rental inspection checks

Leo SteinBusiness Member
Property Manager · Orange County, CA · Member since 2025 · 137 posts · 36 votes

A small drip that sits for a month is usually cheaper as a plumber visit than as drywall, paint, and flooring. Four places we check on every Orange County rental walk:

  • Washers and under-sink lines. Cabinet floors and baseboards show slow leaks early.

  • AC drip pans. A clogged pan overflows into the ceiling below.

  • Roof and attic after the first real rain. Soft spots and new stains mean call a vendor.

  • A set inspection cadence. Same rooms, same photos, then a fast vendor call.

What else is on your routine leak walk for LTR stock?

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[email protected]949-391-1019
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  • Richard (Ryszard) Cieplechowicz
    Member since 2026 · 133 posts · 33 votes
    1d

    Good list. One thing I'd add to a set inspection cadence is a log. Keep a dated photo of each spot every time you check it, so you can see slow changes like a stain growing or a pan that never fully dries.

    It also gives you something to show a vendor or an insurer if a leak turns into a claim.

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    • Leo SteinBusiness Member
      OP
      Property Manager · Orange County, CA · Member since 2025 · 137 posts · 36 votes
      1d

      Great add, Richard. We do the same thing on our inspections, with the same angle on the same spot every visit, so slow stains or drips are obvious side by side. It's saved us more than once when an insurer asked when a leak started.

      [email protected]949-391-1019
      Real Property Management Optimal 514 Reviews
      WebsiteView Page
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  • Ryan IrwinPro Member
    Investor · Ankeny, IA · Member since 2022 · 160 posts · 129 votes
    17h

    Great post @Leo Stein . A simple roll of rosin paper can be beneficial to lay down in areas where a leak might be suspect. Sometimes it's hard to see a small drip but that paper will make it obvious (plus potentially protect the surface a bit). Water always wins so good to stay ahead of it!

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  • Daniel Jung
    Member since 2026 · 39 posts · 12 votes
    10h

    We run water during the walk instead of only looking for stains. Turning on each faucet and flushing each toilet while someone watches the lines underneath catches the drip that only appears under pressure, which a dry cabinet floor hides. Two spots I would add to your list: the toilet base, checked for any rocking or softness in the floor around it, since a failing wax ring leaks where nobody sees it, and washing machine supply hoses, which age quietly and fail all at once. We also teach tenants what to watch for between visits, a toilet that refills on its own or a water bill that creeps up, and we thank them when they report early. The cheapest leak is the one a tenant flags the week it starts.

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  • Leo SteinBusiness Member
    OP
    Property Manager · Orange County, CA · Member since 2025 · 137 posts · 36 votes
    9h

    Great additions, Daniel. Running the water during the walk is a smart way to catch drips that only show under pressure, and the toilet base and washer hose points are good ones to add. Teaching tenants to flag a toilet that refills on its own or a creeping water bill is a nice touch too. Do you have a rough schedule for swapping washer hoses, or do you go by age and condition?

    [email protected]949-391-1019
    Real Property Management Optimal 514 Reviews
    WebsiteView Page
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