How often should you communicate with your tenants?

Question

Hello BP community,

I am a newer investor. I only own 1 townhome and have my first tenants living there for about 3.5 months. They moved in June 1, 2015. They called me for a repair around middle of June. I went out to the property and repaired the issue they were having.

They have paid on time every month but I have not had any communication with them for the past 2.5 months.

My question is, should I check up on them and see how they are doing?

Should I ask them if they need anything?

In my newbie investor mind I consider it a good thing that they pay on time and that I don't hear from them, but I want to know if I'm not being a good landlord by not communicating with them.

Over a 12 month lease, should you be checking in every month with them? Every 2 months? never?

Any advice is greatly appreciated!

Linda Weygant · Answer

I touch base at a minimum of every 3 months because I change out the furnace filters (I don't trust that they'll do it).  I let them know a week ahead of the date and approximate time I'll be there and ask if there are any other small repairs that need attention.  I have one tenant that likes to be home when I'm there, so we work around her schedule for that as necessary.  Other than that, tenants just say "fine" and I'm in and out in 5 minutes.  I do not invade their privacy by going anywhere else in the house other than the utility room, but I do make note of anything that needs attention between the front door and the utility room and I'll ask again if anything else needs to be looked at.

Tenants seem amazed that I've done things like fix a loose baseboard, tighten the screws on a wall switch faceplate that was coming loose, removed and cleaned off an air return that was clogging with dust and pet hair and basically just take care of little things.  They seem to appreciate it and, as far as I can tell, don't consider it intrusive.

Brian Fouts · Answer

I had one rental out of state with awesome property manager in place.  Never once received a call or communication in the 12 months I owned it.

Local one, we only hear from them if there is an issue.  Otherwise, drive by twice a year, if a mess outside, will schedule a visit.  I don't want to communication with them.  Once a year inspection is standard for me depending on property.

Teresa F. · Answer

Hi Luka,  my process is similar to Justin.  When a new tenant moves in I expect to hear from them a lot during the first month or two.  Generally small fixes or questions re utilities, neighborhood, etc.  Since you are starting out I want to point out that in most places you just can't "show up" and check on your tenants.  In my lease I need to provide 24 hours notice unless it is an emergency.  Many areas have laws requiring some sort of notice be provided before you enter a property.  Best, Teresa

Chris Field · Answer

I don't see my tenants to much. I do go in the unit twice a year in April and October to change the furnace and refrigerator filters. This gives me a chance to eyeball any potential issues.

Here is a rental appliance tip, don't buy refrigerators with water filters. I won't make that mistake again!

Brian G. · Answer

I follow up within a month of a tenant moving in to make sure they have settled in OK.  In addition as part of the 1 year lease I require at least 2 inspections of the entire property per year by my pm.  This is not to check if the tenant has washed the dishes but to keep an eye on the general condition of the property.  If the tenant is destructive, engaging in illegal activity (read growing pot) or has broken the lease by bringing a dog when it is disallowed this is a great deterrent.  Also regular inspections will enable you to spot any maintenance issues.

Justin R. · Answer

Pretty basic.  Usually email, but sometimes a call.  Just "Wanted to make sure you settled in and everything's fine.  Any issues or problems?  Reminder rent is due on 1st, you'll get an email to pay online on the 23rd, now you've got my phone number - be sure to call me if anything isn't working right.  How's your kid adjusting to the new school?   Have you tried the restaurant I recommended?"  Done.

Robert M. · Answer

I try to communicate several times a year. However, recognize that if you ask " do you need anything?" They will think of something.

Jeff B. · Answer

I'm with Linda it is a minimum of every 3 month's, in Florida you have to place pan tablets/change filters in the A\C to keep the slime build up out of the drain line.  In addition I checked for any visible plumbing leaks, water heater, overall condition of property when I visit.

I don't like finding surprises when they move out.  Additionally in the past if anything happened it was on Friday afternoon when you can't get a repair person until Monday or pay an exorbitant fee for weekend service.

Luka Milicevic · Answer

Great tips, Justin R! I will be sure to do something similar

How often should you communicate with your tenants?

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