How Often Do You Walk Through Your Rentals?

General Landlording & Rental Properties
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How Often Do You Walk Through Your Rentals?

Mindy JensenPro Member
BiggerPockets Money Podcast Host · Longmont, CO · Member since 2014 · 7k+ posts · 10k+ votes

Twice this morning I have read posts where people have asked this question.

How often do you go through your rentals? I have a friend who rents to college kids, and he "offers" to change the furnace filter every month for them. This allows him in the property and he can see firsthand what's going on.

He also mows the lawn every Saturday, which gives him more time with the property. 

Yes, this isn't scalable, and that's not what this question is about.

How often do you or your property management company inspect your properties? Do you write it into the lease that you will inspect this frequently? Do you schedule these inspections far in advance? Inquiring minds want to know!

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Nathan GesnerBusiness Member
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Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
8y

I'm managing over 300 units. My lease states we will inspect every unit once a year with a minimum of 24 hours notice and the reason why we are inspecting. If the tenant is problematic (late rent, noise complaints, not keeping up on the yard) then I'll inspect more often. 

I sometimes have high-risk tenants that warrant more frequent inspections. 

There are also special situations like when a tenant wants to add a pet. I'll inspect before they add the pet to ensure they keep a good home and talk to them about some of the issues common to new pet owners. Then I'll inspect a couple more times after the pet is added to verify it's going well.

In general, I believe in a Tenant's right to quiet enjoyment and keep inspections to a minimum. It's pretty rare that I'm caught by surprise during a move-out inspection.

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  • Account Closed
    Property Manager · Grand Rapids, MI · Member since 2018 · 97 posts · 80 votes
    8y

    For me, it depends on the kind of rentals you have. I currently manage class B rentals that have been renovated within the last 5 years, and most of my tenants are heavily screened young professionals. That said, I walk through the rentals at least every six months, giving my tenants at least a 48 hour notice of the walk through. Most of my properties are also duplexes, so if someone isn't taking good care of their unit, I will get notified by their neighbors! As far as the lease goes, I have a standard clause covering landlord access with reasonable notice (24 hours) in cases of maintenance and inspections. 

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  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    8y

    I'm managing over 300 units. My lease states we will inspect every unit once a year with a minimum of 24 hours notice and the reason why we are inspecting. If the tenant is problematic (late rent, noise complaints, not keeping up on the yard) then I'll inspect more often. 

    I sometimes have high-risk tenants that warrant more frequent inspections. 

    There are also special situations like when a tenant wants to add a pet. I'll inspect before they add the pet to ensure they keep a good home and talk to them about some of the issues common to new pet owners. Then I'll inspect a couple more times after the pet is added to verify it's going well.

    In general, I believe in a Tenant's right to quiet enjoyment and keep inspections to a minimum. It's pretty rare that I'm caught by surprise during a move-out inspection.

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  • Jason Ray Richardson
    Rental Property Investor · Brookhaven, MS · Member since 2017 · 186 posts · 108 votes
    8y

    I'm still relatively new to the whole real estate deal. All of my properties, except for 1, are managed by me. I use holidays as a way to get in routinely without seeming nosy. So at Thanksgiving, as an example, I take a turkey certificate that they can use to get a ham or turkey (costs me like 15). They will invite me inside or will said can I see what you've done with the place? Everyone likes to brag. On the other rental property by agreement with the management company is twice a year to do an inspection.

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  • JD MartinBusiness Member
    Moderator
    Rock Star Extraordinaire · Northeast, TN · Member since 2015 · 10k+ posts · 16k+ votes
    8y

    I like to say annually but in reality it's more or less. Any time one of us is by the house for a maintenance or service request we do a 'look-see' general inspection, which is usually: floors, under sinks, furnace filter, and general upkeep. If anything concerning or serious is noted it is usually brought to the tenant's attention right then. On the flip side, we screen tenants hard enough that we have rarely had anything more than a dirty tenant, and even that can be subjective. Drive-bys are done on a fairly regular basis, every few months at least. 

    Most things go together. Filthy tenants don't keep pristine lawns. Conscientious tenants with baskets of flowers and nicely arranged porch furniture don't live in squalor. That has been our experience, so the great tenants that keep things clean and tidy virtually never hear from us. 

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  • Patrick M.
    Rental Property Investor · Red Bank, NJ · Member since 2017 · 1k+ posts · 1k+ votes
    8y

    I perform most maintenance myself. I mow the lawn and my buildings are catty corner/ connected to one another. Clean common area and collect my washing machine quarters.

    6 months I change the batteries in the smoke detectors/CO, fire extinguisher inspection/charging

    6 months I do a plumbing inspection

    6 months I do a thermostat battery change

    November I do a radiator bleed.

    None are done at the same time and I do a complete walk through when doing.

    My buildings are across from town hall and the police station. I stop in regularly to speak with the administrator. The town is a very trendy small town and we eat dinner regularly at the restaurants and I take the kids to the small cinema we are friendly with the next door businesses/neighbors.

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  • Ray Schumacher
    Contractor · Woodcliff Lk, NJ · Member since 2017 · 108 posts · 26 votes
    8y

    Patrick

    It's nice to see you have the time to do all of this work.

    I work for an investor that has property / Office buildings from Englewood North Jersey to south Jersey West Long Branch. I scheduled all the appointments and do all the walk through's. I meet all of the sub contractors and if needed we will do all the carpentry or maintenance if needed.

    Ray

    0Reply
  • Patrick M.
    Rental Property Investor · Red Bank, NJ · Member since 2017 · 1k+ posts · 1k+ votes
    8y

    @Ray Schumacher mine is a very "outside the norm" case. A lot of my "check-ins" can be a result of us parking behind the buildings and short cut walk throughs of the common areas to the main drag for the movies or dinner. 

    0Reply
  • Thomas S.
    Member since 2016 · 13k+ posts · 12k+ votes
    8y

    I do a thorough inspection every 3 months. Checking mostly for tenant damage and water leaks. Changing batteries, furnace filters etc. 

    I give formal 24 hr notice.

    0Reply
  • James MasottiPro Member
    Rental Property Investor · Washington Township, NJ · Member since 2015 · 1k+ posts · 976 votes
    8y

    On some properties not nearly often as I should. 

    On other properties far more often than I would like. 

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  • Steve Boianelli
    Medford, NJ · Member since 2017 · 96 posts · 34 votes
    8y

    Quarterly inspections are a must! I notify my tenants with a letter. Then I call txt 48 hrs in advance. This is actually a new process for me. Recently after a tenant turn over at one of my single family houses I spent hours there fixing up a lot more than I should have. Had I been more vigilant checking in on the place I would have noticed the broken window and leaking bath tub. This lead me to beginning quarterly checks. Any issues I have to correct I send my maintenance guy. Any lease violations get put in writing and mailed to the tenant. This helps me stay on top of my properties since I can’t check on them regularly. Plus since the tenants know I’ll show up every 3 months hopefully they’ll do a major cleanup in order to avoid any lease violations.

    1Reply
  • Account Closed
    Investor · Denver, CO · Member since 2016 · 736 posts · 582 votes
    8y

    For the two in Indiana, my property manager has a crew that does maintenance - and they are the eyes and boots on the ground for the property.  It's worked out really well.

    Here in Colorado, my experience is different.  Tenant reported a leak in the roof WEEKS after it should have been reported - this happened twice and resulted in extensive PLASTER (not drywall) repair.  I've also received three notices over the past year and a half about weeds being over a foot and half long from the city (which could result as a lien against the house).  Imagine a stench of cat urine throughout the house, dried cat feces in a front room closet and on the back porch, unwashed roasting pans left in the warming drawer of the stove, etc.  My property manager's office is less than a mile and a half away.

    That tenant moved out on May 5...and that house is under contract for sale after extensive cleaning (I could take the proceeds and buy two or three more in Indiana with my awesome property manager taking over).  Here's a few images of what was left upon move out (could be worse)...

    Yes, those are holes the size of a quarter in the wall - it cost him (his deposit) $246 to have repaired - apparently the result of a flat screen TV, speakers on the ceiling mounted along the opposite wall, and speakers mounted on the opposite wall...in a 625 sq ft house.

    0Reply
  • Jeff Feldman
    Member since 2018 · 7 posts · 12 votes
    8y

    I would do every 90 days change airfilters batteries/ bulbs make it look like you're just taking care of the property when really youre watching for problem tenants.  

    1Reply
  • Sylvia B.
    Rental Property Investor · Douglas County, MO · Member since 2014 · 1k+ posts · 1k+ votes
    8y

    So those of you who do regular inspections -- @Account Closed [and others]

    Do you request that the tenant be present, and try to work with their schedule, or simply set a time that is convenient for you, whether the tenant can be there or not?

    We have tried to set a time that we think the tenant can be there, but tell them they don't have to be. Most of them use the opportunity to tell us about little maintenance issues that they don't think are important enough to "bother" us with, but since we're there checking . . . 

    0Reply
  • Nathan GesnerBusiness Member
    Moderator
    Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
    8y

    I ask them to be present and try to accommodate their schedule but it's not necessary.

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  • Steve Boianelli
    Medford, NJ · Member since 2017 · 96 posts · 34 votes
    8y

    I invite them to be there but if they can’t because of a schedule conflict I still go. They receive letters regarding the walk through inspection at least three weeks in advance. I send these letters with their rent invoices. 

    0Reply
  • Patrick M.
    Rental Property Investor · Red Bank, NJ · Member since 2017 · 1k+ posts · 1k+ votes
    8y

    Some of my inherited tenants want to be present. My tenants tell me to help myself.

    0Reply
  • Account Closed
    Property Manager · Grand Rapids, MI · Member since 2018 · 97 posts · 80 votes
    8y

    @Sylvia B. I let them know that they are welcome to be there, but not required to be. If they are not, I have them contain their pets during the time of the walk through.

    0Reply
  • Todd English
    Investor · Ramsey, MN · Member since 2016 · 30 posts · 2 votes
    8y

    I'd say every 3-6 months.  Our property manager has it written into the lease for quarterly with 24 hours notice.  I've tagged along with the property manager on occasion, it helps me get comfort things are going alright.  

    We found 3 more people moved in to the property without notifying the property manager that way.  It was a good opportunity to raise the rent :)

    0Reply
  • Aly Vizcarra
    Specialist · San Diego, CA · Member since 2018 · 88 posts · 54 votes
    8y

    Quarterly visits at minimum. Built into the contract so you manage their expectations. Don't feel as if you're invading their privacy. You run a business and must treat it as such.  The tenants will respect your professionalism if you stick to the schedule. 

    Best of luck. 

    2Reply
  • Autumn RankinPro Member
    Rental Property Investor · Bandera, TX · Member since 2017 · 148 posts · 56 votes
    8y
    @nathan g - fantastic approach Mindy Jensen great strategy for the college rentals
    0Reply
  • Nae Bell
    Member since 2018 · 11 posts · 2 votes
    8y

    For your units do you guys include utilities in the rent? If so, what do you include?

    0Reply
  • Laurence Smucker
    Specialist · Arlington, VA · Member since 2018 · 29 posts · 6 votes
    8y

    When I had more active rental properties, I used to try and visit once every 3 months. Enough time to keep track of any wear and tear or changes, and not too frequently as to bother the tenant unnecessarily. Now, I appoint my assistant to do outreach, and pop by once a month to pick up any rents that are still pending. He is very low impact, and doesn't antagonize the tenants. 

    0Reply
  • Account Closed
    Investor · Saskatchewan , Saskatchewan · Member since 2017 · 311 posts · 233 votes
    8y
    Me personally? Maybe 3x per year max. Once for sure, probably twice. Drive by probably 5x or maybe more. A representative of me? Quarterly at minimum. 3x in first 3 months if they have an animal.
    0Reply
  • Rod Zahavi
    Member since 2018 · 19 posts · 6 votes
    8y

    Our property manager inspects our units every 6 months, and we provide the reports to our clients. Inspections include photos of each room and exterior elevations. Our properties are located in Texas where irrigating the lawn is important to protecting the foundation, so inspections include checking that the automatic irrigation systems have not been tampered with. The 6 month inspections are written into the lease, but we also allow for inspection with 24 hours notice.

    2Reply
  • Robert CaturanoPro Member
    Paducah, KY · Member since 2015 · 18 posts · 3 votes
    7y
    @Ed E. Does your prop manager charge for these inspections, and, If so, how much? I’m a newbie. Property Manager wants to charge me $50 per unit quarterly. (I have 8 doors. - two neighboring fourplexes.)
    0Reply
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