What maintenance items (upkeep) to do on a rental?

Question

Hi guys!

What kind of maintenance work do you do on your rentals?

For example, do you make your property managers to clean gutters every year, service AC/furnace, service fireplace if there is one? What else? and how often?

I would not want to be a slumlord and would like the property to last so would greatly appreciate your advice...

Mary Jay · Answer

thank you so much!

Ryan Swan · Answer

@Mary Jay Lots of great info posted by others thus far. Here's a few more things I do

1) I purchase air filters and deliver them to my rentals. Technically these should be paid for by the tenants, but I find it rarely gets done when I put that responsibility on them. $20 for a box of 12 air filters is a small expense compared to an AC unit that dies prematurely because the filters were never changed.

2) Change ALL shut off valves to quarter turn ball valves. Under kitchen sink, under bathroom vanities, and behind the toilets. The old gate valves are prone to leaking/failure, and when you need them to work the handles are often stuck or break off.

Nathan Gesner · Answer

@Mary Jay I do not follow the Buildium checklist. I'm a Property Manager with 300+ units and have my own systems.

The tenant should be responsible for most of those items. Changing a filter, testing smoke detectors, examining caulking, etc. I know some Landlords/Managers will do things like this on a quarterly basis in conjunction with a property inspection. I think that's a fantastic idea if you can handle the workload.

Exterminate monthly? Maybe in lower-class properties in the south but certainly not in my area. The critters we get are usually scared off by the cold and minimal during the warm months. It's nothing that can't be handled by the tenant and a fly swatter.

I recommend using a generic list like the one I shared and customizing it to suit your schedule and local needs.

Mary Jay · Answer

Do you guys have a set of things you do on your properties?

Ive googled the lists and it seems that the general idea is:

Here are seven property maintenance tasks that should become routine.

• Exterminate Monthly. ...
• Check for Water Damage and Leaks. ...
• Examine Shower Caulking and Grout Between Tiles. ...
• Test All Smoke and Carbon Monoxide Detectors Regularly. ...
• Change the Filters in Your Forced Air Systems. ...
• Flush Your Water Heater. ...
• Clean the Gutters.

https://www.thebalancesmb.com/landlord-property-ma...

Not sure if I am allowed to post links here..

But who exterminates monthly? When I was a college student and lived in an apartment (huge apartment complex), they exterminated twice a year, nobody came to change filters, no annual inspection...

What do you guys do? How often?

Mary Jay · Answer

Thank you!

Do you follow Buildium check list? Or you prefer another one?

Mary Jay · Answer

Thank you!

Do you follow Buildium check list? Or you prefer another one?

Mary Jay · Answer

Thank, sir!So you have your property managers go into the property every 30 days for changing furnace filter/inspection?

Nathan Gesner · Answer

Do a Google search of "Landlord annual maintenance" or "Landlord fall maintenance" or "Landlord spring maintenance" and you'll find plenty of examples.

Here's one from Buildium.

Kenneth Garrett · Answer

@Mary Jay

First off some of it depends.  If I conducted a thorough rehab my maintenance items should be very small.  Change filter on furnace every 30 days, 90 days depending on the type of filter you use.  This gives you the ability to monitor the property and it’s condition.

Clean gutters every fall after leaves have fallen.  Check for peeling paint on exterior and caulk at windows, doors, etc.  Small water damage can be severe.  Missing shingles on roof. Small plumbing leaks under sinks.

So many variables.  I think monitoring the building by changing air filters frequently helps.  Meet with your property manager and ask them what they do.

Good Luck.

Cory O'Dell · Answer

Following!