How often do you inspect your rented property?

WI · Member since 2018 · 123 posts · 69 votes

I have a SFR in a B class neighborhood, my first property. Wondering how often you check-on/walk through/inspect your properties after they are rented? My tenants have been in there about 3 months. I have noticed some scratches/gouges when I have been in the property, briefly to drop off forms, etc.

If you see cosmetic damage do you address it right away? How do you go about getting it repaired and paid for?

What is the best way to check on the systems, like plumbing etc?

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Andrew Ashby

Investor · Orlando, FL · Member since 2016 · 355 posts · 380 votes

One low-key method I like to use is to schedule a visit to change the batteries in the smoke detectors. This gives you a legitimate excuse to tour every room in the property during the lease without being too intrusive. Just order the Amazon Basics batteries in bulk. As for damages, I wouldn't worry too much about drywall, paint, or carpet. To calm your fears a bit, I'd say you can ask for some additional deposit funds as a condition of renewing their lease if you're concerned that their damages will eventually overrun the security deposit. The bottom line is that nobody likes to feel that they're living under a microscope. You want them to stay put and decrease your long term holding costs with regard to vacancy and turnover expenses.

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Theresa HarrisPro Member
Member since 2019 · 15k+ posts · 11k+ votes
6y
@Patrick M. Check your insurance policy as well, mine says every 6 months. If you think they are being hard on the property, do an inspection now. My guess is most people inspect once a year or just prior to lease renewal.
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Nicole Heasley Beitenman
Investor · Youngstown, OH · Member since 2017 · 2k+ posts · 2k+ votes
6y
No less than twice a year. But enough little things come up here and there that we end up at our properties every 3-4 months anyways.
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Tim Herman
Member since 2018 · 2k+ posts · 1k+ votes
6y
@Patrick M. I don't know if you have the mindset to be a property manager. Cosmetic issues can be normal wear and tear. Holes in the walls would be a different story. Did you document everything when you did a walk through with the tenant. When the tenant moves out you have a certain amount of time to address their security deposit. If their is damages , not wear and tear you deduct it from the deposit. Are you a qualified plumber or hvac. If you are worried hire someone to inspect the property. Me the tenant will call and tell me the plumbing or the ac is not working. I inspect my property once a year. I'm 3 hours away.

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Bob Prisco
Specialist · Cleveland, OH · Member since 2018 · 1k+ posts · 666 votes
6y
@monthly , however if there are plumbing issues the tenant would tell you .
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Patrick M.
OP
WI · Member since 2018 · 123 posts · 69 votes
6y
@Tim Herman a counter top was gouged from their move in. Its documented with photos and receipts that the counters tops are brand new. That would NOT be normal wear and tear. However am I going to halt everything right then and there and replace the counter top and drop them a bill?
I don't think you need to be a qualified plumber to see if a sink is leaking by looking under a cabinet. I did have and HVAC pro out to clean and inspect the systems in the fall.
Since you inspect your property once a year I'm assuming that if there are 3 holes in the wall, a broken door, and gouged floors you just address it all at that time?
I'm trying to assess things quicker than that to keep my place in good shape and train the tenants, rather than get a surprise in 12 months.
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Patrick M.
OP
WI · Member since 2018 · 123 posts · 69 votes
6y
@Nicole Heasley Beitenman how do you take care of/address items that aren't normal wear and tear that come up during your visits? More cosmetically related.
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Nathan GesnerBusiness Member
Moderator
Real Estate Broker · Cody, WY · Member since 2010 · 28k+ posts · 41k+ votes
6y
Everyone is different. I usually inspect twice a year. I'll do it more often for tenants with payment problems, lease violations, failure to maintain landscaping, or other red-flag behavior.
When you see a problem, address it immediately. If you see a scratch in the counter top, give the tenant written notice of the damage and a deadline for repairing it (15 days should be sufficient). Inspect to verify compliance and move on. If they fail, terminate their lease and get rid of them.
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Tim Herman
Member since 2018 · 2k+ posts · 1k+ votes
6y
@Patrick M. you better study your landlord tenant laws. You cannot go in and replace the counter top. You have to give notice to cure. You may end up evicting the tenant if they don't perform plus taking them to court to evict. Good luck.
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Patrick M.
OP
WI · Member since 2018 · 123 posts · 69 votes
6y
@Tim Herman this is exactly my point. My tenant has been paying on time and no other problems to note besides the counter top. (It doesn't affect the usability however, it will need to be replaced when they move out)

To me it's something that I will address when their lease is up, however it seems like I should make them aware that I know about it and tell them to be more careful.

It is also something that I don't want them "fixing or repairing" themselves so a notice to cure doesn't solve any problems and I'm not interested in evicting a tenant over a minor accident.
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Account Closed
Member since 2019 · 1k+ posts · 1k+ votes
6y
@Patrick M.
Quarterly for B class (but keep in mind I’m 99% animal friendly). Document, then send a note requiring remedy within ~30 days for RE-inspection. Include an option for 2 trusted handymen / trades (if required) you normally use and be clear who is covering the bill. Do not let it go until move out and just keep deposit $. Why? Because if you walk through and see legitimate damage that does not get addressed, they will assume it isn’t damage because it didn’t get addressed and you didn’t bring it up. They’ll also just keep adding to the list. If they don’t / wont book it for repair (or do a crap job themselves) have it done (correctly) and bill them with net 30 terms. If it goes longer than 30, they’re in breach.
To be clear, this is for damage, NOT normal wear and tear.
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Mark S.
Real Estate Investor · Saint Paul, MN · Member since 2017 · 543 posts · 474 votes
6y
@Patrick M. I take that approach as well. I take a general look around when I am at one of my properties taking care of something FM that needs attention. If I notice something egregious I will point it out. Normal wear and tear, or even something a bit more substantial, such as a small dent in the dishwasher, I ignore until the move out inspection. If there is one sent now, might be two when they leave and the fix is still the same.
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Patrick M.
OP
WI · Member since 2018 · 123 posts · 69 votes
6y
@Mark S. thanks. I want to be proactive and encourage them to take care of the property. Accidents happen that are cosmetic, like your dishwasher, for example so they do need to know they’ll be liable when the time comes.
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John MorganPro Member
Rental Property Investor · Grand Prairie, TX · Member since 2018 · 2k+ posts · 2k+ votes
6y
@Patrick M.
I rarely ever go inside some of my properties. I haven’t been in some for a few years. I only go in if they have a maintenance problem that I want to look at and see if I can fix myself. If I notice some damage, I don’t sweat it and usually don’t say anything. That’s what their deposit is for. I’ll take it out of that if they fail to repair their damage when they move out.
1 Reply
Jermell Shavers
Member since 2019 · 295 posts · 159 votes
6y
@Patrick M. I have my PM inspect the property every 6 months and I come do my inspection every year or two when I come into town
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Andrew Ashby
Investor · Orlando, FL · Member since 2016 · 355 posts · 380 votes
6y
One low-key method I like to use is to schedule a visit to change the batteries in the smoke detectors. This gives you a legitimate excuse to tour every room in the property during the lease without being too intrusive. Just order the Amazon Basics batteries in bulk. As for damages, I wouldn't worry too much about drywall, paint, or carpet. To calm your fears a bit, I'd say you can ask for some additional deposit funds as a condition of renewing their lease if you're concerned that their damages will eventually overrun the security deposit. The bottom line is that nobody likes to feel that they're living under a microscope. You want them to stay put and decrease your long term holding costs with regard to vacancy and turnover expenses.
6 Reply
Paul Schu
Rental Property Investor · NC, IL · Member since 2018 · 86 posts · 47 votes
6y
I like the @Andrew Ashby plan of replacing smoke detector batteries and fire extinguisher inspections. I also have my PM replace the furnace filters.
I would say you could inspect the property as often as you feel the need to or as often as you have time to do so. Most rental contracts stipulate inspection frequency so as long as you provide the required notice you should be able to when you feel necessary.
I also agree with the people above where you should tell the people about damages right away and do not let them try any home remedies as the work will probably be sub-standard. If they want to pay for a professional that would be OK but you have to ensure the standard of your property is maintained.
Good luck.
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Cassandra Sifford
Rental Property Investor · New Castle, DE · Member since 2016 · 376 posts · 158 votes
6y
@Andrew Ashby I like that low key snoop lol I'll try it when my property comes up to a year. I've been coming in every three months to replace the air filter, but that only allows me to see what's going on downstairs.
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Nicole Heasley Beitenman
Investor · Youngstown, OH · Member since 2017 · 2k+ posts · 2k+ votes
6y
Originally posted by @Patrick M.:
@Nicole Heasley Beitenman how do you take care of/address items that aren't normal wear and tear that come up during your visits? More cosmetically related.

It hasn't happened yet, fortunately. I have a PM, so I will leave it to them to handle when the time comes.
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Patrick M.
OP
WI · Member since 2018 · 123 posts · 69 votes
4y
Coming back to my thread. After nearly 3 years of the same tenants I must say I will need to inspect the property likely quarterly going forward with the new tenants. When I was in the property about once every 9 months things looked to be pretty good. It looks like within the last 2-3 months things started to take a turn. They are in the process of curing and will be revisiting on Friday as well as next Monday.

Good lessons learned that despite being SF B class, more frequent check ins will be appropriate with the next tenants. As well as strict documentation and notices.

As far as cure, going forward I believe I will send in a professional to fix and then I will have to bill the tenant. Or do you require tenant show proof of professional fix?
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