How do you do property maintenance ?

Question

Hi,

I am just finishing my rehab on first investment property (SFR).

House was owned by an old couple so was in a pretty bad shape. Had to do almost everything (roof, lights, kitchen, bathrooms, flooring, doors, windows, landscaping, fence). House is now practically brand new. I want the property to last now that it is completely re-done.

What things do seasoned landlords do to ensure property stays in good condition. What are the key things to keep the property running for years.

Marc Winter · Answer

@Gaurav Mehta,

The only way to keep the property in it's current condition (like new) is to sell it.

If you decide to rent it out, you'll have to screen tenants very carefully, and critically important:  do regular detailed inspections of the exterior and interior of the subject rental.

Fix any issues immediately, and make sure the tenants know they must contact you if there is even a small problem.

All that being said, the unit will never be in better condition than it is now before it is occupied.  Get used to it.  That's part of the business.  Good luck!

Jon Reed · Answer

1. Inspect your properties quarterly.

2. Do the small maintenance fixes quickly when you discover them during your quarterly walk through. A small drip from a sink drain is an easy fix when you catch it quickly... however... it can turn into a whole new vanity or even a new subfloor if left unchecked.

Nik Corbaxhi · Answer

@Gaurav Mehta, congratulations on your purchase and rehab process. I would say carefully screen your tenants and clear, concise expectations in the lease. You cannot avoid the wear and tear with time, but you would like your tenants to be responsible and treat your property with respect.I don't think there is anything else that you can do about it.

Blake Hrabal · Answer

@Gaurav Mehta

What everyone already said is great advice. Having quality tenants is huge.  I'd like to add that as you rehab and replace items on the maintenance list to research durable materials to build and upgrade with and supplies to help make your place last longer like cabinet conditioner and tile sealer, deck/patio refinish etc; also pay the extra dollar for quality.

Dan H. · Answer

The above responses are all great, but items selected in rehab can also add to longevity reducing maintenance and costs associated with maintenance.

Carpets do not last long compared to other flooring options.  If you do decide to go carpet, do not choose a light color.  Good toilets last longer than poor toilets and clog less.  Garbage disposal is nice but is another point of failure.  We include garbage disposals post rehab but realize it can be a failure point.  Similar for dish washers.  We use the hinged door stops because for some reason, in rentals, the types that screw in seem to regularly disappear often resulting in a hole in the wall from the door knob.  At rehab we always replace the water shutoffs with quarter turn.  The quarter turn last a long time.  For plumbing fixtures in walls, Hans Grohe uses thicker metal.  The part that you see is not why they are worth the extra money.  For a faucet, a failure is minor.  For a shower valve, a failure can be a significant event.

Basically if you plan to hold for the long term, then rehab to minimize failures/work.

And as others have indicated, thoroughly screen the tenants.  Nothing will make a bigger difference than the quality of tenant.

Good luck

Anthony Vicino · Answer

It's been hit on multiple times already, but it can't be overstated: Find good tenants.

Beyond that, remember, little things can quickly grow into really big things, so don't defer basic maintenance.

Terrell Garren · Answer

There are two kinds of landlords.  Those that have selected a bad tenant and those that will select a bad tenant. Best thing I've learned in 11 years - M2M rental agreements.  You can deal with misbehaving tenants immediately, and they know it.

Isaac S. · Answer

Another vote here for QUALITY TENANTS!!!

That will eliminate the goofy excessive wear and tear mostly. Then all the above mentioned preventive maintenance is real good.

Also, do not use chemical drain cleaners, use a plumbing rooter service to clear clogged drains, if a plunger doesn't do the job first.

Make sure if you install laminate floors, that the tenant does not flood mop, and that they use laminate/wood safe floor cleaner, sparingly...better yet spend a bit more and get that luxury vinyl planks, havent done that yet myself but heard good things about it.

Use premixed paint, no custom colors...I use Behr self priming swiss coffee, makes it easy to blend in for a quick freshen up paint job between shorter term tenants(less than 24 months) It's about twice as much as the cheapest stuff($116 per 5g), but never peels and always matches. The key is that it's not the cheapest and it's premixed from the factory, so, it is very consistent between batches. You can do a freshen up on the walls and not need to touch the ceilings, or just do the high traffic areas and blend in touch ups and hole patches, etc.

Everybody else beat me to the good sarcastic answers, so...best of luck!

How do you do property maintenance ?

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