How frequently do you visit your rental property?

Question

I have a rental property in the Natamos area. So far I am visiting yearly once. I am wondering how frequently the landlord can visit the property and he can and can't do it while visiting? Do I need tenant permission to visit the property? Any suggestions? Thanks in advance

Michael Williams · Answer

Most books recommend you visit twice a year for a general inspection of the property. I visit every 3-4 months to change air filters. Yes you should give your tenants at least 24 hour notice before you go into their space, also check your state laws too. But I'll drive by the property at least once a week to make sure the landscaping is nice and there are not discrepancies.

Nathan Gesner · Answer

The law typically requires you to give notice; it does not require you to get permission. My state says, "reasonable notice" but some states give a specific amount of time like 24 or 48 hours. Read your law to find out.

What can you do during an inspection? You should have access to the entire property. You should have the right to document the visit with pictures or video for your personal records (respect privacy). If your tenant has animals, it's best practice to ask that they be removed during the visit, kenneled, etc.

I try to inspect twice a year during their first year of the lease. After that first year I'll reduce the inspections to once a year as long as they are good with payments, drive-by inspections look good, etc. If there are problems, a tenant is added/removed, or other major changes, then I'll increase the number of inspections again until I'm certain things are stable.

Ramki D. · Answer

@Michael Williams should I mention in the lease about twice a year inspections?

Terrell Garren · Answer

Whenever there is a maintenance or payment issue. I think my personal record is over 5 years for a very good tenant.

Ramki D. · Answer

@Alecia Loveless thanks for the info.

Bud Gaffney · Answer

Ah, great question...NEVER! JK....sometimes. depends on tenants and property.

Ramki D. · Answer

"

Exemption from Inspections Online ApplicationSome rental units may be exempt from this program's inspections, as determined by and to the satisfaction of the Chief of Code Enforcement. If you believe your property or units within said property are exempt from this program or its inspections, please complete the Application for Exemption form. Exempt categories include: properties that are not defined as a "rental dwelling unit" per section 16.20.100 of the Sacramento County Code; newly built properties during the first five years after receiving a final completion sign off on a building permit for initial construction from the County of Sacramento; public housing owned, operated, or inspected by Sacramento Housing and Redevelopment Agency; and rental units subject to the Federal Housing Choice Voucher Program.

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Alecia Loveless · Answer

@Ramki D. I live somewhat locally to my buildings. I make sure to do a drive by at least every 2-3 weeks and if there is an option such as a laundry room or common area I go in and look around.

If I haven’t been in or my maintenance man hasn’t been in all the units in a building in over the course of the year I schedule a smoke detector/carbon monoxide detector check and have my maintenance man go in to test the units and scope things out. He’s been in property maintenance/management for 20+ years so he knows what to look for.

Since I’m fairly new to investing I’m still making improvements to a lot of the units so we’ve been in most of them several times since I’ve bought them.  At least for now the tenants have been super cooperative with me with everything I’ve asked of them or wanted to improve so I feel certain if I ever just asked to do an inspection it wouldn’t be a problem.

Brian Fitzgerald · Answer

Hello Ramki,

In Sacramento County you are required to have your rental property registered with the RHIP program. The program guideline is that a minimum of an annual interior and exterior inspection is to be completed. There is also an inspection form that is to be completed and submitted on this anniversary each year. What is your interest in inspecting the property as the tenants have the right of quiet enjoyment and use of the rented space? Are you concerned about the tenants or the upkeep of the property?

How frequently do you visit your rental property?

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