Home Inspection for rental?

Question

I have a long term tenant and I have a feeling they are not keeping the home in the best conditions.  Last time I was there, there was spegitti sauce on ceiling, the walls were covered in crayons.  I am planning on notifying them I will be doing an inspection at the end of the month.  My question is what if I document the damage is more than the 1600 deposit what recourse do I have?  There lease ends in October.   Also, if there is a property management check list I would appreciate it!  Thanks BP fam!

Kevin Sobilo · Answer

@Daniella Spears, first off you didn't state whether you intend to keep this tenant or not. That is something I would think about. A tenant who pays and stays but who isn't perfect is not necessarily a bad tenant to have.

So, the issue you have is that they aren't keep the property as well as you would want. However, if they stand up to their responsibilities in this regard then they ARE a good tenant and I would keep them!

So, yes inspect the place. Most leases allow for a landlord to enter the property with notice (often 24 hours). Document all the damages with pictures. I would also discuss these things with the tenant while you are there.

Then make a plan to have these items fixed and bill the tenant back for it. Your lease should state that bills, fees, etc are payable before rent or AS rent. So, that if they don't pay it is unpaid "rent" and you evict for nonpayment of rent.

Also, if you are concerned that some things may reoccur, discuss with the tenant. For example minor wall damage like crayon. Instead of fixing it now, have the tenant pay you for the damage and repair when they lease. This way if more damage occurs to the same wall, it won't cost any more to repair and you will have already collected the money for it and its easier to repair when the unit is vacant upon turnover!

So, my advice is that if this is the only issue with this tenant to take it upon yourself to manage the situation itself because there are FAR FAR worse tenant situations out there and also turnover/vacancy is costly. So, jumping to that should not be the first choice when things aren't ideal because things are OFTEN not ideal.

Michael Smythe · Answer

Document everything with pics, preferably a video with them in it! They can't deny a video they are in.

Check your lease and local statutes to see if you can start eviction proceedings for excessive damages.

Highly recommend you hire an experienced eviction attorney (not a jack-of-all trades one).

David M. · Answer

@Daniella Spears

Definitely have a talk with them and set some expectations.  For example, I had one tenant who believed I had to repaint the place between tenant.  So, some crayons and what not is no big deal since I would have to paint over it anyway.  I had another who just figured they would wipe up the crayon (it was these new cleanable crayon stuff)  before they left one day.  In fact, they were periodically cleaning the walls so that the kids could keep drawing on their bedroom walls.

It may work out.  Good luck.

Theresa Harris · Answer

As others said, do an inspection and if there are problems with things (eg pasta sauce on the ceiling), tell them you will be back in a week to make sure any problems are dealt with and document the problems.  Did you say anything about the crayon or ceiling when you were there before?

Eliott Elias · Answer

You will not be able to inspect the property if it is not in your lease. If the repairs constitute a dollar amount higher than the deposit, you are going to have to pay for it yourself, show receipts and proof of work, and go after them for that money.

Andre Taylor · Answer

The investors above laid out some great info. At this point you can bill them in hopes they will pay for the damage thats over their security deposit but one thing I do in my rental is quarterly inspections. That helps me see how the tenants are keeping things up to part and keeps them on edge to know I am a involved landlord.

Home Inspection for rental?

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