What's on your pre-turnover checklist that has nothing to do with cleaning?

Question

Tenant just gave notice on one of my units and I'm realizing my turnover checklist is basically all cosmetic: paint touch ups, deep clean, check the appliances work. Nothing on it actually looks at how old anything is. feels like the gap between tenants is the one time you can actually get eyes on a system without disrupting someone's life, but I ve never used it that way.

For those of you who've been doing this longer, is there anything you check during turnover specifically because it's easier to do with the unit empty? Curious what I'm missing.

Richard F. · Answer

Simple. You check everything. Preventative maintenance and repairs are always less costly than remediation. That increased cost comes from your phone/messaging time, extra trip charges, and potential significant inconvenience that could require compensation to the tenant. Not to mention the general aggravation.

Every room, every outlet, switch, and fixture. Doors and windows. Walls, floor, ceiling. Inside of every cabinet and sink base. Using a flashlight. Operate every appliance and plumbing fixture, listening to see if they "sound" normal and function properly.

Every time you are in a unit, you should be observing. Looking for signs of water intrusion, pests, and, when occupied, poor housekeeping. You never don't look for these issues.

Exteriors, including roof, should be visually inspected at least annually as well, and again, you should be observing anytime you approach the property.

Jim Johnson · Answer

We generally divide turnover into three phases:

Make-ready – paint, flooring, cleaning, appliances.

Preventive maintenance – HVAC, plumbing, electrical, safety devices, caulking, shut-off valves, drains.

Capital planning – document the condition of the roof (if applicable), water heater, HVAC, windows, and other major components so we know what's likely coming over the next few years.

That last piece has been especially helpful when planning owner budgets.

Janice Carter · Answer

@Giuseppe Cavucci Besides the cosmetic items, I always inspect the HVAC, plumbing for leaks, water heater, electrical outlets, smoke detectors, caulking, locks and for any signs of roof or moisture issues. It is also the perfect time to rekey the locks and address deferred maintenance before the next tenant moves in.

Mike Kirby · Answer

We replace the AC filter for our tenants every 3 months. Which means we do a quick inspection of the interior every 3 months. Don't wait until turnovers to look for things that need fixing. When you do have a turnover, @Richard F. said it best "Simple. You check everything."

Marcus Auerbach · Answer

Everything, but to be more specific: we keep a list of capex items that near the end of their design life.

That of course includes the items you'd expect like roof, HVAC and water heater. But we also add off items like a large old tree or a deteriorating concrete driveway.

Things like driveways, we sort worst to best and replace a few every year.

What's on your pre-turnover checklist that has nothing to do with cleaning?

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