All Forum Posts by: Daria B.
Daria B. has started 151 posts and replied 1921 times.
Post: The 3 Rental Inspections

- Rental Property Investor
- Gainesville, FL
- Posts 1,962
- Votes 431
Originally posted by @Marcia Maynard:
I don't operate in California, so can't respond to your question directly. However, we've found it beneficial to do periodic inspections during the tenancy (at least once a year, but preferably every 3-6 months), to document the condition over time and to charge for damages and address issues as they occur.
I've seen some standard forms that have a place for tenant signature, but if the tenant choosing not to be present for the final move-out inspection, then the signature would not be required. Just be sure to keep good documentation that demonstrates you've done your part.
Have you ever been in a situation where the entire sec dep was claimed due to damages - all documentation in place like photos (pre-move in, move out) and sign off sheets by tenants, etc.
Did the tenant disputes and what was the outcome?
Thanks
Post: The 3 Rental Inspections

- Rental Property Investor
- Gainesville, FL
- Posts 1,962
- Votes 431
I'm in Florida and it's statues I'm looking over and getting the PM involved to get an answer that you raised - i wanted to know as well.
With your CA statues does it say anything about the tenants being present? For the legal right, that would be an attorney question.
I'm looking for the same thing. I see it as, if they are present then they can't dispute the condition clearly when all are present. I don't self manage but had to take pictures after a move out because the outgoing PM person was ill equipted for the job - he was just overwhelmed. The person that is back to over see these things has always been on top of any issues.
Good luck!
Post: Gainesville FL investors

- Rental Property Investor
- Gainesville, FL
- Posts 1,962
- Votes 431
@Arianne L. there are a few flippers doing some work in this area. I know of one family doing this now that are part of my Note group. It's something that I would like to get into for the experience. There are a few investor-centric realtors in the area as well.
Post: Gainesville FL investors

- Rental Property Investor
- Gainesville, FL
- Posts 1,962
- Votes 431
There are plenty of us here including Ocala FL. What are you looking to do?
Post: Manufactured home ok?

- Rental Property Investor
- Gainesville, FL
- Posts 1,962
- Votes 431
Forgot to mention mine was built 2005. Major systems in tact and working good.
Post: Manufactured home ok?

- Rental Property Investor
- Gainesville, FL
- Posts 1,962
- Votes 431
I don't think it's not unlike (to much) that of a slab (stick built) home. I think differences come into play when it's a mobile home, which require different types of code enforcing and may rent a little less. Also, insurance may differ for mobile in coverage and what is required (learned from my REI workshop). These are what I encounter in my market. The insurance I have isn't any different than SFR slab. I spoke to my agent prior to buying to find out if I would encounter any differences.
I have one as a rental and get very good rent as compared to SFR. I just finished getting it ready to rent again. I bought as an investment.
Hope this helps.
Post: turning rental - should these be included to recoup from tenant?

- Rental Property Investor
- Gainesville, FL
- Posts 1,962
- Votes 431
Originally posted by @Christopher B.:
Lesson learned, make sure all lights have working bulbs when they move-in and charge them a cost for each bulb that no longer works when they move-out. Put this in your contract and cover it during the lease signing. We screen pretty well and cover all these items thoroughly during lease signing and thus have never had any major issues. We also leave the property inspection form with them for a few days after move-in so they can write anything down they may not notice during the initial walk through. Be fair here and make sure you notate anything they point out that is relevant because this is the first time the trust between you and them is tested. Use this opportunity to show that you will listen to them and be fair in your dealings. Not all landlords and especially the mom and pops don't do a good job of managing their properties.
Think of a tenant as a pet, if you train them properly from the beginning both their and your lives will be much better for it. It's all about establishing those expectations on the front-end.
I'm not sure if it's a lesson learned because everything that you mentioned was done. Pictures were taken, twice, and documentation they had to sign off on. These were just nasty people and didn't care. I actually have property management who have a very thorough lease. Their screening - I questioned - I had a different option on some of the decisions made based on their screening as to what was acceptable - we have to be very careful not to go against laws when declining prospects - I've since fired them for other reasons and have another PM. I'll be adding an addemdum for things that were unrelated to light bulbs as coverage. The lightbulbs was just something that I have never encountered in my years of owning rentals. I thought on this to make sure I wasn't thinking, "hummm is that petty or reasonable".
And there is plenty of documentation written and photos with them signing off on - but it still didn't matter because this family broke several things and left the property in the condition that it's not just a matter of lite clean up - other things I won't mention that are excessive.
Post: turning rental - should these be included to recoup from tenant?

- Rental Property Investor
- Gainesville, FL
- Posts 1,962
- Votes 431
Originally posted by @Robert Leonard:
I'm not in FL, so you need to find out what the law says about these matters in FL. Here in Louisiana, I have a tenant move in/move out inspection form that they have 7 days to fill out. It includes each light fixture & blinds in each room, any serial numbered items and working light bulbs.
My lease specifically states they are required to replace bulbs with like bulbs (not the cheapest bulbs you can find at a dollar store). They are usually in sets, like for ceiling fans or bath light fixtures - so having matching bulbs matters. I use LEDs now and they are expensive, so I want them replaced with the same thing. As I see it, they help keep utilities low and make it easier for my tenants to pay their rent.
I would withhold for the cost of replacement of all of these items if my tenant did the same things.
We do the same thing here and I think most states seem to have similar rules from what I have read.
The bulbs were just something I have never encountered and it seemed that for cost of buying almost an entire house worth, there should be something from them (ie security deposit) due to it being handed over "with" bulbs.
I will have some more of these specific items added as an addendum to the lease.
Post: turning rental - should these be included to recoup from tenant?

- Rental Property Investor
- Gainesville, FL
- Posts 1,962
- Votes 431
Originally posted by @Shelly Doris Milburn:
Yes, I would charge for those items. It should be clean and functional upon move out. If your lease and associated forms are not clear about expected condition at move out condition you could make some updates prior to signing with your next resident.
The lease is very clear and after this move out I am adding more after a couple of things that were done.
Post: turning rental - should these be included to recoup from tenant?

- Rental Property Investor
- Gainesville, FL
- Posts 1,962
- Votes 431
Originally posted by @Kim Meredith Hampton:
@Daria B. I would charge them for all the things you mentioned.
Hopefully you have "before" pictures and receipts for everything you did prior to their move in.
Oh yes I have receipts and so many before pictures time dated that there is no way to dispute. They also signed a move in inspection - checklist.