Hi,

I haven't been doing inspection on my property and recently got affected by 1 tenant trashing the property. I want to start doing regular inspections. Can you guys please help me with suggestions?

1. how often do you perform inspections? (Monthly/Quarterly/6 months/yearly)?

2. What do you check during inspections?

Any other pointers?

Thanks for your help.

Six months, any more frequently could be excessive and viewed as harassment by a problem tenant

Document with notice of intended inspection / entry.

Ceilings, walls, under plumbing cabinets for leaks, loose toilet bowls,

Appliance overloads in kitchen, washing machine leaks and overflow damage and hose condition, smoke detector function and presence, broken windows, trip hazards,, carpet and floor damage, mold, HVAC filters, dripping faucets and running toilets, burned electrical receptacle cover plates,, oil stains in garage or parking space, hot water and heating system,

General housekeeping, lifestyle, illegal activities, number of mattresses

I do not look in refrigerators or ovens,......as I honestly believe that to be a bit toooooooo much.

He is in most of the houses enough over the year for various reasons that we stopped scheduling regular inspections. We used to do them at lease renewal but all leases are online these days.

I try to do quarterly visits, but haven't been able to keep up on these recently. However, my reason is mainly for preventative maintenance issues and I refer to these visits as preventative maintenance times.

I ask the tenant to make a list before my visit of things such as a leaky faucet, toilet that may not flush quite right, light switch that doesn't work, smoke detector batteries,furnace filter and such. I also remind them that they are responsible for some of these things such as smoke detector batteries and such and to take care of those before I come.

Tenants usually want and appreciate these "preventative maintenance" visits. They didn't want to bother me earlier out someothing ba such as a touchy light switch, but now they can put it on the list and I will fix it.

However, while I am there I do notice tenant caused issues - a dog that they are not allowed to have, extremely messy kitchen, and such and we discuss these things briefly before I leave.

I don't do inspections, but I certainly stop by all the places at least every couple of months to change the furnace filters. While there, I ask if they have checked under the sink for leaks. Ask if any other issues they neglected to mention.

I inspect at least every 6 months also I do most of my repairs or at least I am there being the Handy mans helper. The more times I visit the house the more times I can do a simple fix that prevents a major repair.

During an inspection or a repair I am looking for anything that may get worse like a loose door hinge, a leak, dirty air filters, leaky faucets, holes in the walls, floor damage and on and on.

Most tenants don't fix anything, worse yet don't know how to fix anything.

I want the tenant to get into the habit of notifying me before a simple fix becomes major repair.

If you don't inspect and police your tenants you will have another trashed unit.

Quarterly - Maybe you have low value rentals and don't care but these properties are a significant portion of my wealth and no one is going to take care of them like me. if there is a problem you want to nip it in the bud not after a year or two. Get off your tail and go look. It takes me less than 4 hours to get this all done.

I give the tenants a weeks notice. I will be at your home on X day between 9 am and 2 pm. You do not have to be there (and explain your procedure - ring doorbell, knock twice, if no one answers use pass key, etc)

My little check list is:

HVAC filter - I replace the air filter every 3 months

Water filter - same with water filter if the house has one.

Smoke Detector - I test them and document that I did it

Interior - I don't snoop but I look for leaks under the sink and the bathroom. Make sure there isn't an unauthorized pet.

Exterior - I make sure there are no pools trampolines etc, no broken windows, etc

Notice of Entry - I always leave a note that says I was there and document the the time

Time: _____

Leave a note with findings something like this

You are hereby notified that today the Owner, Manager, or Representative entered the premises for the purpose of Quarterly Maintenance.

As a courtesy, we changed your HVAC air filter

and water filter (if your house has one).

The following discrepancies were noted: Please correct within 5 days:

q Yard not mowed.

q Unauthorized pet. Lease states $300 fine

q Cars parked on the grass

q Trash, toys, “stuff” accumulating outside

q Pet damage to property

q Damage to property which is your responsibility to repair.

q Other

We just wanted to say THANK YOU for making your home with us and hope you have a great New Year!

Are there any problems or repairs that are needed?

Do you have suggestions to improve your home?

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Bee Bop Rentals :-)