Can anyone describe their two minute inspection pre-application approved routine? At what time do you set this up? Shortly after the applicant has cleared all the other checks/no red flags?

Like David said, surprise knock on door. Bring application with you incase there is a question you want to ask.

I tell them the company wants me to do a quick peek and I have a couple of questions I would like to ask.

Never had any negative reaction, if I would in the future, ok no problem see you later.

I don't think surprising anyone with a pop-in visit is necessary. We schedule several hours or the day out unless they are good with doing it sooner. Would you like a surprise guest yourself?

"Would you like a surprise guest yourself?"

If I were applying for a rental (which I have done a few times), I would not like an in-home inspection, scheduled or unscheduled. I think it is unprofessional and not necessary. The big apartment complexes do not do it, and I think the big property mgt companies do not either.

After application is approved,all supporting documents are in, I send this text:

Good news! Your application is almost done and everything is looking good!

I need to stop by and inspect your current residence. How about 11am today?

Keep in mind that The first reply I send to every inquiry reads:

Rent history, credit, criminal, court records, employment, income, and your current home cleanliness are some of the considerations in our tenant screening.

We require bank statements to verify income and rent payment.

Following.

They can’t clean up filth, stench, excessive damages or hoarding by making an appointment.

Those with nothing to hide, who will take good care of your properly are proud to have you stop by.

Drop by on me unexpectedly and you might well find my undies on the floor (because we drop clothes as we enter the hot tub each evening, and don't always pick them up on the way out.) Towels could be askew in the bathroom and some dishes waiting on the counter. Maybe some tools and screws and a can of paint on the kitchen island too.

I need 24 hours. Failing that, at least an hour or two.

I would NEVER drop in on anyone totally unannounced because I would NEVER want anyone to do that to me.

MATH LAB! HA!

Map,

I'm the guy who gave it the name 2 Minute In Home VISIT prior to final approval. We have done several hundred.

This ONE action has saved us COUNTLESS THOUSAND$$$ in headaches and turnover damage. Our turnovers are 100 times better and less costly now because we are able to avoid the housebeaters. ONE bad turnover can easily wipe out an entire year of profit on that home.

You spent $XX,XXX and sweat on this investment so take 2 minutes to VERIFY the applicant's house habits.

They can look great on paper but the ONLY way to know if they can care for your investment is to observe what they do now. They will be on their best behavior and LYING on the phone and at showings.

Apt dwellers: the complex keeps the exterior nice so ya gotta go inside.

We never say INSPECTION because that is how DCS takes their kids away.

We don't drop in, we set an appointment within 24 hours. "Good news! Your application is pre-approved. THe last step is for a representative from our office to stop by to check your current home and take a photo of your animals. Does 6pm today work for you?"

My time is too valuable to HOPE to find them at home. If *I* were an applicant I would be annoyed at a stranger showing up unannounced. I also don't want to get shot.

Filthy people don't bother cleaning or could not possibly clean everything before you show up.

Nice people say OK. Super neat people say "Well I don't get home until 5:30 so could you give me an hour to clean up? *I hear angels singing!!*

Some will not return your text or put off the visit. You just dodged a bullet.

You will do 8 of these and get complacent, thinking it is unproductive. Then along comes #9 and #10 so bad you post about it here.

My checklist is simple: name, address, phone, animals,

Photo of exterior, 2-3 interior photos, Odor? animal pix, Pic of the cat litter box. Would you clean up after this person when they move out?

This checklist becomes part of their application file.

We will do them within an hour's drive time. (and stop for dinner somewhere on the way home - typical LL date!)

Distance applicants: we google a Mom&Pop realtor in the area and pay them $50. Realtors know Fair Housing law and hopefully know how to be friendly and professional when doing the visit.

We're looking for the applicants ability to care for my investment - no odor, no filth, animals controlled.

Dogs will bark because you are stranger but the applicant will control it. Kid clutter and folding laundry in front of the TV, dishes in the sink are all part of LIVING. Trees growing up thru the bike spokes and dishes stacked 3 feet high show you they do NOT clean up after themselves.

Look for dented front door (boot prints), holes punched in bedroom doors, multiple piles of poo in the yard, be ware of super nice room freshener hiding cat urine odor.

This visit technique is one reason we made it thru the pandemic as our most profitable year in 43 years.

Hope this help! Managing is an active sport - you must DO THINGS to manage your business success.

Wimpy LLs Raise Skiing Kids - because they are BROKE!

BRAD

PS

We used to sign the lease, hand them the keys, and cross our fingers they would not hurt the home.

Not a good management style!

BRAD

I'm fine with giving them notice that I will be there. If they can clean the house to the standard that I'm happy, I don't care if they live untidy as long as I can clean the house without much trouble after they move out.

I'm looking for stinks, filth, hoarding, damage to carpet and walls. I also want to see how they keep the yard.

I think some landlords are not doing the grunt work of getting past Landlord references. I verify every single address on their app and their credit reports.

When we started with the rentals no inspections were completed. Over the years I have done inspections with last minute inspections, a few hours and 24 hours. I have learned a lot with this process. One tenant was reluctant to me in and finally did after I told her the application wasn’t approved. The place was a wreck and we moved on to the next tenant. Tenants who welcome the inspections and passed have been much better tenants. My issued tenants are those who I did not inspect. The only ones I don’t inspect are those s8 tenants who have are just moving out of parents home. I’m giving this process some thoughts. I’ve also learned 24 hour notice is best.

it is important to distinguish between MESSY and DAMAGE

- tenants who are messy, but leave the place spot less. Who cares.

- tenants who are messy, leave the place messy, but without damages. I charge them marked-up prices for cleaning up their mess.

- tenants who damage the place. use deposit

never had a case where tenants significantly damaged the place. 1.5 mos deposit always enough to cover

An applicant who is worse than that will have credit report and previous landlord references that reflect that.

Scott [IN] "If you plan to do surprise visits, put a statement in your application to that effect, and applicant consents by their signature." - How will you word it that it won't read as it will be a surprise visit?

LordZen,

I have always thought the 2 minute home visit idea was brilliant. I require rental history from two past LL. Anyone just moving out of parents home would likely not meet that qualification.

I have for many years used the interior inspection, as a contingent action in the occupants receiving the property.

Years ago, Mr. landlord mentioned that and it was a brilliant idea then and brilliant idea now those lines that are written in the newsletter for qualifications prior and written qualifications are excellent.

I actually do a video of the entire property which allows those who are qualified to see the property inside and out and quite often whenever they get to the property, to view it after I screen them their 1st reply is wow! This is just like the video!

I am donating a property to charity for the charitable donation deductions and my 1st inspection of that property was upon my purchase.

I accepted the property, then and I accepted. Now, and the only difference is about $420,000 in value and rather than pay that tax on that large amount of money. I am donating that money to charity and much like the basketball players are football players do, getting the charitable donation, and paying no state, federal, County or other taxes.

I would like to say thanks to all those who contributed, and to Mr. landlord. :-),

This 2-minute visit/inspection is a great idea.

Dee Ann (WI) made a statement that if someone is moving out of their parent's home, that can't be done.

here's a story: i had a tenant that said was moving out of her parent's home on the application (to my rental). she had a dog mix that wasn't allowed,

but i didn't know that at the time. after her l.o.n.g 24 months with her mind games w/ me, and she moved out, her dog peed on that rug a a trillion times over (turn over the rug to check!). Also discovered in a tax record search, "for the heck of it" that she and her spouse or boyfriend were homeowners, who didn't pay the mortgage and got foreclosed on the home she owned!!

Dee Ann,

My first reaction to your comment about dangerous areas was "Would you rent to someone satisfied to live in a dangerous neighborhood?" and without prejudging the applicant "Could THEY be part of the danger in that hood?"

The applicant I am looking for already lives in a nice area and wants to continue living in a nice area - MY RENTAL!

We LLs cannot change their stripes. That's just asking for trouble.

Then I remind myself not every LL lives in small town Midwest like me and I am not a woman travelling the hood.

Consider sending a handyperson or hire a realtor to do the visit.

I used my office helper for years, paid her by the hour plus $20 to encourage her to get it done IMMEDIATELY.

It's well worth the money.

Start with a drive by. THAT might be enough info without getting out of your car!

Key factor: get this done quickly, before the good ones sign with someone else. Good prospects are looking at ALL listings online night and day.

Really interesting and helpful. Never think of this "visit to the rental applicant's home" as a part of the screening process, before as a property manager. Is that legal by law?