Two Minute Inspection
Click here for Top Ten Discussions. CLICK HERE for Q & A Homepage
Receive Free Rental Owner Updates Email:  
MrLandlord Q & A
     
     
Two Minute Inspection (by MAP [NY]) Aug 31, 2021 10:17 AM
       Two Minute Inspection (by David [MI]) Aug 31, 2021 10:24 AM
       Two Minute Inspection (by Dave [MO]) Aug 31, 2021 11:03 AM
       Two Minute Inspection (by JB [OR]) Aug 31, 2021 11:43 AM
       Two Minute Inspection (by David [MI]) Aug 31, 2021 12:00 PM
       Two Minute Inspection (by Scott [IN]) Aug 31, 2021 12:19 PM
       Two Minute Inspection (by Sisco [MO]) Aug 31, 2021 12:24 PM
       Two Minute Inspection (by Jason [VA]) Aug 31, 2021 12:32 PM
       Two Minute Inspection (by Sisco [MO]) Aug 31, 2021 12:38 PM
       Two Minute Inspection (by MAP [NY]) Aug 31, 2021 1:06 PM
       Two Minute Inspection (by 6x6 [TN]) Aug 31, 2021 1:17 PM
       Two Minute Inspection (by LisaFL [FL]) Aug 31, 2021 2:03 PM
       Two Minute Inspection (by David [MI]) Aug 31, 2021 2:54 PM
       Two Minute Inspection (by Sisco [MO]) Aug 31, 2021 3:39 PM
       Two Minute Inspection (by Scott [IN]) Aug 31, 2021 3:41 PM
       Two Minute Inspection (by Scott [IN]) Aug 31, 2021 3:52 PM
       Two Minute Inspection (by WMH [NC]) Aug 31, 2021 4:18 PM
       Two Minute Inspection (by RentsDue [MA]) Aug 31, 2021 4:49 PM
       Two Minute Inspection (by WMH [NC]) Aug 31, 2021 4:50 PM
       Two Minute Inspection (by Wilma [PA]) Aug 31, 2021 4:58 PM
       Two Minute Inspection (by Wilma [PA]) Aug 31, 2021 5:03 PM
       Two Minute Inspection (by BRAD 20,000 [IN]) Aug 31, 2021 6:01 PM
       Two Minute Inspection (by BRAD 20,000 [IN]) Aug 31, 2021 6:02 PM
       Two Minute Inspection (by Oregon Woodsmoke [ID]) Aug 31, 2021 6:32 PM
       Two Minute Inspection (by David [MI]) Aug 31, 2021 7:56 PM
       Two Minute Inspection (by Dan [NY]) Aug 31, 2021 11:30 PM
       Two Minute Inspection (by David [MI]) Sep 1, 2021 10:54 AM
       Two Minute Inspection (by LordZen [MA]) Sep 1, 2021 2:00 PM
       Two Minute Inspection (by 6x6 [TN]) Sep 1, 2021 4:52 PM
       Two Minute Inspection (by Dee Ann [WI]) Sep 3, 2021 12:17 AM
       Two Minute Inspection (by Dan B [OR]) Sep 3, 2021 4:37 PM
       Two Minute Inspection (by NJ Landlord [NJ]) Sep 4, 2021 10:24 AM
       Two Minute Inspection (by BRAD 20,000 [IN]) Sep 5, 2021 12:49 AM
       Two Minute Inspection (by rebecca [KY]) Sep 5, 2021 12:38 PM
       Two Minute Inspection (by edwin vento [MI]) Sep 6, 2021 4:29 PM
       Two Minute Inspection (by Sue [IN]) Sep 6, 2021 7:00 PM


Two Minute Inspection (by MAP [NY]) Posted on: Aug 31, 2021 10:17 AM
Message:

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?

What specifically are you looking for besides the obvious (housekeeping, damage such as holes in the walls, etc)? --174.208.xx.xx




Two Minute Inspection (by David [MI]) Posted on: Aug 31, 2021 10:24 AM
Message:

the best I've read is the surprise visit, when the applicant does not have time to spruce up for you --50.4.xxx.x




Two Minute Inspection (by Dave [MO]) Posted on: Aug 31, 2021 11:03 AM
Message:

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.

Doing in home walk throughs are going to allow you to see how they will take care of your rental. --173.47.xxx.xxx




Two Minute Inspection (by JB [OR]) Posted on: Aug 31, 2021 11:43 AM
Message:

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?

Bad or weird smells as well as damages and pet misbehavior are our main concerns. --73.25.xx.xxx




Two Minute Inspection (by David [MI]) Posted on: Aug 31, 2021 12:00 PM
Message:

"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.

But if a LL feels it is necessary, I think scheduling it, and letting the tenant clean up trash and fabreeze the pet urine smell, defeats the purpose. --50.4.xxx.x




Two Minute Inspection (by Scott [IN]) Posted on: Aug 31, 2021 12:19 PM
Message:

If you plan to do surprise visits, put a statement in your application to that effect, and applicant consents by their signature. --107.141.xx.xxx




Two Minute Inspection (by Sisco [MO]) Posted on: Aug 31, 2021 12:24 PM
Message:

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.

So, they are aware that home inspection is part of process. I am usually met with full support of the in home inspection by applicants. --149.76.xxx.xxx




Two Minute Inspection (by Jason [VA]) Posted on: Aug 31, 2021 12:32 PM
Message:

I could see the appeal, but personally if I was a tenant and a potential landlord dropped by unannounced or proclaimed the need to enter my home, I'd remove that property from my consideration. It projects an unprofessional image in my opinion. --73.177.xxx.xx




Two Minute Inspection (by Sisco [MO]) Posted on: Aug 31, 2021 12:38 PM
Message:

Map, what I am looking for is to assess the overall home cleanliness, odors, general condition of furniture, decor or lack there of. Pets temperament, children, spouse interaction. Also, is their life consistent with their application information. --149.76.xxx.xxx




Two Minute Inspection (by MAP [NY]) Posted on: Aug 31, 2021 1:06 PM
Message:

Thanks for all the input. I guess the sweet spot would be make an appt but with not enough time to run a bulldozer through the dwelling. --174.208.xx.xxx




Two Minute Inspection (by 6x6 [TN]) Posted on: Aug 31, 2021 1:17 PM
Message:

Following.

--73.120.xx.xxx




Two Minute Inspection (by LisaFL [FL]) Posted on: Aug 31, 2021 2:03 PM
Message:

They canít 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.

I say I require a five minute in-home visit because I value how the property will be cared for. They donít need to go to any trouble as Iím not expecting a show house, just want to verify Iím not renting to a hoarder, someone running a math lab, of who has punched holes through the wallsÖ..that my past experiences has made this necessary. --75.89.xxx.xxx




Two Minute Inspection (by David [MI]) Posted on: Aug 31, 2021 2:54 PM
Message:

i rent to a lot of engineers, i am ok with them having a math lab in the basement. --50.4.xxx.x




Two Minute Inspection (by Sisco [MO]) Posted on: Aug 31, 2021 3:39 PM
Message:

Math Lab? Fell in with the wrong crowd and now I am doing calculus. --149.76.xxx.xxx




Two Minute Inspection (by Scott [IN]) Posted on: Aug 31, 2021 3:41 PM
Message:

The 2 minute inspection is also a screening tool for future tenant cooperation. Those who don't want you in THEIR house now might not want you in THEIR house later. --107.141.xx.xxx




Two Minute Inspection (by Scott [IN]) Posted on: Aug 31, 2021 3:52 PM
Message:

P.S. I don't think a brief, respectful 2 minute inspection is unprofessional. In our current reality, I think we need to use every available screening tool. Anything else is unprofessional. --107.141.xx.xxx




Two Minute Inspection (by WMH [NC]) Posted on: Aug 31, 2021 4:18 PM
Message:

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.

Have said all that, they cannot undo months of neglect and dirt in even 24 hours so be courteous. --50.82.xxx.xxx




Two Minute Inspection (by RentsDue [MA]) Posted on: Aug 31, 2021 4:49 PM
Message:

Just my opinionÖ. But, here it is. The inside is going to look the same as the outside. If it is a mess with toys and trash everywhere, then you know how they live. It always overflows onto the porch and the yard. --68.191.xx.xx




Two Minute Inspection (by WMH [NC]) Posted on: Aug 31, 2021 4:50 PM
Message:

Good Point. --50.82.xxx.xxx




Two Minute Inspection (by Wilma [PA]) Posted on: Aug 31, 2021 4:58 PM
Message:

MATH LAB! HA!

I have only ever been able to do one visit like that, scheduled on short notice. The fresh paint on only one wall and the fact that the kids were all out with mom picking up groceries (what woman would deliberately take two kids in diapers and a Kindergartner to the grocery store when the dad was home?) Told me plenty, plus the bikes and toys all over the yard. --71.162.xxx.xxx




Two Minute Inspection (by Wilma [PA]) Posted on: Aug 31, 2021 5:03 PM
Message:

The dad was trying to hide the fact that he had paint on his hands. --71.162.xxx.xxx




Two Minute Inspection (by BRAD 20,000 [IN]) Posted on: Aug 31, 2021 6:01 PM
Message:

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

--73.102.xxx.xxx




Two Minute Inspection (by BRAD 20,000 [IN]) Posted on: Aug 31, 2021 6:02 PM
Message:

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

--73.102.xxx.xxx




Two Minute Inspection (by Oregon Woodsmoke [ID]) Posted on: Aug 31, 2021 6:32 PM
Message:

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.

Well, the yard... I will have done a drive-by to look at the yard much earlier. Some applicants (a lot of applicants) never make it past that drive-by look. --76.178.xxx.xxx




Two Minute Inspection (by David [MI]) Posted on: Aug 31, 2021 7:56 PM
Message:

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.

--50.4.xxx.x




Two Minute Inspection (by Dan [NY]) Posted on: Aug 31, 2021 11:30 PM
Message:

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 wasnít 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 donít inspect are those s8 tenants who have are just moving out of parents home. Iím giving this process some thoughts. Iíve also learned 24 hour notice is best.

--67.87.xxx.xxx




Two Minute Inspection (by David [MI]) Posted on: Sep 1, 2021 10:54 AM
Message:

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.

--50.4.xxx.x




Two Minute Inspection (by LordZen [MA]) Posted on: Sep 1, 2021 2:00 PM
Message:

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?

I assume that if you word it: "After the application is process, if everything is fine, we might be required to meet at your location to confirm any information or go to thru X information." Or something like that, the thing is if we use that, we have to show a pattern that we do that with everyone, not with some people YES and others NO, to prevent to be sue due to discrimination, this is just my thought, but i like that idea... --98.216.xx.xxx




Two Minute Inspection (by 6x6 [TN]) Posted on: Sep 1, 2021 4:52 PM
Message:

LordZen,

"I understand that in the final stages of processing this application a home visit may be performed." --73.120.xx.xxx




Two Minute Inspection (by Dee Ann [WI]) Posted on: Sep 3, 2021 12:17 AM
Message:

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.

athat being said, the other side of a home visit here in Milwaukee is that I would not feel safe going to some of the areas of the city that applicants live, with or without my husband or handyman. --75.11.xx.xx




Two Minute Inspection (by Dan B [OR]) Posted on: Sep 3, 2021 4:37 PM
Message:

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. :-),

Dan B , Portland, Oregon --97.120.xx.xxx




Two Minute Inspection (by NJ Landlord [NJ]) Posted on: Sep 4, 2021 10:24 AM
Message:

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!!

i wish i knew that in the beginning, i never would have let her rent my home!!! beware of those are 35 (or older) saying they live with mom and dad!! --24.0.xx.xx




Two Minute Inspection (by BRAD 20,000 [IN]) Posted on: Sep 5, 2021 12:49 AM
Message:

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.

BRAD --73.102.xxx.xxx




Two Minute Inspection (by rebecca [KY]) Posted on: Sep 5, 2021 12:38 PM
Message:

I have learned a few "tricks" in y 20 + years as a single woman landlord. one is I look at the inside of their vehicle as I walk them outside after they view property.. I also drive past their current address and view the yard. and outside of the house as that usually indicates how they will keep the outside of a property. I also have it in my lease that they are to maintain the property in a safe and sanitary manner, and I can tell if this is being done because in my lease it states the exact day each month I will be by to change filters and check smoke alarms and spray for bugs. they sign the lease so that is plenty of advance notice and they can either be present or not. this allows me to pretty much see how the house is being kept... and if I see damage or anything that is not up to par I address it in a letter that gives them 2 weeks to rectify and I come back and recheck. also if there is damage I note that it will be repaired, and the bill due with the next months rent .. All is in lease --74.130.xxx.xx




Two Minute Inspection (by edwin vento [MI]) Posted on: Sep 6, 2021 4:29 PM
Message:

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?

--68.46.xxx.xxx




Two Minute Inspection (by Sue [IN]) Posted on: Sep 6, 2021 7:00 PM
Message:

I do a court search on prospective tenants. That can tell you about board of health issues, animal care issues, driving habits, drug use, evictions. Then I google the address and do a drive by. Pre google I've had people give me fictitious addresses. I've also done home visits where people tell me they don't have a pet but the food and water bowls are clearly visible. Years ago Mr Landlord suggested viewing a person's vehicle as an indication of what your rental would look like after they moved in. And always call the last 2 landlords they've rented from. I usually leave a text message to the effect that if they don't want to call or text me back that I will interpret that as being a reason to not rent to them. Then I can explain to the person I'm not renting because I couldn't reach their landlord. I also check the landlord's name against the property owner of record and maybe run that name through a court search which can also tell you a lot. --71.46.xxx.xxx





Reply:
Subject: RE: Two Minute Inspection
Your Name:
Your State:

Message:
Two Minute Inspection
Would you like to be notified via email when somebody replies to this thread?
If so, you must include your valid email address here. Do not add your address more than once per thread/subject. By entering your email address here, you agree to receive notification from Mrlandlord.com every time anyone replies to "this" thread. You will receive response notifications for up to one week following the original post. Your email address will not be visible to readers.
Email Address: