Annual Inspections
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Annual Inspections (by WMH [NC]) Oct 12, 2021 8:59 AM
       Annual Inspections (by J [FL]) Oct 12, 2021 9:46 AM
       Annual Inspections (by Roy [AL]) Oct 12, 2021 9:51 AM
       Annual Inspections (by WMH [NC]) Oct 12, 2021 10:15 AM
       Annual Inspections (by J [FL]) Oct 12, 2021 10:22 AM
       Annual Inspections (by Roy [AL]) Oct 12, 2021 10:38 AM
       Annual Inspections (by NE [PA]) Oct 12, 2021 10:40 AM
       Annual Inspections (by Oregon Woodsmoke [ID]) Oct 12, 2021 12:00 PM
       Annual Inspections (by Vee [OH]) Oct 12, 2021 12:25 PM
       Annual Inspections (by WMH [NC]) Oct 12, 2021 12:37 PM
       Annual Inspections (by Jim in O C [CA]) Oct 12, 2021 1:12 PM
       Annual Inspections (by Robert J [CA]) Oct 12, 2021 2:11 PM
       Annual Inspections (by Lana [IN]) Oct 12, 2021 2:32 PM
       Annual Inspections (by PG [SC]) Oct 12, 2021 8:34 PM

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Annual Inspections (by WMH [NC]) Posted on: Oct 12, 2021 8:59 AM

We've started doing Annual Inspections again...we've been rather pleased with the results. A few minor issues - wear & tear, nothing more. I wouldn't call the places we've been to spotless but they are just normal untidy, nothing dismaying.

We've had three so far with a fourth scheduled for Friday. Most of our places, DH has been inside for one reason or another but there are some where we hadn't been inside for a year or more.

No push-back from anyone at all. Happy to hear we are interested in keeping the places up. Agreement once again to report anything that needs our attention.

Annual Inspections (by J [FL]) Posted on: Oct 12, 2021 9:46 AM

I thought people were doing those every 3 months.

Annual Inspections (by Roy [AL]) Posted on: Oct 12, 2021 9:51 AM


During an inspection, if you see any lease violations (extra people living there, unauthorized pets, sloppy house keeping/cockroaches, etc.) how do you all handle this?

I will have to confess that I do not do inspections because of a fear I have as to 'what I may see'.

Annual Inspections (by WMH [NC]) Posted on: Oct 12, 2021 10:15 AM

We did find an issue last year, Roy. Tenant had discontinued the rental of their storage unit and moved all their stuff to the house itself, storing it in the large front room. I sent them a "Notice to Cure" and said the living space can't be used for storage purposes for health and safety reasons. I gave a month to cure rather than the 5 days the lease demands, and they in fact did clean it all up and out.

Oh same house but next door? Same issue: place was a cluttered mess. Sent a "notice to cure" and she did, but we've since discovered she's just untidy and VERY craft-y, lots of art supplies everywhere - not dirty. So now we don't worry about her.

J, we don't do quarterly inspections. If we found we had a reason to, we would - but more often we've found that our residents take better care of their places than we do of our own. And DH ends up in most of our places for maintenance reasons over the year anyway and always asks, "Anything that needs our attention?" He almost always leaves a place shaking his head saying, "Clean as a whistle!"

Annual Inspections (by J [FL]) Posted on: Oct 12, 2021 10:22 AM


Oh, okay...if it's not an issue then why do it.

I go in every two months to change the AC filter because I've had two different groups of tenants in the past fail to change the filters on their own and I had to have the coil pulled out and cleaned in both cases. I don't trust them to do it on their own anymore. And while I'm in there I get a sense if the unit is being maintained, although I don't go into every room.

Annual Inspections (by Roy [AL]) Posted on: Oct 12, 2021 10:38 AM


If one of your rent paying tenants ignores your 'Notice to Cure', you immediately file for eviction? Is there anything you would turn a blind eye towards?

My real issue here is 'just how involvement in my tenants personal life am I willing to do'? If one of my sloppy housekeeping tenants does not seem to mind living with cockroaches crawling on the kitchen walls,...that is their business and not mine. This situation was common back when I had Section 8 tenants.

Annual Inspections (by NE [PA]) Posted on: Oct 12, 2021 10:40 AM

I have units I havenít been inside of in years.

Annual Inspections (by Oregon Woodsmoke [ID]) Posted on: Oct 12, 2021 12:00 PM

One thing I do is to drive by at least once a month. My experience is that tenants who keep the yard looking beautiful are also taking good care of the inside of the house. If the yard is unkempt, it is time to take a look inside.

Tenants (well, everyone not just tenants) tend to take better care of the house than they do of the yard. I suppose it is not 100% guaranteed, but always for me, tenants who take good care of the yard have the house well in order.

That is also part of my pr-screening for applicants, taking a look at how they are keeping their yard.

Annual Inspections (by Vee [OH]) Posted on: Oct 12, 2021 12:25 PM

We stop in -when in the area- to test smoke detector operation - another project in the area finished early so wanted to drop by and be sure eveything is alright, I send a rent bill (Thanx N.E. for that idea) so the tenants know they have to -pay 2 play- with oil leaky cars on jack stands during repeat stops, a warning first.

Annual Inspections (by WMH [NC]) Posted on: Oct 12, 2021 12:37 PM

Roy, hasn't happened in a long time, but yes, we filed for eviction. Tenant always paid his rent on time but place was extra-filthy and there were frequent domestic calls. And the YARD was a MESS and this was a multi so other tenants not happy.

Issued Notice To Cure a few times (this was back when we were afraid of evictions) and it would get better and then go back to a mess again. Finally filed for breach of lease.

Annual Inspections (by Jim in O C [CA]) Posted on: Oct 12, 2021 1:12 PM

Fortunately in California the landlord or their employee must physically test each smoke detector's every 6 months. That puts me inside to view the property.

Annual Inspections (by Robert J [CA]) Posted on: Oct 12, 2021 2:11 PM

I try to do inspections my rentals at least once every six months. For my clients I'll inspect once a year. But when client have been alerted to issues with liability, they move too slowly on compliance putting them at higher risk of being sued.

In one case there was a lot of surface Mold in a bathroom. I suggested they get a semi-professional (Someone certified to work with mold) to clean the mold and replace the shower curtain and some caulking. The owners told the tenants to clean up their own mess. Once someone in the rental got sick, Covid, they got a City Inspection and an attorney saying the Mold get the entire family sick and wanted $250,000 in damages. The owners insurance settled for $100,000 and cancelled the many policies held by the owners.

SO if you inspect, you must repair quickly too....

Annual Inspections (by Lana [IN]) Posted on: Oct 12, 2021 2:32 PM

I have to go in yearly for smoke detector inspections, and we get in most units for repairs. Also change out filters in 4 units and do yearly water heater flushes on all and anode replace if needed(my town nicknamed Lime City).

Annual Inspections (by PG [SC]) Posted on: Oct 12, 2021 8:34 PM

I do inspections every 3 to 4 months - I check for leaks - smell or evidence of smoking - air filter change out - smoke and CO2 operation - door locks that or loose - any changes that I did not authorize. High watt bulbs in fixtures. Damage beyond normal wear and tear. Hoarding. I do a complete outside walk around.

I am looking to nip a potential major repair in the bud.

For me this is a 20 to 30 minute walk-through. I normally take my handy man with me as a second set of eyes and a witness. Well worth the time.

And it lets the tenant know that I am watching.

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