In another post recently, Brad said he disconnects all exterior hose spigots when he buys a house. Do you mean a SFH, or multi-units?

I ADD them.

I've gone back to SFH only - and I want to attract quality tenants who wash their cars & clean their patio furniture. Maybe water some flowers (or the grass, if they are so inclined). Tenants pay all their own utilities.

I always find it interesting, in the posts here, how differently we approach things - as well as the differences in costs & regulations in different areas. So I'm just curious.

Using the hose spigot example: when I had the rooming house, the spigot was kept but secured inside a locked fence. That way I still could use it when needed.

No exterior outlets there either, but I add them front & back to my Single family houses.

If you have / had SFH and multi-units, what do you differently between them? Even if they pay their own utilities, do you offer different amenities, quality of finishes, or whatever.

If they have them, we leave them. But it is aggravating to see a hose hooked up in freezing weather.

I disconnect them in my Class C houses. The reason is simple: if you've ever had a tenant fail to remove a hose during cold weather, that water will freeze and back up under the house and explode.

Also, many of my driveways/parking areas are gravel or dirt. Not going to be a lot of car washing on those. I also don't want them inviting all their neighbors and friends over for pool parties.

I found this idea in the Section 8 Bible, volume 1 on the chapter called "Elimination." The authors go through a bunch of amenities that bring in no extra rent but cost $ to fix the problems they cause. Included in that list:

1) ceiling fans

2) hose bibs

3) garbage disposals

4) closet doors

5) 2 or more handle faucets (bath, kitchen, shower)

6) hollow core doors

7) carpet

8) dishwashers

9) basement level windows (unless egress required)

10) washers and dryers

11) landscaping (bushes, shrubs, small trees)

12) screen doors

And a few other tid bits.

Keep in mind: this is for the Section 8 LL who wants to pass inspection the 1st time. The more stuff you have, the more stuff can fail. But I've found this list handy for my Class C rentals, as those often cater to the same level of renters.

Use as you see fit.

That is a good list SID!

For my student rentals I’m going to eliminate all: 3) garbage disposals (don’t have any, but I’ve been asked) 4)Closet doors. Students have removed them anyway, as closet door swings take up a lot of space and bifolds break all the time. 5) 2 or more handle faucets. Makes sense as more moving parts. 6) Hollow core door. I’m guessing they’re talking about interior and because they break easy. I’d imagine it’s not for sound transmission, but solid cores do a lot better in that respect. 7) carpet. We all understand that one :-) 12) screen doors. And I would add storm doors to this.

I also have them on single family but not on multi units.

EVERY year at EVERY single family I either shut them off in the cellar myself or have the handyman do it.

Sid,

I like your list. I would like to ask a couple questions/ comments about it if you don't mind.

1) ceiling fans: I have some apartments that have baseboard heat and a single wall AC unit upstairs. I see the ceiling fans as a must to keep the place under control as far as air quality goes. The rest of my places that have fans are being phased out.

2) I don't have any on the places I pay for the water. I still have a few on others but they seem to cause more trouble than they are worth. One SFH that I removed the outside spigot from years ago wants one installed. She does lots of outside cleaning and such. I am torn on that one alone.

3) All are long gone. New places that have them get them removed before I rent the place out.

4) I am trying to make this happen. They are a pain, but I can't bring myself to just have open or a curtain as a door. Do you do this in C places? Maybe it is something that needs to grow locally.

5) Had not considered that. I use singles when I can, unless a three hole is in the wall and I am not replacing it. I was doing this for aesthetics more than cost.

6) I still put hollow core doors in. They are cheaper. They weigh less so easier on the hinges. I would rather replace a door than a door frame. Although the latest rehab I am starting has damage to the luan doors that were there before the last tenants were born. Considering it.

7) I still put carpet in the duplexes for noise cancellation. Some of the old SFHs will get carpet again because it hides floor issues better. I am just getting started on the LVT thing.

8) No dishwashers kept. Have one in a rental and it doesn't work. I leave it in there because I can't match a cabinet. It worked when I was ready to sell it and then when I decided to keep the place it went out. Go figure.

9) Only have two places that have basements. One window in one and three in the other. Only there for light, not egress.

10) Don't supply them. Started to consider the rent to own deals that people here have discussed. But as of now only my kid has a set.

11) I have a few places I need to rip the landscaping out and replace with just weed block and rocks. So much easier. Have a couple dupes where the trees are taller than the building and right next to it.

12) I don't have a lot of these. The few I do have are being phased out as well. I don't have them on my own house.

That list makes sense - for section 8 - level rentals.

Of course, in VA, I will accept section 8 - it's the law. But, I'm not looking for those type residents. I want ones who may be homeowners one day. Fiscally responsible, and been raised in homes with central heat/AC and dishwashers. So they require them - and I provide them. I believe my houses are the best they can find anywhere in the price range. So, FWIW, for the sake of curiosity:

When I renovate, I have ceiling fan rated boxes installed, & wire run to the switch box for an easy ceiling fan upgrade one day.

I would NEVER have a garbage disposal - for myself or a rental. I've never had anyone ask, either.

Closet doors: NO bifold ever. Instead of one larger door, I do two more narrow swinging doors with ideally 3 hinges.

I completely renovate a dump when I buy it, so newer type, one-handle.

Hollow doors - I repair & re-use them. The quality of tenant makes all the difference. You can also use the ends for floating shelves, by the way.

Hard surface flooring all the time.

No basements here.

I provide hook-ups, in a nice separate utility room, with a sturdy long shelf above for storage.

I keep landscaping simple & easy to maintain. Mostly grass, and I leave any mature trees or good-looking hedge. Remove ugly bushes, old stumps & roots. Sow or over-seed grass seed in front, after edging clearly defined driveway and walkway.One house already had a garden bed up front, so I left it and straightened up the little wall around it. Tenants have the option to grow something in it or just keep it mulched & weed-free.

Regarding landscaping: I like to install an area with landscape fabric covered with stone where the outside AC unit will sit. No ugly weeds growing up around it - all you have to do is spray roundup a couple times a year. I'll do a similar installation by the hose bib (landscape fabric & stone inside the same neat edging that is around the drive & walkway - & AC pad is edged too. No ugly mud hole.

I think that there is consensus here that "it depends" is the answer. In a "B" sfh with a drive way in front, and a yard in back? Hose bibs both places, and outside faucets that WE drain (we also remove the handles in the winter to reduce the possibility of the tenant turning on the water on a mild January day like one of ours did). We also disconnect the hoses and store them.

Exterior outlets front and back are also done for that type. As for the interior - clean, well-kept, everything operational and reasonably attractive is what we go for. Carpeting upstairs in a 2-story is done, as it is expected around here.

Don't have anything other than that type, as the neighborhoods don't call for that - no point in making a BMW out of a Honda!

Depends on who is paying for the water bill.

We follow the S8 elimination list that Sid listed

The level of oversite that I provide changes when I have a MFH vs a SFH. If a pet owner doesn't pick up a dog's mess in a SFH, there is no question who needs to be held responsible.

If he same thing happens, I feel like I am dealing with 12 year olds sometime. Whose dog mess is outside - the answer from both sides of the duplex....not me.

I let both sides that I don't rent to anyone called "Not Me".

What jurisdiction makes it illegal?

Every fireman that I know would never use the spigot attached to the house to put out a fire. No volume or pressure. Plus the added fact that if the house is on fire you could lose the water at any time.

Also if it is illegal to remove it why would it not be illegal to lock it?