Maint. Schedule
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Maint. Schedule (by J.R. [OK]) Jun 20, 2025 1:47 PM
       Maint. Schedule (by Richard [MI]) Jun 20, 2025 2:44 PM
       Maint. Schedule (by plenty [MO]) Jun 21, 2025 8:23 AM
       Maint. Schedule (by J.R. [OK]) Jun 21, 2025 10:13 AM
       Maint. Schedule (by plenty [MO]) Jun 21, 2025 1:39 PM
       Maint. Schedule (by Oreo [WI]) Jun 22, 2025 11:39 AM
       Maint. Schedule (by Tim [CA]) Jun 22, 2025 5:52 PM
       Maint. Schedule (by zero [IN]) Jun 23, 2025 7:46 AM

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Maint. Schedule (by J.R. [OK]) Posted on: Jun 20, 2025 1:47 PM
Message:

Do you have a regular schedule for specific maintenance repairs?

I have a lot of older houses with the original wood windows which I know will last forever if they are maintained correctly. I just had a vacancy where I reglazed all of the windows, many panes of which had no glazing left. I'm sure there are a lot of maintenance issues that I may not even be considering that need regular care like that. What are they? How often do I take care of it? I would like to be a bit more proactive in the care of my houses instead of going into an update on a vacancy with 10-20 years of deferred maintenance. Any suggestions are appreciated!

--99.69.xxx.xx




Maint. Schedule (by Richard [MI]) Posted on: Jun 20, 2025 2:44 PM
Message:

A dime now or a dollar or two later.

I've also got some older places. Here are most of my regular things:

* check shingles/roof after every big storm, also in the spring when snow is done and in fall before snow. Check esp around every skylite, chimney and all vents and pipes for deteriorated caulk that lets in leaks.

* check all soffits and fascia for rot and for missing paint. Repair and repaint as necessary.2x a year

*check all siding for damage or loose 2x a year.

* check all windows for damage and bad caulking/glazing 2x a year.

*check foundation for any damages or termite or pests 2 a year.

*check driveway, sidewalks, fence for damages and repair 2x a year

* check yard - trees, bushes, flowers, grass 2x a year or more if tenant is supposed to water or maintain it.

*check all exterior electric plugs and lights

Inside:

*Check attic for leaks, for disconnected heat/ac vents, for mice, etc.

* check all ceilings,walls and doors for damages, evidence of leaks (discoloration, etc).

*check floors, tiles, carpet, vinyl, laminate for damages

*check all cabinets and countertops for damages, loose doors

*check Check all appliances for clean and damages, esp ice maker lines for leaks and refrig for clean coils.

*check Check water heater, furnace, a/c compressor, tubs, toilets, sinks. Flush water heater if necessary, clean outside ac compressor coils.

* check garage for wiring and garage door and opener for smooth operation. Lubricate garage door wheels and tracks.

*check the pool and equipment

* check your airplane hanger and the jet, esp the hanger doors for smooth operation.

All these at least 2x per year.

If the tenants are lazy, difficult or bad, you'll likely need to check 4x a year or more.

Yes, it's a hassle but a few hours here and there will save thousands.

Also, if you hire a good management company that actually checks, you can just have them do it but there's nothing like you doing it yourself to make sure it's being done.

--97.85.x.xx




Maint. Schedule (by plenty [MO]) Posted on: Jun 21, 2025 8:23 AM
Message:

Considering not having those long term 20 year tenants. Best to keep raising rents and let some move rather than stay so long. It's hard to keep them up (appreciation) and work on them while occupied. I do not like having vacancy but fund the benefits are I have a better house in between as it's easier to work on .. now if a resident is super responsible and takes care of things then the length they stay can be longer, but still keep up in those rent increases. --172.59.xxx.xx




Maint. Schedule (by J.R. [OK]) Posted on: Jun 21, 2025 10:13 AM
Message:

Thank you, Richard. That's the kind of list I'm looking for.

Plenty, maybe you misunderstood. The deferred maintenance is sometimes 20 years old, not the length of my tenants. My occupancies are usually 3-7 years and I do raise rents in between. I can work on reglazing windows with tenants in the houses. But what else should I be doing, too? --99.69.xxx.xx




Maint. Schedule (by plenty [MO]) Posted on: Jun 21, 2025 1:39 PM
Message:

Guess ya make a list and get started. Delegate as much as possible. My mom always said the hardest part was getting started. Remember to eat lunch, you'll need your energy. I use zero percent charge cards to pay for large item repairs. I pay back monthly amounts equal to the borrowed amount divided by time of zero percent. This allow me to get more accomplished. --172.59.xxx.xxx




Maint. Schedule (by Oreo [WI]) Posted on: Jun 22, 2025 11:39 AM
Message:

PLENTY: Interesting idea of using 0% credit cards for larger maintenance or upgrades. Years ago on a flip, we did that to avoid using our business and home equity lines of credit. Then when the house was sold we paid it back before the 0% card offer expired.

With current interest rates, I'd prefer to leave the $ in the bank and for interest, and to pay for unexpected issues with a 5% back credit card until the 0% credit card is close to expiring. --75.11.xx.xx




Maint. Schedule (by Tim [CA]) Posted on: Jun 22, 2025 5:52 PM
Message:

I don't have a schedule for maintenance because there is no consistency in how long things last. I do have a schedule for inspections and when I conduct those inspections, I make a list of items that need to be done soon and items that need to be done inside of 1 year intervals. --73.2.xx.xx




Maint. Schedule (by zero [IN]) Posted on: Jun 23, 2025 7:46 AM
Message:

Oreo, good on you guys for doing a flip faster than the 0% offer expires.

I always get a good start and then something else pops up and pulls me off the flip project. --107.147.xx.xx



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