Do you have a formal property inspection list? I meant for a long-term rental, 6 month or annual inspection?

Please share what you look for during a more formal inspection?

Look at ceilings for any staining due to a leaky roof

Look at the windows to see if any glass is cracked, screens torn or missing, trim scratched or chewed from overgrown termites.

Window blinds

Interior doors for people hanging things on them, like heavy shoe racks on hollow core doors. For scratches or holes or other damage

Exterior doors for the same and for broken glass. Also if locks have been changed

Generally, look over walls for holes, cat spray, or other damage. To include if they painted

Generally, look at floors for damage or water in floor

At age of flexible water lines to washing machine, sink faucets, dishwasher, toilet, or other that you put a date on when you installed it

Check the HWH for proper function, no leaks, drain pan, drain is clear. Check the date for age. Drain and refill following proper procedures. If so inclined check the anode rod

See if vent fan in bathroom is clean or making noise

See if dryer vent is clear of lint and lint screen in dryer(had one young lady who never cleaned the lint screen)

Look for obvious damage on appliances

At least once a year clean all dust and overgrown termite fur from refrigerator fan and coils (will save the life of your refrigerator)

Check for leaks under kitchen sink, bathroom sink, toilet, dishwasher, washing machine, and around frig. Flush the toilet and check for proper operation and no flapper leaks

Check ceiling fans for proper operation and being secure or missing globes

Check fire extinguisher for charge, turn upside down, smack the bottom a few times, shake some, and mark tag for inspection date

Change batteries in smoke, fire and /or carbon monoxide detectors if batteries are changeable. Make sure they are all present and working properly. If hard wired make sure they are all in sync

Check closet bifold doors for proper operation, especially in kids rooms

While checking everything look for signs of pest other than the 2 legged ones

Check for general cleanliness. Make sure you don't have a hoarder

Does the house stink or smell of cat pee or smoke. Are they burning candles

If you have fireplaces, are they functioning properly and the chimney sweeps clean

If you have HVAC, is air coming through all the vents. Is the filter clean. Leave them with more filters. Is the thermostat working properly. Are the coils clean and fans lubed (if oil able)

If you have window or wall units, are the filters or screens clean. Are the coils clean. Are they draining properly. Are they leaking out in the floor or rotting out window ledges. Are they installed and sealed of correctly

Are you missing any curtains, rods or blinds

Did you let the overgrown termites out when you came in? Oops

OUTSIDE

Are the gutters clean and secure

What is the condition of the siding

Any broken windows or missing screens, rotting

Condition and proper seal of exterior doors

HVAC operation, clean drain, clean coils, lube fans, general condition, is it still there?

Check porch floor, decks, railings

Check sidewalks, slabs, steps

Check condition of roof

Check under house for any water leaks, pest, loose and falling insulation, termite damage, HVAC ductwork condition, flooding, sump pump operation, lighting if applicable

Outside spigots for proper operation or leaks

Car charger. Is it still there.

Check storage shed and garage condition as house

Yard maintenance

Condition of trees

Any fencing condition

Is the Pitbull in the fence?

Hah! Not worried about dogs but we have a lot of people who worry about their cats getting out.

W,

In order to hire out semi-annual inspections to a helper, my list requires PHOTOS of each thing I want inspected.

It's very similar to our Move In photos list -

-every wall of exterior

-a general photo of each room (Move in requires several for each room)

-ceiling of each room (leaks)

-ceiling of each closet (leaks)

-furnace, water heater

-under each sink

My method is to have the home PERFECT before they move in so over a year or two or three there is seldom anything to repair.

We START by asking them if there is anything that needs attention which makes the inspection much more meaningful. They are HAPPY to report any issues.

BRAD

Sorry a bit long, We use this turn-key sheet from an excel sheet for our units. Takes some time but sure saves call-backs and unhappy tennants

Address _______________________________ Date _______________ Who _______________

If you see repair needs done and isn't on this list, DO IT, or write it down

If an item on this sheet will take longer than 30 minutes - ask before you do it.

REKEY UNIT Old Key ______________ New Key ______________

HIGH-LIGHT ANY LINE NOT DONE PUT YOUR INITIALS BESIDE EACH LINE YOU DO!!!!!!!!!

Set thermostat to 82 3/2--10/1 and low as can go 10/--3/1 leave cabinet doors open

Houdini entry locks and plungers and work each one several times - wipe off overspray!

Every door and latch open, close, shut and lock properly,

All doors have deadbolt and passage, IF NOT - list what is there and advise office

Every door has a soft round door stop-these will replace the spring style everywhere possible, then remove spring stop

MATCH COLOR OF STOP TO COVER PLATES- ASK IF NOT SURE

Every kitchen cabinet, bathroom vanity drawers and door work properly

2-sets key's in freezer and checked for proper operation

EVERY light bulb works and matches others in fixture, porch light, carport light-CLEAN OUT BUGS!

Every switch and receptacle works and are straight and plumb

Signs of roaches puff D.E. in all required spaces, remember light dusting not heavy

Doorbell and buttons work and lighted if so designed

Kitchen sprayer working properly

Garbage disposal working properly and doesn't stink, Allen wrench to unstick garbage disposal is in place by disposal

Sink drains sucked out using wet dry vacuum and special suction cup attachment

All drains have screen for large objects, and rubber stoppers or valves

Every plumbing fixture not leaking, sink, lavatory drains and supplies, washing machine hoses, ice maker valve hose

Toilet- 'wiggle', wax ring leak?, Tank- 'wiggle', fill tube in place?, Tank fills properly, stopper good shape, caps on bolts?

Check toilet seats are secure or if needs replaced

Shower HAS curtain rod and HOLDERS on each end secured with screws prevent messing up paint/sheetrock

Toilet paper holder, installed and works properly

Bathroom vent fans work properly and clean if you can see ANY DIRT

Test ALL, alarms in every bedroom & floor, PUT DATE ON BATTERY, replace battery if MORE than year old

Stoves, every burner and check oven, does oven light work

Range hood filter - - is it clean? - - Does it need replaced? If so replace

Refrigerator, check all shelves, racks, handles, clean coils, does light inside fridge work?

Ice maker proper operation and TURN ON

Dishwasher, CLEAN screen, then run check for proper operation

Install new air filter, WRITE DATE on filter when installed _______________ - note size _________________________

Write in WHITE preferred size of air filter on furnace or filter grill 2" tall letters or as large as possible

Ceiling fans checked for proper operation, no wobble, make sure EVERY screw is tight.

Ceiling fans do ALL pull chains in place and work properly

Water heater check the flex lines for leaks or corrosion!! We have had a problem here.

Label Water Heater Breaker WHITE and turn off while unit is empty

Water heater flush drain valve under full pressure for 2-minutes NOTE: Must be direct plumbed outside of house, or hose

Dryer vents - clean out lint

FOUNDATION VENTS-OPEN/CLOSE SEASON, MAKE SURE ACCESS DOOR WORKS

Dryer vent cover outside, covers have their flaps in place clean and working properly. To keep out birds

Put horse pill in condensate pan

Outside hydrants not leaking

Entry doors sealed, thresholds, sweeps etc. see if you can see daylight anywhere

Storm doors complete check

Garage doors tested and Openers tested - - LEAVE OPENER BY TURN-KEY SHEET

Windows -- No broken, locks work

ALL APPLIANCES MUST HAVE INFO SCRIBED PERMANANTLY FOR ID.

Mail box in good working order, straighten post, numbers on box

Attic fans work proper operation.

Leave toilet seats up ALWAYS, this prevents mold growth while sitting empty

Storm windows all in good shape and closed, if not able to do this give COMPLETE DESCRIPTION OF PROBLEM

List and Location of any screen or storm window not 100%

OUTSIDE receptacles and LIGHTS all work properly and have proper covers,

House numbers are in good shape and legible,

List below/side all work done/parts used on each unit - use additional sheets if needed

NOTE: Make special list of items we will need to charge Tenant for

Spray and bait for bugs

From here down is list of items we may not do 100% but would like to.

Every door, top, trim baseboard, crown mold, cabinet, under sink, caulked so bugs can't enter, want everything to look GROWN together!! This is a MUST when painting

ONLY ONES THAT SQUEEK -- door hinge pin needs lubed for no squeaks especially screen doors - wipe off overspray!

Doors that won't stay where you put them, bend hinge pin so they won't swing, may take more than one to be bent

Put vinyl under sinks and vanities if needed also paint underneath to make it brighter

Seal under edge of kitchen counter above dishwasher and in front of sink and extend 12" to each side with polyurethane

Put on oversize receptacle and switch covers where needed, want NO holes in sheet rock showing,

Every faucet clean aerators and screens or de-lime

Kitchen sink drain bowl body part that holds strainer basket is shiny and not all tarnished brass

Rubber guard on disposal good shape

Key or Allen wrench to unstick garbage disposal is in place, if not get one and make home for it.

Does tub need re-caulked? If so make it look good

Does vinyl on floor need ¼ round to seal so no water gets in?

Check make sure Stove and Dryer plug are not in upside down - bending the cord pointing up

Mini blinds must be put to outermost edge-away from glass- inside a window so lock will open and not mess up mini blinds

Water heater has a drain pan and it is plumbed to outside of house or a sewer drain

Water heater Pop-off plumbed with a 4" piece of CLEAR PVC pipe AND EMPTIES OUTSIDE HOUSE, NOT UNDERNEATH

Ac drain sucked out using wet dry vacuum

Vacuum out all floor registers , stick hose in as far as will go and use brush

AC condenser unit has a gutter over it with gutter guard if needed, prevent roof water runoff to unit

Remove any satellite dish, pole, or mount, make any holes watertight, exception if installation very good, then ask

If we leave dish, MAKE A SEPARATE MAP SHOWING LOCATION OF DISH - DATE MAP

Walk around house, check soffits, fascia, gutters, downspouts, leaf preventers, identify and fix any problem

Square footage of house, basement, garage, drive-if paved, outbuildings just outside dimensions - not exact floor plan

Map - DATE - where water meters are, measure from at least 3 permanent items, EX corners of house, front door

Map - DATE - where sewer cleanouts are, measure from at least 3 permanent items, EX corners of house, front door

Put For Rent sign in yard with appropriate small description signs

Phase 2 WISH lIST to do on each unit

Drain water heater. Clean out/vacuum out lime. Install flush valve. Record clean out date on water heater.

Install valve / frost-free hydrant by water meter for a blow down valve to winterize

Connect AC condensate line to water heater drain

Foam switch's and receptacle's

Guttering cleaned and hanging properly, install SUR-FLO

gutter guard

Install box over sewer cleanout

Wash house

Wash outside condenser coil

Remove and wash blower fan, they get gummed up and out of balance

Wash inside condenser coil, air seal return air boX

Phase 3 Wish List to do on each unit

Main water line to loop up in living space to have shut off valve

Clean crawl space

Put down vapor barrier in crawl space

Build AC block stand

Install outside receptacle, motion lights

Install outside water hydrant - also by AC condenser and sewer cleanout

Lights and receptacles in attic and crawl space with switches

Blower door test house

Label all electrical breakers

NOTE: Stove wires are 8/3w/ground use 40 amp breaker

NOTE: When running wire for AC Condenser - add a 12/2 so can have a 120v outlet by unit for utility purposes

Not sure that this would work with a simple inspection. On every turnover the first thing after my pictures is I turn off the supply line to the toilet(s), take the tank lid off and place it on the seat.

This allows me to see if there is a slow leak with the toilet. The tank lid on the seat reminds me that I have done this.

On a simple walk thru unless you had a really bad leak you probably would not get any benefit from this.

Although I have asked tenants to do this before bed to see if the toilet is the culprit for a high water bill.

I like the toilet trick, Zero. I'll remember that.

For a routine maintenance visit in an occupied unit, this is what I have:

The Item - tenant initial list are headings of columns in a table, to the right of the list of items. I take it printed on paper, & check it off as I go.

ROUTINE MAINTENANCE VISIT CHECKLIST

Date: _____ Address: __________ Tenant: _______ _

Take Keys, Stepstool, GFCI tester, Flashlight, Camera, Pen, Clipboard

Item OK Needs AttentionDescribe Date Repaired Tenant Initial

Security/Safety:

Front Door lock

Back Door lock

Windows lock & screens in place

- Living Room

- Kitchen

- Front

- Rear Bedroom

Smoke Detectors, test button

- Living Room

- Front Bedroom

- Rear Bedroom

Fire extinguisher, charged

GFCI working

- Kitchen

- Bath

Plumbing:

No drips at faucet/valve, and

No leaks from drains

- Washer Hookup

- Kitchen Sink

- Bathroom Sink

- Tub / Shower

- Toilet, Flushes

HVAC:

Fall - Test Heat

Spring - Test Air Conditioning

Filter -Clean, Min 6 months’ supply

Overall Sanitation

Ceiling fans/Lights

- Living Room

- Front Bedroom

- Rear Bedroom

Exterior:

- Siding, Trim, Paint

- Fence, Gates

- Lights intact

- Roof (damaged shingles)

- Trash bins present/intact

Overall Lawncare

Conducted by: Notes on back

I use a list similar to 6x6 inside and outside. I always have my helper with me - two eyes are better than one. We fix minor items as we go and note follow ups as needed.

Also I use this time to make sure the tenant is operating the house correctly - especially how the AC works - importance of humidity and temp control when the house is unoccupied. Leaks and what to do. How and what the tenant uses to clean the house. How and what to do if the smoke/CO2 alarm goes off. Main water supply valve location.

To add to what others have said: I also check the crawl space vents - are they closed for the winter or open for the summer. And if I'm checking in the summer, I'll check to see if the AC condenser unit is clean.

I provide home tune up twice a year, spring and fall.

An HVAC pro services the system, checks for CO and gas leaks, freon levels, cleans burners, replaces thermostat batteries,.. gives residents peace of mind and puts the liability on them for CO or gas leaks.

I schedule a week with the pro and they charge by the hour. Because they are going unit to unit in apartments and duplexes the cost is often $35-$40 per unit. Big savings and well worth the price to extend the life of the equipment and reduce work orders. Most systems are 45 years old and running great.

While HVAC is serviced, I do a "Safety & Safe Function" inspection during the home tune up. Includes:

- Test smoke detector

- Test CO detector

- Confirm fire extinguisher and fire blanket are present and accessible

- All faucets checked for drips

- All drains checked for clogs

- All valves checked for drips (don't turn, just touch)

- Water heater checked for leaks

- Washer supply lines checked for leaks

- Keyless entry battery voltage tested

- Toilet checked for tightness to floor, flapper and fill valve function

- Tub tested for shower back-spray, tight handles and working tub diverter

- Dishwasher checked for standing water and secure to cabinet (prevent tilting hazard)

- Microwave lights, fan and carousel motor checked

- Refrigerator checked for standing water below crispers, or excess frost in freezer

- Oven bake element feet checked to make sure it's not touching the bottom of the oven

I have a checklist of the tune up items I leave with the Resident so they know what was inspected, what was addressed or what may require follow up.

The list may seem long, but it only takes 5 minutes to complete. Most repairs I try to address during the tune up which adds some time to the visit.

Move outs are a lot more comprehensive. I use an 8 page checklist.