How often do you do a walk thru "inspection"

Question

Just wondering how often other landlords do a walk thru of the property to make sure they are not trashing it?

I normally walk thru every other month but lately it drives me nuts the way some or my tenants live. Stuff everywhere, can't see the floors, clothes thrown everywhere, dishes piled 2ft high in the sink, ect...... - that's not a real big deal but you cant tell them how to live. All have great references and the money up front, go figure. Sometimes I wonder if its better not to walk thru as long as the money keeps going in.

Poll Question

Would you rather have a tenant always on time and does not take care of the property OR have a tenant always late a week or so but takes very good care of the property?

Marcia Maynard · Answer

We do seasonal maintenance and inspect at the same time.  If you say "inspection" it sounds more intrusive to the tenant than "seasonal maintenance". On these quarterly visits we check the HVAC and change furnace filters, check the smoke/CO alarms, check plumbing, and add other tasks as needed.

We try to be in an out quickly and schedule a time that is convenient for the tenant.  Tenants are more apt to open up when we are there in person.  We try hard to keep the lines of communication open and to listen more than we speak.  We ask them if everything is working okay and look for damages.  We have honed our "scoping skills" and do catch lease violations from time to time.

I've improved my strategy and like @Ben Skove now fix and bill for damages along the way.  I've been a little lax in using cure notices, preferring to just talk to the tenant about what they need to do to get back in compliance with the rental agreement.  While this works with many tenants, there are those who won't do a thing until you either write them a letter or serve them a notice.

Jennifer Lee · Answer

I pick up rent check personally.... lol

only for this lower end multi unit.... otherwise my higher end tenant, never

Ben Skove · Answer

I do quarterly inspections. Messy doesn't bother me. Things which are broken get fixed and billed. Lease violations get a cure notice.

Don't skip your walk-throughs, as it may be your only chance to remedy a small problem before it gets bigger.

Daren H. · Answer

I use a PM so I rarely make personal inspections. I do make sure that my PM performs inspections about every 4 months. We term them maintenance inspections. I want to know what is going on in the property during the first year. After that, the visits can be relaxed to once every 6 months if the tenants take care of business. I am okay with disorganization or junky, but not okay with nasty and destructive. I believe that you can have a tenant that pays on time and takes care of the property. I have seen it so I know I don't have to settle for less.

I reject the notion from some people that higher end rentals do not require inspection. If you think middle class, working class, or poor people are the only people who tear up sh*t or are nasty, you are out of your freak'n mind :)

Jerry W. · Answer

I try to check  at least twice a year to change the furnace filter, but do not always get it done, sometimes my handyman ends up doing it, he lets me know if he sees problems.  I don't worry too much about dishes or clothes, I look for holes in walls, broken windows, etc.  Late rent is an unfortunate but common event here.  As long as I get a call and they drop it by when they say I don't get too worried.  I have noticed however that folks who really try to keep things nice are rarely late.

I also look for unreported pets.

Account Closed · Answer

Poll answer:

The one who paid on time, because I keep the deposit if they mess the place up and I can't be late on my bills so I can't have someone a week late consistently, that's just plain disrespect. I don't care if you don't do your laundry or dishes but we better be square come the 1st.

Ben Skove · Answer

I'm with Marcia in how to phrase it - I also call them maintenance and safety, and encourage tenants to tell me if there are any problems.

While I haven't had an eviction yet, I'm also hoping that having evidence that the tenant either did not report any problems at maintenance time, or that problems were revealed and repaired will prevent any last minute shenanigans about damage that I didn't address.

Gerald K. · Answer

The first step before accepting a tenant is to check current and previous landlords of prospective tenants and ask how they take care of the place and if they were returned all of their security deposit. Next, try to arrange to visit the prospective tenant at their current location to see how they are taking care of the place.

We do inspections at least once per year. Safety/maintenance and housekeeping inspections. Our rentals are in good neighborhoods and most of our tenants are good but we do inspections for them all, even though they are mostly meant for the ones that need checking up on. We have a process for inspection and correction and are up front about it. No drama. We just follow the process that they are already aware of. Our lease says on a continuing basis, the tenant is to keep the place in a clean, neat, and sanitary condition and then we explain details as to what that means. Clothes scattered all over the place and dishes stacked in the sink is not neat, and possibly not clean or sanitary. We especially don't want to see that on a pre-scheduled inspection day. I see no reason to have a rental agreement if you don't verify and enforce it.

Elizabeth Colegrove · Answer

@Nate M

*Disclaimer, I have higher end homes for my areas! My tenants tend to be professionals or military who want longer term "homes" but do not tend to stay their forever and therefore do not want to own.

I personally do not inspect the homes. I tell my tenants that this is their "home". I will not inspect or enter (although my lease allows with 24 hour notice) unless their is an issue. That they are allow to make upgrades/alterations (only with my permission) if they wish. I found just going through it at the end was a whole lot less aggravating. If there is any damage or excessive wear and tear. If they were only there for one year, there should be limited or no wear and damage. I bill them at the end.  It is a whole lot less stressful.

Jeff S. · Answer

Have never done one.

How often do you do a walk thru "inspection"

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