How often should i check on tenants

Question

Hi fellow landlords, i currently own several duplexes in a low income area and would like to know how often should i check on tenants and walk my units. These units are being managed by property management, but i would like your take on whether or not it is a good idea to check and communicate frequently personally with my tenants.

I had both good and bad experience, some tenants tends to complain more about various issues after i visit them and walk the unit. Still trying to figure out if being a friendly landlord is better or being more out of reach so they dont get spoiled (for lack of a better term)

Thanks everyone!

Chris K. · Answer

With new tenants I usually do the first inspection after 60 days and if everything checks out I'll do them every 6 months. Long term tenants who I know keep the place clean I will only inspect when it's time to renew the lease.

Kevin Fox · Answer

Hey @Henry KamGreat question. I think that the answer will depend on a couple different things.1, What do the civil code/other applicable laws say about conducting general inspections? I'm not sure about NY, but in California they're prohibited all together. The only cases where inspections are permissible are if it is done in connection to making repairs, improvements, or another service, but ONLY if requested BY THE TENANT. (I know; ridiculous, but what's a guy to do) So, step one should most likely be checking up on local laws/civil codes.2. What does you lease say about inspections?In CA, you are actually also prohibited from having a term in the lease where the tenant 'waives' the restriction on general inspections. So, doesn't really apply here, but I think that might be the next place to look after you brush up on the laws/CCs in your area.3. How often would you LIKE to inspect the properties?Once you know what you can and can't do legally, it really comes down to how frequently or infrequently you want to take the time to go out and walk the properties. This may vary by tenant, or it may not. One thing to be careful of, though, is making sure that you're not too overbearing. The last thing you want is to cause an otherwise great tenant to look elsewhere because they perceive your frequent visits as you being nosy/un-trusting.Hope that helps! Feel free to reach out with any other questions.

Thomas S. · Answer

I will do inspections every 4-6 months depending on the tenant. It depends on how responsible they are. You need to get to know the attitude and quality of tenant, whether they promptly report issue, to know how long of a leash you can put them on.I will give notice to inspect to check fire/smoke detectors furnaces etc. and while there insure there are no leaks in pluming, windows etc. basically make sure everything is working OK and have a friendly chat with tenant while observing the general condition of the unit.If I get a feeling of resentment from the tenant I simply explain I am a pro active landlord and am concerned about the maintenance of their home etc. etc. You generally only have to stroke tenants slightly to convince them you are doing maintenance inspections not checking up on them. People skills are important when relaying BS. If I get push back and strong resistance I put them on my short list of tenants to be replaced.It's my property not theirs and I take care of it how I please regardless of what tenants may think. When I screen applicants they are made fully aware of my inspection policies and may choose not to rent from me. Once they are a tenant they understand and appreciate my concern and involvement. If not then they are encouraged to move on.

Mike Hanneman · Answer

I think even though you are using a PM you still need to check on the property, if anything to check on the PM. Especisally in the beginning of this arrangement to make sure the PM is doing eveything they say they are doing and everything that they are getting paid to do. This is your investment so no one can really tell you how often and how to do the inspections so you feel secure. You must though know the law in your area about inspections and not violate it.

Walter Key · Answer

You said they are being managed by a property manager so YOU should not need to check on your tenants at all. Make your management company do their job and have them report back to you every 3-6 months on the status of the units. My management company will do a drive by check at least once every month or two just to get a quick snapshot of the outside, which can give you a great indication of how the inside is being treated. They will inspect the inside of the property at least semi-annually. This is something that you should discuss with your management company and have them put IN WRITING if it's not already.