Property Inspections

[Enzo Bellido]

Hi guys, just wanted to ask a quick question. I had an issue with an ex tenant who trashed one of my properties around 10 months ago and I knew this property management (PM) company was not looking after my tenants so I decided to change to another PM and asked them for periodic inspections with my properties because of this issue. 

Initially they told me over the phone they will be doing this regularly and after 4 months I asked them if they were checking them. They did not reply to this specifically since I had other questions in the same mail. 

I have now been 8 months with them and I have just had another tenant which did not leave the property in its best condition. No bond and a large number of repairs and expenses I am going through once again......when I asked them why they didn't inspect the house if this time they knew one month earlier that the tenant was going to leave (I was notified one month earlier) they said that inspections for routine have an extra charge of $75 per inspection. I think this is unfair even though this is not stated in the contract that is what I would expect from a PM. Also this was one of the reasons why I move to another PM company because I felt that my prior one was not looking after my tenants and they were destroying my place.

Just as a reference the tenant wanted to buy the property from me but I did not want to sell it so she started to request some repairs which we were attending but then she decided to move and let us know one month in advance......I just feel a bit frustrated especially when my current PM said they would do inspections but they are acting reactively once the tenant leaves and now I have to face all these extra expenses to fix the property again!!

What are your thoughts about performing periodic inspections as part of their work? I am overseas and that is what we usually expect from our PM here, and from what I read is exactly the same in America.

Your input will be greatly appreciated!!!! Thanks a lot!