How often to check on rented house

Question

I have a townhome that I have rented out for the past 2 years to 2 different tenant groups. All the renters have paid on time and I dont' have much contact with them except when something breaks down etc.. Do you guys go and check your house once in a while if everything is going ok. If you go, what do you check.

The present set has complained about more mantainence issues than the renters last year. But not too much. /also they have had a broken water heater and refrigerator whereas the previous ones had no issues whatsoever. Maybe coincidence...

As an aside, I don't do any preventive mantainence on the house. Do you guys do it.

Account Closed · Answer

Provide proper notice according to the lease and perform a quarterly fire/safety inspection that includes smoke/CO2 alarms, furnace filters, cracked windows, missing screens, broken locks or electrical or plumbing fixtures, holes in drywall, water/smoke stains on ceiling, missing wood trim or handrails, loose flooring/carpeting, general cleanliness etc. You are looking for early signs of trouble or neglect in your property. Rentals are all about preventative maintenance and durability. Do some active listening as you walk and best of luck with your investment.

Deanna McCormick · Answer

monthly inspecton is simply stupid, you should not need to enter every month to see what's going on.

At the most quarterly, furnace filter, in winter, screens, in spring, AC unit in summer and Storms in Fall are good reasons to get in,, besides smoke detectors which are annual city required inspection to do .

I wouldn't want to be bothered by a owner every month if I were a renter.

Yes at the time you do see something not being properly taken care of or used, you give them instructions, if it'd damaged fix repair, and charge them if it's their fault.

If they are abusing the property give them notice that misuse won't be tolerated and could be reason for non-renewal... this is where pets are big items..and those tenants need more directions. if your not smart enough to go NO pets.. Personally I don't do pets. and strictly Month to month terms.

John Burtle · Answer

Do you put in the rental agreement you will call/set up a time to inspect the property every 6 months or how do you go about doing that ?

Do you just put something along these lines in the contract, you will be looking at the, smoke/CO2 alarms, furnace filters, cracked windows, missing screens, broken locks or electrical or plumbing fixtures, holes in drywall, water/smoke stains on ceiling, missing wood trim or handrails, loose flooring/carpeting, general cleanliness etc..(Took this from Account Closed)

JD Martin · Answer

Roy,

Not bad but unlikely most tenants will remember you provided it in a couple of weeks, much less follow it. We provide info sheets with all units that has important utility, emergency cut-off, and other info, and add some miscellaneous info like filter changes and the like.

Someone will do a drive-by of each home at least once every few months. Our HVAC servicer checks on the units twice a year, and will let us know of anything seriously concerning. We do informal inspections if anyone goes to the home for any repair or inspection at the tenant's request. Any time someone is inside the house, a quick look is done at all water appurtenances (washer, sinks, etc) to check for leaks or evidence of past leaks, and will look up in the sky at all ceilings for any evidence of roof leaks (stains on ceilings). That generally covers most issues, and we screen pretty hard so the selection of tenants goes a long way towards having responsible people that keep the homes nice and report problems promptly.

Roy Mitle · Answer

Thank you all. I created a list for tenants to follow since they may not do any mantainence. I plan to post it in the house for the present and future tenants to follow. Please tell me if you think this is good or bad idea.

I hope the formatting comes out ok

November 1.

• Clean range hood filter. (landlord to do it)
• Take out the filter, wash it with soap, wipe it dry and put it back
• Change the heater filter (landlord to do it)
• Check exhaust from the dryer. (landlord to do it). Make sure exhaust smells nice while the dryer is running

Every 1st day of Feb, May, August, November

• Put in the drain enzymes into all sinks per directions. Do it at night and don’t use the sinks and bathtubs overnight.

Every 1st day of month

• Check any leaks around the water pipes. (tenant to do it). Inform landloard

Every day/use

• Clean lint from the dryer

Deanna McCormick · Answer

I think the key here is "YES you do check on your property", It depends on who's using it and how many people are there, as to expected wear and tear, and nuisance issues, and just plain property maintenance exterior, grounds or building work, and weather. It's your property and you want to make sure it's maintained.

But the need to actually enter and disturb a tenant is kept to a minimum.

Lynn McGeein · Answer

Tenants and even property managers do not look at your investment with the same eye that you would, so when you are there for any repair, look around, walk the perimeter, see if outdoor heat pumps are clear or covered in weeds, peak under sink cabinets to check for water leaks, look around tubs for caulk issues, check for beginning signs of rot around exterior doors, porch posts, loose fence pickets, check dryer vents, any trees leaning on your roof or fences.  Catching minor issues before they become huge problems can save you lots of money and prolong the life of your systems.   You don't need to do it often, but we've found less than once a year is not a good idea.  We once found the tenant had moved the gutter drain behind the heat pump pad so he could mow easier.  He eroded the earth under the pad to where it was failing, about to fall in and take the whole unit down with it.  He never noticed it.  The property manager never noticed it.   They don't notice things until it inconveniences them or is so evident that it's become a problem.

Jeff B. · Answer

Agree with Deanna; The tenant(s) are entitled, by virtue of the lease, to "quiet enjoyment" and peeking over the fence or conjuring up a lame excuse to get entry too frequently creates a nuisance.  You wouldn't put up with it so don't expect them to either.  Great way to induce move-outs imo.

Once a year there's a Fire Marshal inspection and your screening process should have allowed this inspection to be sufficient.  Of course, if you're in a war-zone class D environment, you may desire more, but you should have chosen more wisely.

How often to check on rented house

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