Should I include maintenance and cap ex in an SFR?

[Robert Ferrell]

The reason I am asking this question is because I've come acrossed quite a few videos now on youtube where people holding SFR's are only accounting for maintenance and not cap ex (this is after complete renovations though, so I'm assume big ticket items like the roof and driveway, etc should be set for the next 15-30 years). But, some of these same investors have stated that if they were buing a MF property, they would account for maintenance and cap ex even if a rehab had just been completed.

I feel that it is much safer to include both maintenance and cap ex no matter what the property type or rehab status, and I am not asking this question as a way to cut corners and add extra cash to my pocket each month. I am genuinely concerned with what successful investors are doing.

I currently do not own any rentals but would be very interested in hearing what those of you who do think about this matter. Thanks!

[William Robison]

Depending upon your market area, capex could come into play a lot sooner than 15-30 years.  Consider the lifespan of major systems.  Furnace is a solid 25-30 years typically, but an AC unit could last 10-12+.  Water heaters aren't built well anymore, so I typically account for them every 7-10 years.  At 7 years and $700, thats about $8 a month.  Roofs:  shingles are rated for 25, 30 and 50 years, but rarely does one last that long in a market with extreme temps or hail storms.  Age of the structure will play into it as well.  Even with a new renovation, and even ours are quite extensive, I account for at least some capex.