annual property inspection

[Kimberly Gillock]

Hi all!  So I'm working on up'ing my landlording game and planning to start doing more formal annual inspections of my properties (had been able to generally inspect when there for repairs, etc).   I read @Brandon Turner's book on property management (thanks!) and wanted to see what else other landlord's check for at their annual inspection?  Besides leaks, CO and smoke detector function and generally making sure the property is in decent condition, what other items are on your checklists, specifically?  Also, I couldn't find many other threads that addressed this... if there is one, please let me know. I have also tried to find the Occupancy Safety Inspection checklists for the cities my where my properties are located (tulsa, oklahoma and denver, colorado) without success. :/

Thanks! 

[Sam Leon]

I do my own management so I inspect every time I change AC filters which is about 45 days.  Tenants know I do a series of other maintenance items on the same trip.

This is my basic list.

(1) Replace AC filter.

(2) Bleach AC condensate drain line.

(3) Test thermostat and replace batteries if necessary.

(4) Exercise ALL shutoff valves - kitchens and bathrooms.

(5) Inspect and feel around under sink drains for moisture and leaks.

(6) Open toilet tank and look at the tank bolts and overflow tube.

(7) Test garbage disposer and throw some ice down.

(8) Test smoke and fire alarms.  Replace battery is necessary.

(9) Test/Reset GFCI receptacles.

(10) Test outside hose bibs and main shutoff valve.

(11) Visual inspection of ceiling for stains.

(12) Replace burnt out light bulbs for elderly tenants with no ladder.

Then every 6 month or so I would do a few additional things such as wash down AC compressor coil; open the tub drain and bathroom lav drain stopper and tease out the hair down there; may be do a test load of wash and dry if I have some dirty rags in the back of my vehicle; get on the roof for a visual check, open the main sewer cleanout outside and shine a flash light down, and obviously I emailed tenants before each visit to see if they need me to look at anything.  The emails give me a written journal of "no everything is fine" if someone complains later about "things hasn't worked for a long time".