Rental Property Turnover Maintenance Items

[Sean Boyle]

I'm looking for some feedback on the typical items that are done to a property during turnover to a new tenant.  I have a rental property in Charlotte, NC and I've had a property management company in place since the tenant moved in.  We are now at the point where the property needs to be cleaned up and made ready for the next tenant.  Here are my questions:

1. When do you normally start marketing the property to try and get new tenants placed?  My management company waited until the property was vacant and all necessary repairs are made.  I would have thought the marketing would take place before the tenants moved out to minimize the time the house is vacant.
2. Are there standard items that are typically done (besides a deep cleaning of the property) during a turnover?  I'm being told that I need to pay for a check up on HVAC, plumbing, and electrical systems?  
3. Do you pressure wash a house every time a tenant moves out?
4. Is touch up painting of the interior of the house something that I should have to pay for or should this come out of the security deposit?  The house was completely remodeled before the tenant moved in and the entire house was painted.  I don't have to perform touch up painting on my house every year and didn't expect to have to pay for this on a rental house.

Thanks for any feedback.  Maybe I'm being naive, but I don't see many of these items being necessary.

-Sean

[Mark Fries]

@Sean Boyle

Like most property management companies... yours sucks...

The only thing that is needed is a deep cleaning and a paint touch ups and both of those are your responsibility, plus any other obvious issues. You do not need any systems check for the plumbing, air conditioning or electrical.

Good property managers or landlords should always start marketing a week or 2 before the move out so they can get ahead of the game and cut down on the vacancy time.

The problem is you're never going to find a property management company that thinks the way you do and tries to stay ahead of the game

[Mark Fries]

@Sean Boyle

Oh... and I haven't pressure washed my rental homes in 10 or 15 years and it seems to have absolutely no effect on my ability to rent or make money.

[Daniel Moffett]

@Mark Fries Thanks for your opinion, I'll offer a little different insight coming from 15 years of professionally managing properties. 

1.  Marketing a property before it is ready will often attract a resident that is comfortable with the property as is (dirty, unfinished, and in disrepair).  In addition as sales agents know the first 2 weeks you are on market are the most important.  If you market a property before it is ready you will very often lose your most qualified residents.

2.  Taking care of your property is important.  Standard checks of the HVAC, Plumbing, and Electrical system should be put in place to make sure the major mechanical systems are cared for.  This preventative maintenance extends the life of your system and also ensures your resident moves in to a functioning property on day 1.  If you skip these steps you run the risk of starting your relationship with your new resident on the wrong foot! 

3. No, you don't need to pressure wash your house every time.  Pressure washing should be done when mold and mildew have built up.  Periodically power washing your home will help retain the curb appeal of your property as well extending the life of your siding by taking care of it.  Some houses need to be power washed every year or two in Charlotte, however most homes can likely extend that and have it done every 3-5 years.  

4.  North Carolina landlord law states that landlords can not charge for items that are normal wear and tear, however one is able to charge for any items that are considered negligence.  It is advised to do a property walk through at move out to determine which items are normal wear and tear and which items are gross negligence.  Often times the move out inspection will reveal items that are considered negligence.  These items can be deducted from the security deposit and can be used to offset some of the turn over costs. 

@Sean Boyle Hope this helps!  Please feel free to reach out to me personally if you ever need any questions answered, I'll be glad to assist. 

[Kevin Stringari]

It likely varies by market and how competitive the rental market is, but with all the new apartments being built and large public companies buying and renovating to rent homes in the Charlotte market, renters demand top conditions in the homes they are looking at and if you provide them and the resident is properly screened, you can get a renter that will stay for a few years and it will make for a very happy and healthy resident/landlord relationship. I have learned over the years managing and owning rental properties that cutting corners and providing sub-par conditions is not the recipe to success. There is a happy median and a good property manager who understands the market knows what to do.

[Laura Shinkle]

Hi @Sean Boyle, I think you've got some good answers here on every end of the spectrum! It is, of course, your property and you should choose what's right and makes sense to you. However, I would like to second what Daniel said. In recommending those routine maintenances, they are looking out for you and your asset. HVAC systems should be serviced twice a year to ensure longevity. I've seen some last 25+years, and I've seen some last 10. That's a big difference. You also don't live in the property, so there may have been issues the tenants didn't notice or report that could be easily fixed prior to a new tenant moving in.

I deal more with the sales side, but rentals are the same in that marketing is huge and first impressions can only be made once. Renters are sometimes pickier than buyers, so make sure everything is ready to go, priced right and then go to market. If you have a good, well maintained property that's priced right, it shouldn't be vacant for long. 

Talk to your property manager and try to think of them as a teammate rather than an adversary. After all, they do work for you so they have your best interests at heart.