How often do you inspect your rented property?

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One low-key method I like to use is to schedule a visit to change the batteries in the smoke detectors. This gives you a legitimate excuse to tour every room in the property during the lease without being too intrusive. Just order the Amazon Basics batteries in bulk. As for damages, I wouldn't worry too much about drywall, paint, or carpet. To calm your fears a bit, I'd say you can ask for some additional deposit funds as a condition of renewing their lease if you're concerned that their damages will eventually overrun the security deposit. The bottom line is that nobody likes to feel that they're living under a microscope. You want them to stay put and decrease your long term holding costs with regard to vacancy and turnover expenses.

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No less than twice a year. But enough little things come up here and there that we end up at our properties every 3-4 months anyways.

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@Tim Herman this is exactly my point. My tenant has been paying on time and no other problems to note besides the counter top. (It doesn't affect the usability however, it will need to be replaced when they move out) To me it's something that I will address when their lease is up, however it seems like I should make them aware that I know about it and tell them to be more careful. It is also something that I don't want them "fixing or repairing" themselves so a notice to cure doesn't solve any problems and I'm not interested in evicting a tenant over a minor accident.

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@Patrick M.I rarely ever go inside some of my properties. I haven’t been in some for a few years. I only go in if they have a maintenance problem that I want to look at and see if I can fix myself. If I notice some damage, I don’t sweat it and usually don’t say anything. That’s what their deposit is for. I’ll take it out of that if they fail to repair their damage when they move out.

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Everyone is different. I usually inspect twice a year. I'll do it more often for tenants with payment problems, lease violations, failure to maintain landscaping, or other red-flag behavior.When you see a problem, address it immediately. If you see a scratch in the counter top, give the tenant written notice of the damage and a deadline for repairing it (15 days should be sufficient). Inspect to verify compliance and move on. If they fail, terminate their lease and get rid of them.

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Coming back to my thread. After nearly 3 years of the same tenants I must say I will need to inspect the property likely quarterly going forward with the new tenants. When I was in the property about once every 9 months things looked to be pretty good. It looks like within the last 2-3 months things started to take a turn. They are in the process of curing and will be revisiting on Friday as well as next Monday. Good lessons learned that despite being SF B class, more frequent check ins will be appropriate with the next tenants. As well as strict documentation and notices. As far as cure, going forward I believe I will send in a professional to fix and then I will have to bill the tenant. Or do you require tenant show proof of professional fix?

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@Patrick M.Quarterly for B class (but keep in mind I’m 99% animal friendly). Document, then send a note requiring remedy within ~30 days for RE-inspection. Include an option for 2 trusted handymen / trades (if required) you normally use and be clear who is covering the bill. Do not let it go until move out and just keep deposit $. Why? Because if you walk through and see legitimate damage that does not get addressed, they will assume it isn’t damage because it didn’t get addressed and you didn’t bring it up. They’ll also just keep adding to the list. If they don’t / wont book it for repair (or do a crap job themselves) have it done (correctly) and bill them with net 30 terms. If it goes longer than 30, they’re in breach. To be clear, this is for damage, NOT normal wear and tear.

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It hasn't happened yet, fortunately. I have a PM, so I will leave it to them to handle when the time comes.

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@Andrew Ashby I like that low key snoop lol I'll try it when my property comes up to a year. I've been coming in every three months to replace the air filter, but that only allows me to see what's going on downstairs.

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I like the @Andrew Ashby plan of replacing smoke detector batteries and fire extinguisher inspections. I also have my PM replace the furnace filters. I would say you could inspect the property as often as you feel the need to or as often as you have time to do so. Most rental contracts stipulate inspection frequency so as long as you provide the required notice you should be able to when you feel necessary.I also agree with the people above where you should tell the people about damages right away and do not let them try any home remedies as the work will probably be sub-standard. If they want to pay for a professional that would be OK but you have to ensure the standard of your property is maintained. Good luck.