Rental property Turnover/Repairs

[Eileen L.]

Hello, just trying to get advice on how to go about this turnover.

I purchased an out-of-state property last Aug, and tenant just moved out this May. I have not been to the property yet, but have been told by the PM that they did not leave it in a good condition. I replaced the fridge this past Sep, and I'm being told it's so bad, it needs to be replaced again. I've listed the estimate the PM gave me, but I'm now thinking of flying out there to see the house and condition before signing off on any work. It seems some of these things are small fixes. Any feedback or advice is appreciated. Thank you in advance!

From PM:

"Your last tenant left the property in really dirty/needs work condition!. Note that your tenant ended their lease with a balance of $2,492.35 before their account was closed out!

Your tenant had a security deposit of $900.00 which was applied to your account to help with the turnover repair costs,

Below are the majority of the items that will need to be addressed to make the house ready for marketing and your next tenant.

Scope of Work Needed,

Interior:

- Repair all walls and ceilings as needed $350.00
- Full paint out (Ceilings,walls, doors and trim) $1,750.00
- Install smoke alarms and Co2s for all required areas $225.00
- Replace 10 blinds $450.00
- Replace all interior door knobs(6) $210.00
- Replace kitchen ceiling light $85.00
- Prep and paint kitchen cabinets(Inside and Out) $750.00
- Install vinyl flooring under kitchen sink base $85.00
- Install new stove and fridge(White) $1,575.00
- Firestop kitchen and bathroom $125.00
- Reglaze tub $385.00
- Silicone fixtures and install tub stopper $100.00
- Final Cleaning $275.00
Basement:
- Remove/replace all outlets, switches, gfci's and covers $250.00

- Prep and paint all walls throughout $850.00

Exterior:

- Remove all trash throughout $200.00

- Power Wash house $250.00

- Repair gutter at right side of house $100.00

- Clean fence line $450.00

- Prep and paint back porch $275.00

- Repair front/back storm doors $100.00

- Install trim around front door and paint $200.00

- Install new downspout extensions for all downspouts $150.00

- Install new drain for sump pump to front yard $225.00

- Install new dryer vent $100.00

- Seal foundation at left and right side $400.00

Total Make Ready Estimate: $9,915.00

Tenant's Security Deposit:: $900.00

Owner out of pocket costs: $9015.00

Please note that these costs are projections and added expenses could increase once work begins if additional concerns are discovered. I'll keep you posted if the budget increases more than 10%.

*At this time only the rekey has been ordered to secure the property. I do require your authorization and funding of $9015 prior to being able to start these turnover repairs which will take 10-14 days."

[Peter Tverdov]

OP keep in mind, this forum is VERY DIY landlord minded. Almost everyone on here thinks they know better than a PM and all PMs suck blah blah blah.

My first thought at that estimate was , "wow they are really thorough."

Now, some of that stuff might not be necessary but usually most Mom and Pop landlords don't realize the true cost of running a property in the correct and safe manner. 

Ask for some pictures and videos and make sure you have plenty of reserves when you own rentals.

If you are going to fix the place up, spend money and do it right the first time, don't cut corners. Good luck.