Fellow landlords, I am curious if you are doing anything about lighting fixtures inside your rental properties that use incandescent bulbs wired to traditional dimmers.

Regarding maintenance, lease only mentioned that tenants are responsible for the following:-All electrical systems and fixtures repairs when those are necessitated by the fault or negligence of the tenants-All doors, windows and frame repair -Protection against insect and pest-Structural repairs from tenants fault-Routine HVAC maintenance and repair-Lawn.

There are also light bulbs and light fixture covers missing.  

We completely remodeled the unit interiors w/ new appliances, counters, plumbing/lighting fixtures, doors w/ hardware, and vinyl plank flooring as well as installing new vinyl windows in every unit.

Issues identified during walkthrough on 4 March 2019:3/1 unit - actually 2 bedroom, 1 bath - ‘3rd bedroom’ is actually a den. 2nd floor bedroom has sloped floor.1/1 down unit - water damage in bathroom ceiling, no bathroom sink, no bathroom light fixture, pipes recently froze1/1 up unit - low water pressure, possible water damage in living room ceiling, damage around entryway from living room into kitchenAs the property isn't of the quality we would like to live in ourselves, in addition to not wanting to ask the 10yr tenant to leave, we're looking at this as a full investment property that we would manage ourselves.  

Instead of being a leech of city resources this is going to become a fixture to our community!! 

  $3,000 for a new plumbing fixtures and pipe replacements.Expense the $2,000 for books and taxes under the DMSH. 

The apartments are outdated with wood paneling walls, old appliances, old fixtures, and outdated carpet. 

If you can remove a light fixture from the ceiling in a room (dining room is usually easy since there is a light above where the dining table should be) and see what kind of electrical wiring is used, this will be a great help.

Of the 3 houses I have purchased so far, we spend $3,000 on the first house just doing small stuff like light fixtures, ceiling fans, smoke detectors, and various minor repairs.