Why You Should Inspect Rental Properties Regularly by:David Evans
Just what can a tenant do to a house in a year
? Or, three months even? More than you can possibly imagine. Thats why tenant inspections are so important. Tenants can engage in behavior that will cost you thousands of dollars, or perhaps even cause you to lose the house entirely. Worst case Scenarioa Meth labjust hope that the house burns down, because youll never be able to clean it up well enough to rent it out again!A 90 day inspection is a reasonable compromise between being entirely hands off (a recipe for trouble) and being overly intrusive (a recipe for unhappy tenants). 90 days is also the recommended time period between changing extended-life air conditioning filters the perfect excuse for entering the home.
In your lease you should have a clause that allows you (or your representative) access to the rental property, at reasonable times, with advance notice. This allows you to access the house to change filters and inspect the premises. Call the tenant the night before the inspection, although they dont need to be present. When you get to the house use the doorbell, bang loudly on the door, wait a minute, open the door and call loudly. This is to avoid any embarrassing confrontations with a tenant taking a shower or still in bed.
The Checklist
Roof Check that the shingles are intact.
Siding Check that the siding is intact (especially on the deck near a gas Barbeque).
Grass and landscaping Is the grass mowed and the landscaping tidy? Tall grass annoys the neighbors and might even get you a nuisance citation from the city. This is an early indication that the tenants are not taking care of the house.
Air conditioning filter replacement If the filter for the air conditioner is clogged with dirt or dust (the filters job is to remove these particulates from the air) then the heat pump has to work harder and this will reduce the life of the whole unit. With the average heat pump costing in excess of $3,000.00 to replace this is an expense to be avoided for as long as possible. Most tenants dont bother to change the filter even though changing the filter regularly will reduce their utility bills. The cheapest filters that you can buy are about a dollar each and need to be replaced after 30 days. You can also purchase extended-life filters that dont need to be replaced for 90-days. The extended life filters cost about twice as much as the 30-day type.
Kitchen cleanliness Be on the lookout for behavior that leads to insect infestation Bugs can cause tenants to move out and hundreds of dollars to remove. Excessive dirty dishes, food left out and trash can all cause problems.
Sinks Check under each sink for leakage. Tenants may not notice, or not report a leaking sink. Getting the leak fixed early will prevent damage to the cabinet and to the floor.
Shower Check that the tenant is using shower curtain.
Ceilings Check for evidence of roof leaks evidenced by damp patches in the ceiling. This may be your first indication that a flashing is leaking on the roof.
Unauthorized pets Check for unauthorized pets.
Carpets Look for evidence that the tenant is not cleaning up spills on the carpet or laminate flooring. Carpet tends to stain, while the low-end laminate flooring that I use swells up if liquid is allowed to pool on top of it.
Door hanger - If the tenant is not home when you inspect the house leave a door hanger that explains when you entered the house and why.
David Evans
About the author
David Evans is a real estate investor investing for his own retirement in single family homes. The 15 house retirement plan is his take on how to get on the fast track to a secure, comfortable retirement. 7 Tips on Starting a Business After You Have Lost Your Job by:Feargal Byrne The Half Day Network A 2x2 Matrix To Infinity And Beyond by:Gregory Downey How Recession-Proof Are You? by:Hannah Samuel Financial Security and the Perfect Business for the Average "Joe" or "Jane" with Credit Spreads by:Jason Stuart Registered Service Agents - Why Your Company Should Use an Independent Registered Agent by:Jere Jimerson Housing Starts Down? I Don't think So! by:Joel Weihe Project Management Training Courses: So Many Options! by:John Reilin Banks Arent the Bad Guy by:Karla Jo Helms How to Make a Rewards Credit Card Reward You, Not the Company by:Margaret Winfrey The Advantages And Disadvantages Of Secured Loans by:Michael Challiner Business Process Outsourcing in the Philippines through Web Dot Com by:Michelle Fernandez Corporate Social Responsibility in Website Development and Business Process Outsourcing by:Michelle Fernandez All Encompassing Envelope Printing! by:Muqtada Khalid