Why you should inspect rental properties regularly.

Just what can a tenant do to a house in a year? Or, three months even? More than you can possibly imagine. That's 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 Scenario...a Meth lab...just hope that the house burns down, because you'll 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 don't 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 filter's 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 don't 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 don't 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
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