– If you own rental property, you’ve probably wondered
this or asked this question. How often should I actually in there and inspect the property? Should I never do it? Should I do it every month? How often should I get in there? Well, let me offer you a
couple pieces of guidance around how often properties
should be inspected. So, I’m Marc Cunningham
at Grace Management and these are the rules we follow and it’s been very effective for us. Number one, you wanna
inform the applicants at the time they’re applying that you’re going to be
inspecting the property. Why? Because it’s gonna
scare the bad ones away. Meaning this. Let’s pretend I’m a bad
tenant and I’m gonna come in and I’m gonna grow
marijuana in the basement. Which we don’t want, right? So I’m applying for the property, I’m interested in the property, and suddenly I’m informed at
the time I’m applying that, “Hey, Mr. Applicant, “inspections will be
done on your property.” Oh, they will? Okay, I think I’ll go
elsewhere to apply then because I don’t want you to
find my marijuana grow facility. So, simply by being very upfront that we do inspect our
properties regularly, both exterior drive-bys
and internal inspections, that’s gonna scare the bad
people away a little bit. So, it’s a self-screening aspect on the front-end, number one. Now, number two, make sure
your lease is updated. Make sure your lease allows you and gives you as the landlord
access on a regular basis, when appropriate, to get in
and inspect the property. Now, how often is appropriate? I’ll get to that in just a moment, but the lease needs to address it. The lease needs to give you legal access to get into your property. If your lease doesn’t address it, you need to make sure
your lease is updated. Now, number three, at a minimum, at a minimum you wanna be in there one time per year during the least term. So, a new resident moves
in, give ’em four months, get in there and do an inspection. Now, you certainly
could do more than that. We do not recommend doing
more than quarterly. If you go twice on the first six months and the property looks great, then there’s no reason to
continue to go quarterly because it can be
considered an infringement upon the tenant’s rights of
what is called quiet enjoyment. The tenant has a legal right of quiet enjoyment of the property. We’ve had landlords, for
example, call our office and say, “I want an inspection done every month.” Well, we’re not gonna do that. Unless there’s a reason
that we suspect something, we’re not gonna go in there every month. Why? ‘Cause if I was a tenant, I would not want my landlord
coming in every month. That’s intrusive, it’s too much. So you wanna be in there at a minimum one time per year to inspect. Now, as you’re in there,
what do you look for? What are the kinda things that
you should be looking for? Well, you wanna look for lease
violation issues, number one. For example, does the lease say no pets and there’s a little doggy
dish by the back door? Well, that’s not a good sign. Maybe they brought a pet in. Does it look like they’ve moved more people into the property? But we’re not just there to
look for lease violation issues, we’re also there to look for
potential maintenance issues that maybe the tenant didn’t report. Is the bathroom really dirty? Is there mildew starting to
grow on the tiles in the shower? Well, we better address that now. Is there a leak in one of the faucets that should be addressed? Is the toilet running? What are the things from
a maintenance standpoint we wanna address? So this isn’t just a purpose
of getting a tenant in trouble, this is with the purpose of
maintaining our rental property. So, we’re looking for lease violations, we’re looking for maintenance items, outstanding issues that need to be fixed as we’re in the property. The last thing we wanna
make sure we’re doing is we’re documenting that
inspection with pictures and then completing a report, so when we go in there we’re
taking pictures of every room, we’re documenting conditions. Why? To protect the tenants from damage that they shouldn’t be responsible for, to protect the property, to
protect us as the landlord, we wanna protect everybody. This is simply a good clarity thing to do to make sure that
everybody’s on the same page, that nothing is being neglected
over the short or long-term. Now, if you’re doing
this on a regular basis, it’s gonna be good for the tenant, it’s gonna be good for
the property manager, and good for the owner. This is truly one of those everybody wins types of scenarios. Now, if you work with us, if you’re a client of
Grace Property Management, we got you covered. We’re already doing these things
for you on the inspection. If you’re not one of our clients
and you manage on your own, start inspecting your properties,
looking for these things. If you’ve got questions, reach out to us. We’re happy to share a sample report, let you know what these
inspection reports look like. Grace Property Management,
hope this helps.