Rental properties must be properly maintained to ensure the best possible outcome and the greatest financial return on investment. Well-maintained properties lease faster and for higher rental rates.
Excellent properties find excellent tenants at higher rental rates and maintain their value better over time. Problem properties tend to find problem tenants at lower rental rates. Proper maintenance is one of the top reasons residents decide to renew their lease or move. If you choose not to invest in properly maintaining your asset, the property might sit on the market at roughly $100 a day in lost revenue. In addition, tenants that accept properties in scratch and dent status typically resemble the properties they lease. You may risk rental rate decreases, and turnover cost increases.
At 1836 Property Management, we maximize your return by reducing visible and invisible risks. Our detailed approach to property management results in:
Completing all make-ready work upfront is vital. If you wait to do the work after an application is submitted, we may not have the time to complete tasks appropriately when an applicant wants to move in. Addressing items up front will prevent prospective tenants from moving into other properties. Remember that delays with supplies, labor, and weather are common.
Lastly, agents from outside brokerages know our standards. It’s one of the reasons our properties lease about 25% faster than average. One of our Property Managers even mentioned, “I’ve had several leasing agents reach out to me complimenting how nice our properties are. They tell their clients, ‘Oh, this is an 1836 property, so I know it will be a good one.’” This reputation delivers results for our clients through more showings, less time on the market, more applicants from which to choose, and overall greater returns.
Rental properties must be properly maintained to ensure the best possible outcome and the greatest financial return on investment. Well-maintained properties lease faster and for higher rental rates.
Excellent properties find excellent tenants at higher rental rates and maintain their value better over time. Problem properties tend to find problem tenants at lower rental rates. Proper maintenance is one of the top reasons residents decide to renew their lease or move. If you choose not to invest in properly maintaining your asset, the property might sit on the market at roughly $100 a day in lost revenue. In addition, tenants that accept properties in scratch and dent status typically resemble the properties they lease. You may risk rental rate decreases, and turnover cost increases.
At 1836 Property Management, we maximize your return by reducing visible and invisible risks. Our detailed approach to property management results in:
Completing all make-ready work upfront is vital. If you wait to do the work after an application is submitted, we may not have the time to complete tasks appropriately when an applicant wants to move in. Addressing items up front will prevent prospective tenants from moving into other properties. Remember that delays with supplies, labor, and weather are common.
Lastly, agents from outside brokerages know our standards. It’s one of the reasons our properties lease about 25% faster than average. One of our Property Managers even mentioned, “I’ve had several leasing agents reach out to me complimenting how nice our properties are. They tell their clients, ‘Oh, this is an 1836 property, so I know it will be a good one.’” This reputation delivers results for our clients through more showings, less time on the market, more applicants from which to choose, and overall greater returns.
Paint must be clean and free from marks and a neutral, white or an off white color depending on the architecture. Any shelving and/or TV mounts should be removed. Holes should be filled in and textured prior to painting. We use Sherwin Williams paint because of quality and their guarantees. We have a few preferred colors that are tried and true. Keep in mind that touch up paint on site is often dried or the walls may have faded reducing the possibility of touching up a blemish. This is a case by case basis.
Note: Be aware that failure to deliver a home to market with clean conservative paint colors will result in:
Doors must be free from holes, scuffs and have clean paint. Doors must open and close freely and properly. Weather strips must be in place and in good condition on all doors. Paint on doors should be new or like new and clean from all handprints, dirt and debris. This sets the tone for potential tenants.
Glass must be clean and intact. Each exterior window must have a screen in place. No holes or tears are permitted. Each exterior window must have a locking device. Thumb locks are acceptable on older homes in certain situations. Each exterior window must have 1 or 2 inch blinds.
Sliding glass doors should have vertical blinds or a pull down shade. No drapes or curtains should be present. Any existing curtain rods must be removed, with holes patched and painted.
Flooring should be clean and stain free. Carpets must be professionally cleaned prior to each new tenant. Enzyme treatment may be required. Carpets may be expected to last about 5 years in a rental property. Carpets should be neutral and contemporary in color.
Closets should be free from damage and debris-free. Paint should be clean.
Cabinets should open and close properly. There should be no rot or separating particle board or plywood. Paint or coating should be fresh and clean in appearance.
The yard should be mowed, edged and the debris blown off the curbs. The greater the number of weeds the greater the challenge with HOA’s and future maintenance. Any playscapes and grills should be removed off site for liability purposes.
The flower beds must be weed free. Mulch is cheap, holds moisture to protect plants, looks great and is recommended. Plants should be uniform if installed, trimmed and living. Shrubs in front of windows should be trimmed to bottom of most windows for security and overall appearance. If concerned, ask your property manager.
Trees should have limbs trimmed 6′ high for smaller trees and 7′ high for larger trees. Vegetation should be trimmed back at least 2″ below roof line and away from side of home. Vegetation should be trimmed to resemble a spring cleaning.
Siding should be clean of dirt and freshly painted. Power washing may be required. Paint protects the home from moisture and rot. No nests of any kind may be present.
Roof must be clean of debris and tree limbs. Roof may not have any leaks. Gutters must be clean of debris and working properly. Chimneys must be free from nests. In addition, dryer vents may need to be cleaned to prevent fire hazards.
Porches should be clear of all personal items and furniture. Power washing may be required. No nests or spider webs may be present. Light fixtures should be clean, in working order and free from bugs and dirt.
If present, the sprinkler system must be in fully functioning order.
Fences must not have any broken sections or pickets. Gates must operate properly. Any holes under the fence must be filled in.
All lights and fans must function properly. All bulbs must work. Fans that do not rotate freely or wobble must be repaired. We recommend avoiding new fans with remotes as the remotes are difficult to track and repair if lost. Pull chains must have “pulls” attached to end of chains.
All switches and outlets must be clean, in working order and free from electrical hazards such as exposed wiring. All open boxes must be covered. GFCI’s in wet areas are part of the present building code and highly recommended.
Garage door opener must function properly, if present. Safety eyes must be in the appropriate location and fully functional. One remote per parking spot serviced with a garage door must be supplied.
A fully functional refrigerator, washer, and dryer should be supplied at all investment properties. Residents today expect these appliances to be provided and maintained by the landlord. As always, any normal wear and tear repairs or replacements are a responsibility of the investor. Any damage due to resident misuse or neglect would fall on the resident.
Must be clean, grease free and fully functional. Lights must work if installed.
Range does not need to be new but baked on grease and food must be cleaned. Doors must open and close properly. Metal pans under burners must fit if installed. All burners, lights, knobs and displays must be in working order. Area behind ovens/ranges should be clean and clear of dust, food or misc. items. Rodents like this area when left dirty.
Must operate properly and be free from rust and/or debris. Must drain properly, open, close and latch properly.
Must operate properly without any abnormal noise. They’re all loud but they should not have loose parts. Disposals should have rubber catch in place or additional metal screen in place.
If installed must be in working order or removed. These need to be topped off and filled. This is the only way to monitor usage.
Exhaust fans must be in working order including lights.
If installed, microwave oven must be in working order including lights.
Air Conditioning Units must be in fully functioning order. The temperature differential must be between approx. 15-20 degrees. Filters must be new when delivered to residents. AC condensation lines must be free from debris and unclogged. Drain pans are recommended.
This should be free from debris and foliage. Air should be able to easily circulate and should be 6″ minimum from ground contact.
The water heater must be fully functioning with no leaks. Pans with drains are highly recommended to be installed especially in attic installations. The area may not have debris if the energy source is gas.
Sinks must be clean, drain freely and operate properly with no leaks. Stoppers must be in place and functioning properly.
Tubs and showers must be clean, and caulked properly with clean caulk. Mildew must not be present. Grout must be in place and not cracked to prevent water intrusion. Showers must not leak and must drain freely.
All shower curtains must be removed. Shower curtain rods may stay only if they are clean and in good condition. Both of these fall into the category of personal property which is not permitted to be left behind. However, most shower rods are acceptable. Most shower curtains are not new and/or no one wants to reuse someone else’s shower accessories.
The main water shutoff is typically located adjacent to the curb in the front yard for single family homes. If you cannot find your homeowner shut off we recommend replacement to ensure it’s operational.
These are typically installed in every area with water. They include sinks, toilets, refrigerator lines, etc. These must be fully operational with no leaks.
When we take on a new property we require it to be rekeyed to our key system by our trusted and licensed locksmith vendor. The rekey is mandated by Texas Property Code for rental properties and is required by law to be done within a week of a new tenant moving in. Anytime there are new tenants placed, including the initial tenant and turnover tenants, a rekey is required per Texas Property Code, Section 92.153.
This reduces our shared liability and helps ensure the safety and security of the tenants. The vendor will ensure that the property is up to code and must perform any work that is needed to comply. This not only includes a rekey but also adding door viewers, keyless deadbolts, smoke and carbon monoxide detectors, etc.
Please do not attempt to change your locks or bring your property up to rental code laws yourself. We have specialists to do this for you who are familiar with the requirements.
Smoke detectors must be installed one per any room used as a bedroom, one per corridor in the immediate vicinity of the bedrooms and one on each level if multi-level. These must be no closer than 6 inches to a wall and no farther than 12 inches from a ceiling.
Carbon monoxide detectors will also be required to be installed at any property that uses gas or fuel-burning appliances and/or has an attached garage. Carbon monoxide detectors must be installed outside of each separate sleeping area and in the immediate vicinity of each sleeping area.
Working fire extinguishers must be supplied at all properties, ideally stored under the kitchen sink.
We require that each home have a professional make-ready cleaning performed before the tenants arrive. We also require tenants to return the property in the same condition with receipts of service as proof.
We require that all homes with carpet have a professional carpet cleaning. Tenants are required to return the homes in the same condition and provide a receipt as proof. Some homes will require spot treatment and/or enzyme treatments depending on the condition/history of the carpets.
ALL personal property must be removed from the home. If you can manage this then you can save yourself some money. Remember we’re renting “real property” not a storage unit for the owner’s personal property. We are not responsible for any personal property left behind and the residents have the right to throw away any personal belongings or ask us to have them hauled off.
This means you should not store things in the attic or other storage spaces and expect to come back to use them. Again, please remove all personal property, furniture, cleaning supplies, trash, tools, etc., when handing the property over to 1836PM or we’ll have to have someone dispose of it at your expense.
