HOW MUCH DOES MAINTENANCE COSTS?

What can we expect to pay for maintenance on our rental property?  That is a question that many new clients have and is actually a pretty hard one to answer.  First off, is your home 50 years old and needing a lot? Is it 20 years old on the original roof? 10 years old with original appliances? Or is is brand new and still under builders warranty?

All of those answers can be influenced by the quality of home you have, is it a basic rental, nice suburbia, or a custom built house?  How has it been maintained up to this point?  If there are current tenants, how have they been maintaining it?  Do they run their kitchen and bath fans when they should? Are they changing filter furnaces?

Below there is a list of things to consider with your investment property.  Some of them are needed like cleaning gutters if you are under huge trees or pressure washing cement walkways if they are shaded but for some homes they may not need these items.  This list is not comprehensive.  Some properties may need more and it is up to you to list these things when filling out your new property onboarding paperwork. 

Finally toward the bottom is a link to a website that will help you come up with estimated costs for a variety of maintenance items.  Everything varies depending on location, material cost, how fast it needs to be done and many other variables.

There are many items that can affect the price of maintenance on a turn.  Everything mentioned above plus the many different conditions that a tenant can leave a property plus how long the tenant was in the property.  Time of year affects parts and labor cost, and availability as well.  Due to all these factors it is impossible for us to estimate how much a turn will cost, you are our second set of eyes so please watch for the property review report and work orders that will all be posted to your owner portal.

• The maintenance limit pre-authorization does not apply to the following situations:

  a)Turnover expenses to prepare a property for renting

  b) Emergencies

• If the property has been professionally cleaned, carpets cleaned or the carpets have been replaced recently please forward those receipts for our file.  Unless we receive that information we will proceed  with our normal process.
• Just like starting any business, the start-up cost to get things ready and tenants moved in should be factored in when reading your first couple of monthly statements. We want to get you cash flow positive as soon as possible, but between maintenance and  cleaning costs, vacancy time and leasing fees, it takes some time before we’re smooth sailing!

Our goal is to get your property ready to rent in as little time as possible and get a new tenant in.  The cost in lost rent of moving slow usually far outweighs the benefit of slowing down the turn process in order to save a few bucks.

Required

Quarterly

• Change furnace, AC and refrigerator filters
• Pest Control (as needed)

Semi-anually

• Winterization and De-winterization

Annually

• Backflow testing
• At the annual property review, applicable maintenance items related to intended funcionality, safety and security, which will be addressed via a regular work order

Optional

Quarterly

• Preventative Pest Program

Anually

• Gutter and downspout cleaning and/or repair
• Roof/moss cleaning and treatment
• Furnace/AC/HVAC tune up
• Yard cleanup
• Dryer vent cleaning
• Pressure washing of hard surfaces
• Chimney cleaning

Every 2-7 Years

• Chimney sweep

***This list is not exhaustive and should not replace advice from a licensed, bonded, and insured professional specializing in any of the mentioned fields.***



You may also be interested in...

Visiting our Frequently Asked Questions to learn more about the experience of having your home managed by us.

Additionally, explore our Standards and Cleaning page to understand our management requirements.