PROPERTY STANDARDS & CLEANING

Property Standards that disqualify a property

Most of the items in this section will disqualify a property from being managed by us and are not easily or inexpensively fixed by the owner. Not to say that they can not be fixed, but the owner will need to repair the issue before handing it over to us.

Exterior:

No standing water or drainage issues
No personal garden accessories (bird baths, planters, wind chimes etc)
Building exterior not in worn or distressed condition
Landscaping can not be overgrown or unmaintained as to be a hazard for safety

Interior

No ongoing mold issues
No evidence of water damage. Usually there are bigger hidden issues underneath the surface
There must be posts in the garage protecting gas appliances according to current code
Electrical and plumbing systems to code
No extra appliances, lawnmowers or tools
No personal possessions, no furniture, everything empty (appliances and fixtures stay, this includes TV mounts)

Other Considerations

The home must structurally be as originally designed and constructed with few exceptions
If multiple units, each unit must have its own electric meter and circuit panel
If multiple units, each unit must have its own gas meter
We manage all rented units in a multifamily or none
With few exceptions the tenant needs to be able to use the entire property
Washer and Dryer installed and in working order unless located in garage
No Wells or Septic systems

Repairable Property Issues

The items listed in this section are things that we do not allow in our properties but that our maintenance team or vendors will be able to fix or repair once the property is under management. Keep in mind that some of these items are things that owners just 'get used to' and you may question the need to do them but it is important that a property be safe and in great condition for our new tenants.

Exterior:

Cement - pressure washed and clean, no moss or stains or uneven concrete joints
Wood Decks - stained or otherwise presentable, no rot, no popped nails
Yard -kept up, no weeds or overgrown plants, flower beds clean, mulched, no debris piles, trees pruned not touching structure
Roof - no moss, clear gutters and downspouts

Heating:

HVAC system serviced and clean (filters, ducting) no rusted register vents
Working smoke detectors (1 per bedroom,1 on each floor) and CO detectors (1 on each floor)
If there is a wood burning fireplace or stove provide proof of recent chimney sweep service and cleaning or it will need to be permanently sealed off
Fireplace screens and doors must be in good operating condition

Flooring

Carpeting - in good repair, no holes and stretched tight
Tile - Not broken or missing, grout in good condition and sealed
Laminate or hard floor - No gaps, tears or stains

Walls

No holes, mold, excessive nail holes, nicotine stains, or food stains
No wall murals or unusual wall decor
Neutral paint colors, bedrooms not painted overly 'boy' or 'girl' colors
If not sure, then repaint, great paint gets great tenants

Windows

Normal working condition with working locks
No broken seals (fogged up)
Screens on any window that opens (no rips or holes)
Screens on upstairs windows labeled with fall hazard sticker (we can apply these)
Blinds or curtain rods in place and operational where required (some HOAs have rules about this and we strongly recommend them on ground floor and bedroom windows)
Remove curtains

Kitchen

Appliances
working order and empty
no broken or missing parts
refrigerator door installed with correct 'swing'
Cabinets and Drawers
working order and empty
no loose knobs or hinges
Plumbing fixtures all fully functioning

Bathrooms

Toilet seat and cover - working, not stained, no cushion seats
No water damage and no active leaks
Shower doors functioning or curtain rod in place
Plumbing fixtures all fully functioning
Caulk around fixtures in good condition

Garage

Shelves can be left if safe, clean and secured to wall
Garage door photoelectric safety sensors installed and working
Spare matching house paint may be left in the garage

Locks and Keys

Interior doors can not be keyed with the exception of the one from an attached garage to the interior of the home.

Exterior locks are often re-keyed or replaced at new properties, there are many variables such as:

who lived there last
what locks are installed
if exterior locks match
how well locks work
if copies need to be made, it is sometimes easier and cheaper to re-key

Electronic locks have several variables. Some have master keys and some do not. If there is no way to re-key between tenants then they need to be replaced after the first tenant. If they have no key then they must be replaced before the first tenant. We do not use or allow any Wi-Fi enabled locks as handling the permissions incurs too much liability.

Cleaning Checklist

Cleaning gets done last, after all the other maintenance and repairs are done. If you have lived in your property for many years and choose to have it cleaned as you move out that is fine but there will likely need to be another light clean after any other maintenance is completed and before it is posted for marketing.

General

Dust/Clean all light fixtures, any cobwebs in corners/ceiling
Clean all open shelving and flat surfaces
Wipe all door knobs, outlets, switches
Clean all windows inside including tracks and sill
Clean sliding glass door inside including tracks and sill
Wipe down walls and baseboards as needed in kitchens and bathrooms
Clean all interior doors and inside of exterior doors

Laundry

Run Washer on Hot with bleach, many machines have a "tub clean" cycle
Clean out lint in dryer, wipe out with disinfectant
Wipe out all cabinets, shelves, doors inside and out
Wipe all counters and back splashes
Clean sink, trap, washer outlet box
Sweep, mop floors