Curb Appeal, Periodic Maintenance & Turnover Tips

Workshop with information on updates that are most attractive for house hunters, what items you should routinely check and maintain, items to look for at vacancy. Includes recommendations for local resources on cleaning, repair, carpets & lawn care.

Transcript

1. Presented by: Lori Hartjoy, Owner Wednesday November 6, 2013 DISCLAIMER: Any information presented or that you choose to use is at your own risk. All details and facts are informational only. You are strongly encouraged to seek legal or financial counsel before making decisions regarding your investment rental properties.
2. NEIGHBORHOOD APPEAL • TAKE A DRIVE AT VARIOUS TIMES OF DAY/DAYS OF WEEK • GET TO KNOW THE NEIGHBORS • SENIORS, DISABLED – CAN YOU LEND A HAND? • PROTECT YOUR INVESTMENT • MAKE A LIST • ITEMS YOU CAN REMEDY • ITEMS YOU AND YOUR NEIGHBORS CAN REMEDY • ITEMS THE CITY MAY NEED TO ADDRESS
3. EXTERIOR APPEAL • LAWN & SHRUBS • PAINT • GUTTERS • REPAIR PROJECTS • DRIVEWAYS
4. INTERIOR APPEAL • THE FIRST IMPRESSION – • CLEAN • GOOD REPAIR • MAKE A LIST OF EASY ITEMS TO ADDRESS • ADD THE MEDIUM COST/LABOR INTENSIVE ITEMS • COME UP WITH A PLAN FOR MAJOR ITEMS
5. PERIODIC MAINTENANCE/REPAIRS • HOW OFTEN • WHAT TO MAINTAIN & WHEN TO MAINTAIN • FOLLOW UPS • WAS THE WORK YOU REQUESTED COMPLETED? • WAS IT COMPLETED IN A MANNER TO YOUR SATISFACTION? • WAS THE RESPONSE TIMELY? • DID YOU FIND OUR TEAM MEMBER TO BE PROFESSIONAL AND PERSONABLE? • WERE THERE ANY QUESTIONS REGARDING THE REPAIR THAT WERE NOT ANSWERED OR EXPLAINED TO YOU? • ARE THERE ANY ADDITIONAL REPAIRS THAT SHOULD BE COMPLETED IN YOUR HOME? • PROTECT YOUR INVESTMENT • MAXIMIZE YOUR PROFITS
6. VACANCY TURNOVERS • CHECKLIST • USE THE MOVE IN/OUT REPORT • ITEMS YOU FURNISH • CLEAN IT • REPLACE IT • 3RD PARTY VENDORS FOR SERVICES
7. 1. Landlord/Tenant Nightmares & Landlord Tenant Act with Speaker Attorney Jared Hawkins - Virtual In-house Counsel 2. Roommates & Occupancy 3. Advertising, How & Where 4. Scam Listings 5. Service/Companion Pets 6. ROI—Incentives/Concessions - Are they good? 7. 3rd Party Resources—WWRPA, WW Crime Free Housing 8. Plan your move—Must have vs. wants—Budget 9. Periodic inspections 10. Search tips—Scams 11. Prepare for the landlord meeting 12. Make your pet landlord friendly– Service/Companion Animals • UPCOMING WORKSHOPS: Visit our website at: www.bluemtnrentals.com Or call us at: (509) 240-3325 For personalized assistance BLUE MOUNTAIN RENTALS HELPING LANDLORDS & RENTERS CLICK
8. SEASONAL PERIODIC MAINTENANCE CHECKLIST Beginner's Guide to Seasonal Home Maintenance Inspection tips for spring, summer, winter, and fall Jennifer McGuiggan, Care.com Contributing Writer | Tuesday, Nov 10, 2009 Winter 1. Vacuum out air registers to remove dust and debris. 2. Clean your refrigerator coils. (Refer to your fridge's manual or manufacturer's website to find out how.) 3. Check and flush out the water heater to remove sediment that may have built up in it. 4. Check the caulking around showers and bathtubs and replace it if it's cracked or peeling. 5. Check your home's crawlspace for water damage, animals, or other foreign matter. 6. Replace flashlight batteries. 7. Schedule a service call to have your air conditioning checked before the first hot day of spring or summer. 8. Change furnace filters (Do this at least every three months.). 9. Test carbon monoxide and smoke detectors to make sure they're working correctly. Replace the batteries or detectors if necessary. (You should do this every three months, as well.) Spring 1. Vacuum the lint from the hose of your clothes dryer. 2. Clean windows and repair any ripped screens. If a screen has a large hole in it, it's time to replace it. 3. Check gutters for clogs. Clean out any debris and make sure gutters and downspouts are secure (You can hire someone to do this if you'd rather not get up on the ladder yourself.). 4. Check the ground around the foundation of your house and re-grade it if necessary. (The ground around the foundation should slope away from the house.). 5. If you have a sump pump, test it to make sure it's working properly. There are several ways to do this, including taking off the lid and pouring in water to see if the pump kicks on. 6. If you have an attic fan, make sure it's working properly before the heat of summer arrives. 7. Test any GFCI outlets: plug in a lamp, hit the test button and then the reset button to see if it turns the light off and then on again (GFCI stands for Ground Fault Circuit Interrupter. These types of outlets are designed to protect you from severe or fatal electric shocks. They're often found in the kitchen and bathroom, or any place near a water source.). 8. Check for cracks in asphalt or concrete driveways and walkways. Repair or reseal them before winter, when water can freeze and expand in the cracks, creating more damage. 9. Check trees around the house to make sure they're not threatening wires or power lines. If they are, call a tree service to safely trim back branches. 10. Check the roof. If you find holes, crumbling, blistering or rotting roofing, repair or replace it (Again, this may be a job for an expert.). 11. Change furnace filters. 12. Test carbon monoxide and smoke detectors and replace batteries or devices if necessary. Summer 1. Clean and care for decks, patios, or porches. Look for peeling paint, sagging roofs, and damaged stairs. Make sure the supports are not broken, weakened, or rotted out. 2. Clean or power-wash your home's siding. 3. Check your home's crawlspace for water damage, animals, or other foreign matter. 4. Test and lubricate garage doors. This is also a good time to clean out all that clutter that seems to accumulate in garages. 5. Remove showerheads and clean them to remove any sediment buildup. 6. Check your dishwasher. Look for any signs of leaks under or around it. Check to see that the washer arm isn't stuck by opening the dishwasher and spinning and lifting the washer arm. Make sure the drain hose arcs up to prevent backwash from the drain into the dishwasher. 7. Schedule a service call to have your furnace checked before the first cold day of fall or winter. 8. Clean your refrigerator coils. Refer to your fridge's manual or manufacturer's website to find out how. 9. Replace flashlight batteries. 10. Change furnace filters. 11. Test carbon monoxide and smoke detectors and replace batteries or devices if necessary. Fall 1. Vacuum the lint from the hose of your clothes dryer. 2. Check windows and seals for leaks. Reseal them if necessary. 3. Shut off all hose bibs, which are the outside water faucets or connections for garden hoses. 4. Clean out the gutters, especially if you live in an area where leaves could clog them (Consider hiring a professional to do this if you don't own a safe ladder or are afraid of heights.). 5. Check the soffit for stains, which can be a sign of a leak (The soffit, also known as the eaves, is the overhanging lower edge of the roof.). 6. Put your garden and yard "to bed" for the winter. This means cleaning up overgrown vegetation and everything else. Don't forget to bring in or cover up outdoor furniture, grills, and fire pits. 7. If you have an indoor fireplace, make sure it's ready for use in the winter. This is probably the time to call in a professional. 8. Make sure ceiling fans are secured to the ceiling and haven't come loose during the summer. 9. Change furnace filters. 10. Test carbon monoxide and smoke detectors and replace batteries or devices if necessary.
9. VENDOR RESOURCES CLEANING COMPANIES – Handmaid Residential 509-240-7995 Homes Maid Right 509-520-9302 Busy Bee Janitorial 509-520-2393 LAWN CARE SERVICES – Blue Mountain Landscaping (509) 522-2336 HANDYMAN SERVICES – Cando Handyman (509) 529-3036 Flint’s Handyman Services (509) 520-4520 Handy Helpers (509) 386-7033 CARPET CLEANING – Clean ‘n Dry 509-529-6106 Blue Mountain Carpet Cleaning 509-301-3560 There are many more local resources for these categories and too numerous to list. This list is provided to help get you started if you have need of some services for your rentals.
10. INSPECTION CHECKLIST PAGE 1 Inspecting the Building Exterior Walk around the house, examining the siding or brickwork. Look for gaps, cracks, missing pieces or other damage. Tripping hazards, railings loose, etc. Look at the foundation. Are there visible cracks or shifting? If the house has underpinning, is it intact? Pay attention to the windows. Does each window have a screen? Are the windows free of cracks? Inspect trim surrounding the windows, doors and other areas of the house. Check stairs leading to the building. Bounce on them slightly to test their stability. If you feel any give to the steps, replace or reinforce them immediately. Grab railings along steps or surrounding decks, porches and other areas. Pull on them slightly to test for stability. Replace or reinforce flimsy rails immediately. Look closely at the connection between porches, decks or other additions and the building itself. Is the addition pulling away from the house? Do you see evidence of structural or moisture damage? Is it rotting? Accessory Structures - Fences, garages, sheds, retaining walls and refuse enclosures must be structurally sound and free of loose, bent, broken, deteriorated or missing materials. Nuisance - Litter/Rubbish: Property must be free from any accumulation of rubbish or garbage, and maintained in a clean, safe and sanitary manner. Accumulations of rubbish, garbage, interior furniture, tires, or excessive storage are not permitted on balconies or patios. These items can attract insects, harbor rodents and create unsightly conditions. Yard & Landscaping: Grass and weeds must be maintained no more than a maximum height of eight inches. Vehicles: Motor vehicles must be currently registered. Inoperable vehicles or vehicles in the process of major repair are only allowed if a storage garage is available.
11. INSPECTION CHECKLIST PAGE 2 Inspecting the Basic Home Interior (living/dining room area) Check the entry door and every door leading to the outside for a good fit in the frame – neither too loose nor sticking stubbornly when pulled – as well as proper locks, doorknobs and other hardware and structural stability. Open and close to test functioning. Flip every light switch. Are they all in working order? All switches, receptacles and light fixtures must be working. No loose light fixtures. Light fixtures must have globe covers if so designed. Look at wall outlets. Are any black, scorched or dangling from the walls? Are any face plates missing? Does each one work? Test each one if there is any doubt. Faulty electrical wiring is a leading cause of fires. No cable lines, extension cords or gas lines that can be a tripping hazard. No exposed or frayed electrical wiring. Test interior doors for soundness, appropriate fit and ease in opening and closing. Pay attention to room walls. Look for damage along with expected wear and tear. Scan the ceiling to identify surface damage or evidence of moisture or water leaks. Watch for mold. Dark, round stains may indicate moisture damage that can lead to mold. A musty smell is a mold giveaway. Look at walls, the ceiling, around doors and windows, inside dark cabinets and similar areas to detect mold. Check the window interiors and inner surfaces for condensation or black mildew indicating a moisture problem. Open windows, if necessary, to ensure they open properly. Check the locks to make sure they work. Notice the floors. Soft areas – Sloping floors may be a result of structural or foundation problems. Make sure surfaces are flush or safely transition from one level to another. Check smoke & carbon monoxide detectors. Carpet and floors must be clean. All floors must be in a finished state. Heating/Ventilation - Heat registers must be in good repair with secure covers. Thermostats must be in good working order to regulate the temperature of the apartment. A minimum of 68 degrees Fahrenheit is required to be maintained within a dwelling unit from September 15 to June 1st. Exhaust fans must be in working order with secure covers. There is no evidence of rats, mice or other vermin
12. INSPECTION CHECKLIST PAGE 3 Bedroom Inspection At least one window must open for egress and ventilation. Must have screen on window that opens. Overcrowding: One occupant is permitted for every 70 Square feet and additional occupants are allowed for every additional 50 square feet per room. If living room, dining room or any other rooms available meet a minimum of 50 square feet, they may also be used as a sleeping area. Bathroom Safety and Maintenance Flush the toilet, turn on the shower briefly and run water in the bathroom sink. Does the water flow properly and drain well? Do you feel both hot and cold water? Do you hear gurgling in the pipes? Does the toilet flush and refill? Are shower walls, counter tops and similar surfaces in the bathroom solid, without cracks, chips or other damage? Press the floor, with your foot, around the tub and toilet. Notice the floor around the toilet. Moisture standing in this area likely indicates a leaking toilet seal. Look inside the cabinet underneath the sink if applicable. Note musty smells or evidence of leaks. Turn on the bathroom exhaust fan. Does it operate properly? Test ground fault interrupters, commonly installed in the bathroom, to ensure they operate properly. Look for others throughout the residence, especially near water. Scan closet interiors for signs of damage. Check the tub caulking. Make sure there is a good tight seal. Loose caulking seals lead to water damage in the walls & floors and possible mold & mildew issues. Inspecting the Kitchen Open the kitchen cabinets and scan for damage. Underneath the kitchen sink, is it dry? Turn on the kitchen sink water, both hot and cold. Does it drain well? Are the knobs labeled properly? Check the stove. Are all the knobs present? Do the burners and oven work? Peek inside the refrigerator and freezer. Do the lights operate? Does it feel cold? How does it smell? For light odors, set an open box of baking soda inside. Test garbage disposals, dishwashers, or other supplied appliances. Note any problems. Appliances must be in place, clean and working properly at the time of inspection. Kitchen has an operable window, skylight, or operable exhaust fan.