For landlords: how often to you visit property? (lease, tenant, inspection)

[bande1102]

How often do you visit/inspect your property?

Exactly what do you look for?

[Sarasota Sandy]

I usually visit my properties every quarter. I do call the tenant periodically and ask if there is anything wrong. I did put water sensors underneath the sinks, by the toilet supply lines and water heater. In my experience, that is where the real damage will come from.

[Lacerta]

Drive by? Someone from our office goes by each property at least once a month, some of them more often.

In the yard? At least twice a year, doing a spring and fall cleanup

But in the house? Really only when needed. So between tenants, doing repairs, or before renewing a lease.

I assume the latter is what you are asking. We only do 5 minute walkthroughs, but we are looking for signs of a lot of things:
Is the housekeeping good enough to not damage the house? (Doesn't have to be perfect, but shouldn't be terrible either). Is there a pet odor? Are there extra people living there? Is there evident damage to walls? Is there evidence of any plumbing leaks? And we try to always check the furnace filters to make sure the tenants are changing them regularly. That sort of thing. Most of those things can be seen in the first 30 seconds, so 5 minutes is enough to look under the sinks and in the furnace.

Water sensors are a good idea. Behind the fridge at the water line, under the dishwasher at the drain line, and behind the washing machine would be other good places.

[bande1102]

Thanks. The water sensors (and placement) are a great idea! I definitely would not have thought about them.

[Electrician4you]

I usually do every 4 months. In the beginning after lease signing I do a 30 day inspection. Simply to see how everything is going. As I get to know the tenant and they show that they are responsible I relax a bit. i reserve the right to inspection 3x a year and it's written in the lease. Disclosed.
By responsible I mean paying on time, my neighbors don't call me (and I make it clear they will if there is a issue) and they call if there is any issue that needs fixing.