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Owning a rental property places you in the somewhat unusual position of keeping up with the maintenance needs of a home you probably don’t see every day. Any property owner can expect to spend between 1-4% of the home’s total value on annual maintenance, but, for rentals, a shocking 32% of that total is due to maintenance emergencies (think: burst pipes and busted HVACs).
Of course, some bad surprises can’t be avoided, but many can — and the best way to do that is by avoiding transferring maintenance responsibilities onto your tenant.
While it’s reasonable to ask that tenants are good stewards of your property, things often go wrong when landlords forget that the reason many people rent in the first place is to avoid being burdened by maintenance. Here’s our best advice for staying involved, proactive, and considerate of your tenants’ comfort — all while keeping small problems from turning into big, expensive ones.
If you’ve ever changed an air filter in a home you were renting, you’re a better person than any of us. Sure, it’s a simple task, but it’s unlikely that it will be at the front of even the most conscientious tenant’s mind.
Instead of hoping for the best, take charge and make it part of your lease. Let your renters know that you plan to enter the property once a month and find a system that works for you both (some will prefer to coordinate with you so they can be home, while others would rather you stop by while they’re out).
Regular air filter changes are a very easy way to avoid one of the most expensive maintenance issues you can have, so your attention to this detail will pay dividends over time. Your monthly appointment is also a good opportunity to put eyes on the property and stay aware of its general condition. You don’t have to be intrusive to scan for issues that are likely to turn into problems if ignored.
No matter how great your relationship is, tenants don’t usually reach out when your appliances begin to show signs of wear — they call when they’re broken.
When you have to replace a major appliance in a hurry, you’re likely to pay too much, and can even face hefty incidental costs (for example, replacing the food that spoiled in a tenant’s broken fridge or the flooring under a rusted-out washing machine). Keeping track of the age and condition of your appliances is the best way to save money and make upgrades on your terms.
Make a habit of inspecting your range, refrigerator, dishwasher, and more around the same time each year. If normal wear and tear is catching up with any of your appliances, don’t wait for a total failure to start shopping for a replacement with the features you and your tenants need.
Be aware of your renters’ comfort and include them in decisions when you can. Some maintenance and upgrades can be easily completed while an investment property is occupied, and some will be more disruptive. Always consider how the work will impact the tenant when deciding when and how to get it done.
Long-term renters may be thrilled about new carpeting or modern appliances and happy to facilitate. In short-term situations, it may be best to wait until the lease ends and allow time to complete projects in between tenants. Keep the lines of communication open and think about how potential upgrades may add value for you both.
Don’t dissociate your rental property from the actual human being living there! People naturally want to feel that their space is their own, and non-permanent customizations can go a long way towards facilitating that.
Some landlords allow their tenants to paint on the condition that they return everything to its original color when the lease ends. Other options like removable tile, backsplashes, and peel-and-stick wallpaper can add personality to a home without needing to be “undone.”
If you are planning to update the tile, paint, or flooring in your rental, it can be nice to allow a long-term tenant to choose between a few pre-selected options. Taking a collaborative approach is optimal — both for your business relationship and for the care of your investment property.
In some states (including North Carolina), the list of repairs that a landlord is legally required to treat as an emergency is shockingly short. However, anyone who has ever rented from an absentee landlord knows that the bare minimum is disastrously inadequate.
Don’t leave your tenant hanging, especially when it comes to anything involving water. Whether it’s a bathroom faucet or an outside hose, even minor leaks can increase the water bill and cause extensive damage over time — ideally, we recommend investing in leak detectors to make sure nothing escapes notices.
Prioritizing non-emergency maintenance issues lets your tenant know that you are involved and responsive, and it prevents damage from getting a foothold. The more responsive you are, the more likely they are to feel comfortable reporting problems with the property sooner rather than later.
Make sure your lease allows you into the property for quarterly maintenance inspections and outlines when you can enter for urgent repairs. The more proactive you are in setting expectations, the easier it will be to keep your investment property in great condition with less inconvenience to everyone.
We get it. Let’s hop on a quick call to help you feel confident about your next step.
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