Conducting a Property Inspection

mgarl10024

Hi all,

I let out a 3 bed terraced house. My first tenant has been in the property for a year, and so far everything is going well.

For the first 6mths, as I was a new Landlord, I opted for a Managed Service from a local letting agent who conducted the 3mth and 6mth inspection.
After 6mths, I opted to manage the property myself.

As everything was running well (and I had to pop back to the property in the meantime for a minor maintenance issue and could see that it was clearly being kept well), I felt comfortable doing the next inspection 6mths later (at 1yr for the tenant).

However, this will be the first inspection that I will ever have done (as a Landlord), and I've never experienced one as a tenant either.
I'm on good terms with the tenant and he'll be there for the inspection.

I'm just after a few pointers as to what to check etc.?
I've obviously been googling etc. and have in mind a written checklist (so I don't forget anything) and zipping round the property in about 20 mins looking out for obvious problems, etc.

Any pointers/advice, including additional things to check, checklists that already exist, links to articles I may have missed, or even general advice on inspections, all welcome.

Thanks,

Wyndham

As your tenant will be there, it would be good to ask them if there is anything they want to raise. There may be a minor issue that they don't want to raise separately, but which could be fixed quite easily.

I'd also respect the tenant and their personal property - if the house/flat mostly looks clean and well cared for, I wouldn't go poking into cupboards or anything like that. 20 mins seems a little long to me, it should be obvious from the first minute if you need 5 mins, or actually could do with 5 hours!

Kynthia

I've never had one or done one so hopefully someone else will help with that. However a couple of things I would bear in mind are:
1. Don't judge the tenant's lifestyle. It doesn't matter if the place is messy or a bit dirty or they have a bed in the lounge. As long as they return the property in the same condition they received it less fair wear and rear then they can live in their home how they choose.
2. Your main priority is to ensure there is nothing wrong or potentially wrong that will affect your investment or put the tenant at risk. You want to spot things that might get worse and cause damage quickly so you can deal with it. So look for mould, leaks, blocked gutters, things lifting, etc. The tenant can help you with this so ask them as they may have spotted things that you won't see.
3. You will make more money buy keeping a good tenant and avoiding empty periods and tenant find fees. So chat to them, see if they are happy and if there's anything you can do that is reasonable that will keep them there and keep them looking after your property.

harrys_dad

Be friendly but professional, and listen to their concerns. Remember, this is their home not yours, and you have no right to criticise anything at all unless it is having a detrimental effect on the property (like an unreported leak).

Anything else, such as standard of cleanliness etc should not be mentioned, as it is only when the tenant finally leaves the property that it is important it is left as it was when they moved in.

CharlieRabbit01

I'm a tenant and had numerous inspections and they are in an out in about 5 minutes, they look in each room, ask if there any issues make a note and leave.

Its almost like they are just checking I haven't knocked any walls down.

dimbo61

You are running a business and you need to get things right.
Gas safe certificate, landlords insurance etc
Ask the tenant about any problems or leaks.
If you have a happy tenant who is paying the rent every month and looking after the property you want to keep them !
Anything you can do to improve the property ?

mgarl10024

dimbo61 wrote: »

You are running a business and you need to get things right.
Gas safe certificate, landlords insurance etc

For clarity - this is all in order.

The only difference is that instead of the Letting Agent managing the property, I am now doing that - e.g. dealing with maintenance issues, collecting rent, and crucially inspections.

booksurr

1. you are seeking to confirm that the property is not being used as a cannabis factory, anything and everything else to do with the tenant's lifestyle is none of your business. Cleanliness is not a matter for discussion !

2. after that your are looking for the sort maintenance issues any owner would :

externally:
- condition of roof, fascia and soffits (loose / missing slates, painting)
- condition of gutters, rainwater and soil pipes (leaks, blocked, broken clips)
- condition of windows (frames, paint, glazing)
- condition of doors and locks
- condition of fencing, paths and driveways (trip hazards for which you as owner would be liable)
- blockages in drainage inspection pits
- maintenance of garden but only to the extent this is defined in the contract

Internally
- signs of water damage to walls or ceilings
- condition of plumbing generally (leaks, taps: washer/disc & gland packing, signs of damage to pipework)
- condition of the water side of the central heating system (evidence of radiator leaks, radiator valves free turning)
- functioning of toilet flush, shower and water pressure generally (evidence of blockages)
- condition of inside of windows (evidence of mould?)
- condition of paintwork and woodwork (to inform you when to replace/repaint - not as the basis of a claim for damage against the tenant as they may repair prior to checkout)
- condition of carpets and curtains(as for paintwork)
- condition of any appliances you provided (unless already subject to routine service contracts)
- integrity and functioning of electrical switches and sockets (any sign of overloading) but obviously not an electrical safety inspection
- integrity and functioning of all door and window hinges
- damage to remaining fabric of the building (holes in walls, doors kicked in) to inform you about possible works required when tenant leaves not to allow you to charge them for such damage now
- presence of bats or birds in the loft space, integrity of loft insulation
- compliance with any specific terms of the contract, eg use of picture hooks, blutac etc , but only so that you know what to look for at the checkout inspection. The fact the tenant may have done that now is not grounds for action before they move out as they may repair it themselves)

Tenant
- get feedback from them as to any issues / concerns

firebird082

From a tenants point of view, definitely ask them if there is anything they have noticed. They live there all the time, and may well have been keeping a list of minor things that it would be good to sort which you a) might not notice and b) which might up up causing more trouble if left to fester. These little things are rarely worth phoning up the landlord specifically to mention, but will be mentioned if you are there anyway.

G_M

Great advice above.

Plus turn the water stopcock a half turn and back again - they freeze up if not turned once a year or so!

Make sure the tenant knows where it is, for emergencies, and the fuse box too, though both those bits of info should be in your tenant information pack......

room512

We have been renting for about 15 years and have had lots of inspections. Once I was told by the estate agent (who was doing the inspection) that my bookcase was untidy! Our latest letting agent is great and when she comes round she takes photos of each room so to prove to the landlord that the property is in good repair and records any problems that we have. She then sends a hard copy of the photos to us and the landlord for us both to approve.