Annual Inspections

I'm curious about how you all handle annual inspections. Do you do them:

- Split up each month

- At one time (every January, for example)

- Throughout the year when work order requests are made

- Every other year

- Or not at all

Thanks!

We do ours once a year and all the units at once (be sure to wear something with big pockets for all those keys!) Our building owners like to come along for the inspections so they can see how their assets are being maintained. I use it as a great opportunity to show off the improvements that we have made throughout the year. I'm always sure to write down any suggestions/questions the owner might have and follow up on them right away so they know you are paying attention.

We do ours several ways... we have a renewals system that allows for a "tune-up" where we are able to meet with the resident, discuss any issues they've found in their apartment and conduct an inspection at the same time. We do this typically 120 days prior to expiration and it also gives us a good idea of what turn costs and issues we'll have should they not renew.
The other way we're able to conduct inspections is when we replace air filters. Our property is scheduled for 4 filter changes throughout the year and we take advantage of this time to work with the resident on any fire code issues, non-auth'd pets, neglect, etc. that may occur.
We make a point to keep the residents involved and in the know throughout the whole process, which allows for a greater level of cooperation should the need for it arise.

Because my property has SO many problems, (semi)annual inspections are overdue. Since we also have had a recent pest control problem (bedbugs); the owners are asking that we inspect 5 units per day to make sure we have not had a reinfestation. Our cycle of inspections has us in each unit, occupied or not; about every 3 weeks. We are doing one floor each week. When we start the cycle again on the first (of 3) floors; we are going to couple this with the (semi)annual inspections. We are looking at unit functionality, changing smoke detector batteries, housekeeping, plumbing (for leaks and mold), and paint conditions. We are also going to be looking at the condition of carpets, paint and appliances. We will be doing 5 units per day.

We operate in California. Our insurance requires annual inspections of all smoke detectors, 1 time per year for hard-wired and bi-annually for battery operated. For us, it is best to get on those pants with all the pockets and do them all at the same time. I like January because often it is a great way to stay (mostly) indoors when it is cool or damp outside. We try to schedule one or two buildings a week until we are done. I love the idea of pitching it to the residents as a "tune up time". Thanks for all the tips!

Hi Ann,

It really depends on the size and type of the community. For example, our affordable housing sites unfortunately have sometimes a more difficult element, which requires us to inspect their units monthly during the pest control service schedule. However, on a normal inspection we split it up monthly. For example, if you have 400 units, than we would inspect 33 units monthly until all units have been inspected. Now, if you have a small community between 50-100 units, we might just do that asset either once fully or twice a year breakup. Of course, its always recommended prior to renewing a lease that you inspect the unit as a process of renewing for another lease term. Hope this helps!

We actaully inspect every unit quarterly because we do quaterly filter and smoke det. battery changes. While it's very time consuming it pays off. Especially since we pay water and sewer it gives us the chance to check for unreported leaks.

Depends on the state.

In California, there s NO RIGHT TO GENERAL INSPECTION, even if it is written on your contract, that section is void.

See california civil code 1953 and 1954.

Under 1954, the landlord can ONLY enter the unit for these enumerated reasons:


(a) A landlord may enter the dwelling unit only in the
following cases:
(1) In case of emergency.
(2) To make necessary or agreed repairs, decorations, alterations
or improvements, supply necessary or agreed services, or exhibit the
dwelling unit to prospective or actual purchasers, mortgagees,
tenants, workers, or contractors or to make an inspection pursuant to
subdivision (f) of Section 1950.5.
(3) When the tenant has abandoned or surrendered the premises.
(4) Pursuant to court order.

(1950.5 is the pre-move out inspection)

THERE IS NO RIGHT FOR ANNUAL INSPECTIONS IN CALIFORNIA, PERIOD.It does not matter if your insurance carrier wants you to, you cannot violate a tenant's privacy.


Under 1953, even if your lease says they can, that section of the lease is VOID:


(a) Any provision of a lease or rental agreement of a
dwelling by which the lessee agrees to modify or waive any of the
following rights shall be void as contrary to public policy:
(1) His rights or remedies under Section 1950.5 or 1954.


So even if your lease says they can come in once a month, they still must abide by 1954.


Link to the DCA plain english document that explains this:

www.dca.ca.gov/publications/landlordbook/living-in.shtml

Also let me add this:

US SUPREME COURT:

Further, no agency of the state, city, or federal government can inspect an occupied apartment dwelling without a warrant issued by a judge upon probable cause. Any request to inspect requires tenant cooperation and approval.

See US Supreme Court Camara v. Municipal Court, 387 U.S. 523 (1967)

Inspections REQUIRE the voluntary cooperation of the TENANT.