How clean is too clean?

I am clean freak and adamant about prevention. Budget rules, I know. My definition includes removing the air handler and vent covers and clean inside; replacing windows that have so much gunk in the bottom tracks that the aluminum is black; getting dirt out of the baseboard corners, chipped formica, cleaning the front doors and touch up the scratches with paint. Inspecting apartments once a year or just before lease renewals come upfor leaks or anything that is broker, the basic condition of the unit when the How clean is too clean? HelP?

I admit I am also a little obsessive over wanting to make sure a turn is done perfectly for a new resident. What I do is have the service manager use the golden question before certifying it ready for me to look at. The 'golden question' is: Looking the unit as it is right now, would I want to live here, or would I want my MOM to live here?

If he answers 'no' then he goes back until the answer is 'yes'; THEN he has me look at it with the same question in mind. If I find problems, I have him correct them before I green light the unit.

Some things I look for:

-Electric outlets clean and not painted over (if paint cannot be cleaned off, replace).
-Sinks clean and not chipped.
-Toilets clean; no rings.
-Bathtub/showers clean; no rings, no chips.
-Lights clean and functioning.
-Refrigerator clean inside, outside, and underneath.
-No leaks or signs of water damage.
-Windows and tracks clean and operating freely; same for window coverings.
-AC filter clean or replaced.
-Oven and hood clean. Replace filter if needed.
-No odd smells (aside from fresh paint or carpeting).

Thank you.

I like the golden question, however not everyone's standards are the same, but for our MOM's? This standard should be closer to the same! This is a great inspection system!

The other part of my question is about preventive maintenance. I saw a year old discussion and there was a request for a PM check list, I did not see one but DOES anyone have a check list they would be willing to share?

As far as preventive maintenance in the units; I would establish a program that has me inside each unit:

-twice per year for pest control, regardless of whether or not a problem has been reported.
-twice per year to replace smoke detectors/batteries, clean/replace A/C filters, clean/replace filters over range hoods, replace broken/missing vanes in vertical blinds.
-once per year at lease renewal time to look for mold/leaks/water damage and to address any unreported maintenance issues.

Hi Kim! I am curious. What do you do about chipped formica then? I mean, is this routinely replaced then when you inspect and find a missing piece? Also, did you check the files part of this site? I thought there was one there. If not, I can send you something. Regarding replacing windows where tracks are dirty ... do you do this? I don't understand. How can you afford to replace a window because a track is dirty? I know - I can be obtuse at times.

Our standard for cleaning is as both of you have described - the unit should be as pristine as possible. Light covers should be clean; cabinets wiped out and dusted with exterior clean with no greasy build-up. Vent hoods cleaned, filters replaced as needed. In fact, all vent covers should be clean and dust-free. The biggest wow factor should be present the minute you open the door!
The property should be inspected all the time with a formal inspection conducted at least seasonally: fall and spring. Units should be inspected once a year. It still surprises me though that people say they do these inspections, yet no one seems to notice and take care of things like damaged or clogged downpouts and gutters, splash guards pointed in the wrong direction, broken light fixtures, weeds growing along curb lines, and dying shrubs left in all their agony. Just saying. (And this is just an observation! I am not saying you do this!)

I should add that my last property had corian countertops with integrated sinks in the kitchen and bathrooms. The same material was used for the showers and tubs and is easy to maintain and repair small chips and cracks with the right training and materials. It is very durable and can withstand almost anything (I had one where a resident thought it would be a good idea to step up on the countertop to change a lightbulb and slipped, not such a great idea when the fall caused a huge hole in the sink about 1 square foot). I would consider asking the owners for a small capital improvement budget to do these. I would estimate that it would be worth $15 more per month per unit in rent going forward; and save money in terms of repairs for future damage.

As far as replacing windows when the tracks are dirty, I agree with Mindy that this is not reasonable and fiscally responsible. Teach your maintenance team to clean these correctly... Now, if there is damage interfering with the operation of the windows that cleaning cannot resolve; THEN you can consider replacement.

I have fired dozens of cleaners who do not clean to my minimum standards. I have one now I have been using for over a year and is the best cleaner I have ever had. But, they are a lot more expensive than the others. I could pay $60 for a 2 bedroom. They charge $85.

I have not had one person complain about the apartment being dirty. They complain about everything else, but not that. I wish I could get a maintenance guy to do everything on my list the first time.

My apartments are 30+ years old and it is very important that they be clean. I was raised by a "military" step-father and had to clean according to his standards, so I am picky, too.

If you have the time, money and cleaning staff, I say do it all. Don't forget to sweep out the attic scuttle, too!!

Like I said; the 'golden question' standard works really well and if you have a process in place for more than one person to review the quality of the work before greenlighting the unit turn, there should not be any excuses for substandard work.

Johnny, Mindy and Sandy Thank you for your replies, and suggestions!

As I said I am a newbie and constantly learning.

Johnny, You are right, if two people are signing off on a units it should be ready for MOM!

The windows: I am not saying the window tracks are just dirty, I am talking where you put your fingers to open it is black, and I have scrubbed; it is the aluminum frame. However I may have found the product that can remove. Yes it would be cost prohibitive to replace the windows.

The formica, good question. Now I ask maintenance to cut a piece that fits and attach it.

The protocol for cleaning a make ready: When someone moves out, first, a make ready cleaning is performed, then after maintenance or there is a the touch up clean. To me it doesn't make sense to clean twice.

Your advise and comments are extremely helpful!

kimberly

Here is how my team does a turn:

Day 1 ( the morning after keys are received): initial inspection with me and the maintenance manager. This is when the prior resident's charges are calculated and a plan going forward is developed, including:

-Unit is trashed out.
-Determining if the carpet can be cleaned, or simply replaced. If replacement is in order, maintenance removes it that morning.
-Carpet cleaning/paint/supplies needed are listed and ordered or scheduled.
-In addition to carpet removal; unit is prepped for paint and primed (this means all outlet covers and switch plates are removed and masked over, windows are masked, light fixtures are removed or masked).
-Exterminator is called to preventive treat the unit.

Day 2: Unit is painted and all maintenance is completed. If electric fixtures cannot be cleaned, they are replaced at this time.

Day 3 AM: carpet / flooring is installed or cleaned. Upon completion; thorough unit clean is completed. Maintenance wears gloves and shoe covers for this (or removes shoes). Move in gifts are left that includes a case of bottled water and fresh toilet paper at a minimum.


Now, this is a general plan and can be adjusted based on what needs to be done in the unit. If the resident was a long term resident there may be more damage to resolve, or if the resident was a heavy smoker; you may have to perform more than one coat of primer/paint to repair the damage.

I handle all turns on my property and the following is my standard for the make ready process,

1 Inspection upon move out
looking for damages, carpet issues maintenance items that are over and above the norm, making notes of all.
2 Changing locks
3 Scheduling painting of unit.
4 Scheduling Cleaning.
5 Maintenance on entire unit, caulking, replace or repair defective items, going over the unit to make to NEW or as close to New as possible. maintenance goes through every inch of the unit inspecting, fixing etc. whatever the tech gets dirty in the process of the turn, he is to clean it to proper spec's.
6 Schedule Carpet cleaning. This is the last step in the process.

There are always things that will pop up but I have a very good success rate on this process.

I handle all turns on my property and the following is my standard for the make ready process,

1 Inspection upon move out
looking for damages, carpet issues maintenance items that are over and above the norm, making notes of all.
2 Changing locks
3 Scheduling painting of unit.
4 Scheduling Cleaning.
5 Maintenance on entire unit, caulking, replace or repair defective items, going over the unit to make to NEW or as close to New as possible. maintenance goes through every inch of the unit inspecting, fixing etc. whatever the tech gets dirty in the process of the turn, he is to clean it to proper spec's.
6 Schedule Carpet cleaning. This is the last step in the process.

There are always things that will pop up but I have a very good success rate on this process.