How To Get A House Rent Ready – 1
Getting a home rent ready can be daunting if you don’t know where to focus your efforts. Which repairs should you prioritize? What can you do to make this home tenant-proof?
It can be overwhelming but I have a system that can help determine. This list has helped me streamline my turnovers and avoid over-investing in unnecessary repairs and improvements.
I will share my rent ready system with you in this work-order but I also need your help. Specifically, I will show you:
- What to look for during your Walk-Through (Rent-Ready Checklist)
- Punch List
- Steps you can take to tenant-proof your home
Assessing Property Condition – The Rent Ready Walkthrough
The first step in the process of making a home rent ready is to conduct a thorough assessment of the property’s condition.
The condition of the property owners soon-to-be rental property makes a big difference. It will significantly impact how much rent you can receive as well as how long it takes to rent.
Your job and mine is to assess how well this home compares to others on the market. And if this was your personal home, you need to be as unbiased as possible. You may have become used to your home’s quirks and faults but a prospective tenant will spot them right away and may be turned off.
Here is a room-by-room list of what to look for during a property walkthrough.
Kitchen Walkthrough
| Item |
Check List |
|
Refrigerator / Freezer |
– Interior is free from stains, grime, hair, etc. – Shelves are stable and clean – Temperature is sufficient – Light is working – Exterior is free from stains, grime, hair, etc. (on top too!) – Door handles are firm – Note the age, model, and serial number for future reference – Note any scratches and dents
|
|
Stove / Oven |
– Test all burners/heating elements – Test oven and broil function – Test oven light – Clean or replace burner grates and drip pans – Interior is free from grease stains – Clean or replace racks – Note the age, model, and serial number for future reference – Note any exterior scratches and dents
|
|
Dishwasher |
– Run wash cycle to ensure it properly drains – Ensure spinners are working and free from debris – Test all functions and buttons – Filter is clean and free from buildup – Replace broken tines or racks – Edges around door seal are clean – Note the age, model, and serial number for future reference – Note any exterior scratches and dents
|
|
Microwave |
– Interior is free from stains, grime, etc. – Replace broken turntable or racks – Test all buttons – Filters are free from grease – Note the age, model, and serial number for future reference – Note any exterior scratches and dents
|
|
Cabinets / Drawers |
– Interior is free from debris and stains – Doors are free from grease and grime – Handles are clean and secure – Doors close properly – Note any exterior scratches and wear
|
|
Countertop |
– Clean with appropriate cleaner – Inspect for any cracks, chips, and burns – TIP – Seal natural stone and wood countertops before renting
|
|
Garbage Disposal |
– Disposal runs smoothly and without obstructions
|
|
Sink |
– Sink is free from leaks underneath – Caulking is in tact – Hardware works properly and without leaking gaskets – Sink drains easily – Note any chips and scratches
|
|
Exhaust Fan |
– Fan and light function properly – Fan is vented to exterior if applicable – Filters are clean of grease
|
|
Under Sink Cabinet |
– Inspect for any signs of leak or mold – Cabinet closes easily – Hardware is secure – Pull out racks function smoothly
|
|
Floors |
– Grout is clean and in tact – Note any tile chips and cracks – Note any damaged wood areas
|
|
GFCI outlets |
– GFCI outlets shut off when tripped
|
|
Fire Extinguisher |
– Kitchen has proper fire extinguisher – Extinguisher is up to date
|
Bathroom Walkthrough
| Item | Checklist |
|
Vanity |
– Countertop is clean and note any scratches – Cabinets are free from debris – Lights are working and no broken bulbs
|
|
Sink |
– Sink drains properly – Drain stopper fully engages – No drips from faucet – Caulk is clean and in tact – Note any scratches or chips
|
|
Under Sink Cabinet |
– Inspect for any signs of leak or mold – Cabinet closes easily – Hardware is secure – Pull out racks function smoothly
|
|
Exhaust Fan |
– Fan and light function properly – Fan is vented to exterior – Filters are clean of grease – Doesn’t sound like an airplanes engine ready to take off
|
|
Toilet |
– Toilet is clean – Toilet seat is secure – Toilet flushes and refills quickly – Flush handle works and doesn’t stay “open” – Inspect underneath and around for signs of leak – Shut off valve works with no leaks
|
|
Floors |
– Grout is clean and in tact – Note any tile chips and cracks – Note any damaged areas
|
|
GFCI outlets |
– GFCI outlets shut off when tripped
|
|
Medicine Cabinet |
– Opens and closes easily – Shelves in tact and not chipped – Hardware is secure
|
|
Towel Racks / Hardware |
– All hardware is tightly secured to the wall
|
|
Shower / Tub |
– All tile and grout are in tact and clean – No sign of mold – Hot and cold water works – Sufficient water pressure – Drains quickly – No signs of leaks or drips – Shower head is free from minerals – Surfaces are free from hard water stains
|
|
Odor |
– Bathroom is free from musty odors
|
Interior Rooms Walkthrough
| Item | Checklist |
|
Walls |
– Clean and free from marks, nails, and holes – No chipped paint or plaster – No signs of cracks or bad drywall seams
|
|
Ceilings |
– No visible signs of stains (water damage) – No cobwebs – No hooks
|
|
Closets |
– Interior clean and free of debris – Doors open and close easily – Closet rod and shelves are secure – Lights are working properly
|
|
Floors |
– Carpet is clean – Carpet is free of stains, burns, and ripples – Wood floor boards are clean and grime-free – No missing or chipped tile – Note any scratches or marks
|
|
Light Fixtures |
– Functioning properly – No missing bulbs – No buzzing sounds
|
|
Outlets & Switches |
– Clean and free from marks – Switches all function properly – Test each outlet to make sure it is live – No visible signs of burn or fire damage
|
|
Vents and Baseboards |
– Clean and free from dust – Vents easily open and close
|
|
Doors |
– Door stops in place – No hinge squeaks – Closes properly without force – Hardware is secure and easy to use – Caulk and insulation in tact – Trim is clean and dust-free – Keys available if applicable
|
|
Window Treatments |
– Blinds easily raise and lower – No broken slats – Curtain rods are secure
|
|
Ceiling Fans |
– Blades are clean and dust free – No excessive wobbling – Pull chain works easily – Fan and lights function properly
|
|
Windows |
– Windows and sash are clean – Window locks easily – Window doesn’t “fog” (broken seal) – Opens and closes easily – Screens are undamaged and clean – No broken or cracked windows – Caulk is clean and in tact
|
Utilities & Miscellaneous Walkthrough
| Item | Checklist |
|
Heating |
– Heater cycles on and off appropriately – Ductwork and vents in good condition – Sufficient air flow (forced air) – Flue properly vented – Expansion tank filled with air (boiler heaters) – Pilot light is operating – Vents are free from dust – Thermostat is functioning properly – Clean air filters installed
|
|
Central Air Conditioning |
– Condenser unit free from leaves and debris – No bent fins on condenser unit – New filter in air handler unit – Condensate line free from obstructions – Condensate line drains to exterior of home
|
|
Water Heater |
– No visible signs of leaks or corrosion – Operates at acceptable temperature range (118 – 125˚ F) – Flue properly vented – Adequate storage for house capacity
|
|
Sump Pump |
– Pump engages when float rises – Water drains quickly
|
|
Laundry Room |
– Washer / Dryer functioning properly – No visible water damage – Water shut off valves close easily, no leaks – No bulging or damaged hoses – Vent is free from excessive lint
|
|
Fire Place |
– Façade free from smoke stains (not vented properly) – Damper opens and closes easily – Exterior vent is screened off – No evidence of nests in flue – Flue lining is in tact – No loose or cracked tiles
|
|
Stairs & Hand Rails |
– Handrails are securely fastened – Stairs are solid with no give – Railings are solid and secure
|
|
Smoke & CO Detectors |
– Test button emits a loud siren – No chirping sounds – Free from dust and paint
|
|
Electrical |
– No visible burn marks on electrical panels – Circuit breakers in good working condition and labeled – No exposed wires or splices – No painted outlets – No Knob and Tube wiring
|
|
Plumbing |
– Main shut off valve is visible and closes easily – No signs of leaks or corrosion on valves – Pipes insulated if exposed to exterior walls – Water pressure is adequate but not excessive
|
|
Garage |
– Garage door opens and closes easily – Rollers are oiled and track is secure – Garage door spring is in good condition – Concrete slab is free from oil stains and cracks – Automatic door opener remotes working properly – Garage door seals are in tact – Garage is clear of clutter and debris
|
|
Attic / Crawl Space |
– Clean of debris – Sufficient insulation – No visible signs of leaks or water damage – Vents properly vented to exterior – No loose wiring – No signs of insects or rodents
|
Exterior Walkthrough
| Item | Checklist |
|
Siding |
– Siding is clean and free from stains – No paint chipping, loose siding, or rotted wood – No loose or missing brick and mortar
|
|
Windows |
– Frame is caulked – No signs of rotting – No broken glass or screens
|
|
Roof |
– No stains, moss, or discoloration – No missing or curling shingles – No obvious signs of leaks – All joints and flashing are properly sealed
|
|
Chimney |
– Bricks and mortar are in tact – Cap is secure – Cap is screened to prevent nesting
|
|
Gutters |
– Gutters are clean of debris – All gutters are in tact and drain away from house – No signs of leaks at seams – Securely attached at all points
|
|
Deck / Patio |
– Deck is clean and free from stains – No signs of wood rot – All deck railings are secure – Deck is securely attached to house – Deck posts are solid and upright – No loose, splintered, or bowed planks – Patio slab is clean and free from stains and weeds – No cracks or loose bricks/tile
|
|
Balcony |
– Railings are secure and up to code – Drain is free from debris – Pitched away from house – Properly anchored to house
|
|
Lighting |
– All lights and outlets are working – Glass is free from dirt and bugs – Sconces are properly secured – Timer system is functioning properly – No improper use of extension cords
|
|
Doorbell |
– It goes “Ding-Dong”
|
|
Driveway / Sidewalks |
– Clean, sealed, free from stains and cracks – Pitched away from house
|
Yard Walkthrough
| Item | Checklist |
|
Lawn |
– Free from pet or rodent damage – No invasive weeds – No dead patches
|
|
Fence |
– All slats secured – No loose posts – Door easily opens, closes and locks
|
|
Landscaping |
– Trees, shrubs are trimmed – Retaining wall is sturdy and not leaning
|
|
Sprinkler System |
– Sprinkler in good working condition – No buried or broken sprinkler heads – Not spraying house or structures
|
How To Prioritize Rent Ready Repairs That Add Value
Now that you have your punch list (also called a make-ready list), the landlord needs to decide which rent ready repairs you must make versus which rental repairs don’t add any value or aren’t necessary.
The reality is that no home makes a perfect rental. Your list will be long. It will include things that are absolutely necessary and things that are nice-to-do’s. However, you don’t want the landlord to over-invest in getting ready to rent your home or deny your estimate.
Assign rough dollar figures for every item on your punch list. How much will it cost to address all the issues you found with labor. Chances are it would be cost prohibitive.
So how do you know which ones to tackle? My Punch List Priority Matrix can help.
Punch List Priority Matrix
I like to prioritize my punch list in a 2 x 2 matrix like the one below.
On the vertical axis is Impact. This is my estimate of the relative impact of rent ready projects on a potential renter’s desire to rent my property. In other words, will a renter value this?
On the horizontal axis is Investment. This is an estimate of the relative investment required to complete the project. Don’t forget to include your time investment as well dollar cost.
Here’s how an example Punch List Priority Matrix filled in.
Now let’s look at each quadrant.
High Impact and Low Investment
You should definitely do these projects. These rent ready projects will add value to your tenants in the form of a rental that looks good and is free of nuisances like leaky faucets.
High Impact and High Investment
Consider these repairs if you need to do any of these projects to make your home more competitive. These projects often pay for themselves in the form of lower turnover and vacancy rates but can take a while to payback.
Low Impact and Low Investment
These are repairs that add little to no rental value but don’t cost much either. Often, these can be safety related issues that need to be addressed. You may need to do projects such as replacing smoke detectors out of safety or legal reasons. Just get it done.
Low Impact and High Investment
These are usually big ticket deferred maintenance items. Evaluate these projects on a case-by-case basis. Avoid them if possible or defer them until necessary. Do them if they will address a potential safety issue or make your life easier as a landlord down the road.
For example, It is often better to replace a water heater that is close to the end of its useful life than to deal with a major issue when a tenant is in place.
Conclusion
Prioritizing rental repairs is a challenge for many landlords. It’s hard to know what needs to be done versus what is nice to do. It’s easy to get carried away and over-invest in making this property rent ready.
Using a Punch List Priority Matrix can help you sift through the list to know what repairs will provide real value to our rental business.
As you go through our punch list, be sure to prioritize repairs and improvements that will tenant-proof our rental. These rent ready repairs will pay for themselves in faster and cheaper turnovers.