Having a rental home business in Phoenix has its benefits, as Arizona is known to be a landlord-friendly state. They don’t have the strict rent control laws that you might find in other US states, although you have to comply with the laws specified in the Arizona Residential Landlord and Tenant Act,
This basically means that you must ensure that your units meet the required health, safety, and building standards. So, when you rent out your home to someone, you essentially guarantee that your rental property is habitable.
Having said that, it would be wise to not always expect things to go your way, even though you are in a landlord-friendly state. You should note that your tenants can sue you anytime if you don't keep your rental property livable.
This is why landlords inspect their properties to ensure that they provide the implied warranty of habitability. As a landlord, you might always find rental inspections on your property a challenging and complicated part of your business.
So, to help you in figuring out what to do, let’s discuss first what you must prepare BEFORE rental inspections on your property.
Plan a Schedule for the Inspection
Give your tenant notice ahead of time. Arizona law requires landlords to give their tenants a 48-hour notice before they come to the property for a rental inspection. Schedule the rental check during regular business hours or a time that works for you and the renter.
Prepare all the Tools Needed for the Inspection
Gather all the necessary equipment on hand, including a clipboard, a checklist, a camera, measuring tape, a flashlight, and any essential maintenance instruments. You can also check the complete list of tools for rental inspections recommended by the International Association of Certified Home Inspectors (InterNACHI).
Inform Your Tenants
In accordance with legal requirements, you must give your tenants written notice specifying the date, time, and reason for your inspections.
It is also important to remember that, according to Arizona state law, you are only allowed to enter your rental property when you need to make an essential inspection, follow a court order, or have a major health or safety problem.
Now that you know the requirements before rental inspections, it’s time to know what you have to do DURING the inspection. By the way, it's important to note that you can perform many different kinds of rental inspections. So, we made a list of them and what you need to do for each one.
Move-In Inspection
One of the things that happens when a new renter signs a lease is a move-in or walk-through check.
At this point, you and the new renter will look over the property to see if there are any pre-existing damages. You must document all these damages with a written checklist, photos, and videos. This document will then be signed by both parties right after the rental inspections and added to the lease agreement.
This type of rental inspection is important for you as a landlord because it will help you determine if the renter damages the unit while they are living there.
Unapproved Tenant Suspicions
If your tenant invited a roommate who wasn't able to undergo a tenant screening, it could pose some risks to your rental property. They could cause damage to your property due to breaking policies and an increase in wear and tear.
Subletting could be a major breach of the rental contract and may lead to eviction if the lease agreement indicates it is illegal.
Quarterly / Bi-monthly / Maintenance Inspections
A regular check that focuses on preventative maintenance is one that happens every three or six months. You should do these rental inspections regularly throughout the year to see how the property is doing. Some of the crucial things that you have to inspect regularly are:
Pre-existing appliances
Home’s foundation
Roof, gutters, and downspouts
Air conditioning unit filters
Pests
Smoke and carbon monoxide detectors
Water damage or leaks
Water heaters
Missed Rent Payments
There are various reasons a tenant might not pay rent on time. In that case, you should give your renter a proper notice.
But if they still missed it, you should already be taking action. You can do this by doing some rental inspections. By checking on your renters this way, you might be able to stop a small problem from getting worse. Remember that eviction should always be done as a last option.
Drive-by Inspections
For drive-by rental inspections, you don't have to notify your renters since you don’t have to enter the building. During this type of inspection, you will mainly look at the exterior details of the property. However, be careful not to do it too often since your renters also have the right to privacy.
Move-Out Inspection
Just like what you do when a new tenant moves in, you also have to do rental inspections of their unit when they move out.
In this type of inspection, you must check for any damages or maintenance problems in your property. You can do this by using the move-in list as a reference. By keeping accurate records of damages before and after the tenant moves out, you can easily comply with Phoenix’s security deposit laws.
Of course, your responsibility doesn’t end during your rental inspections. AFTER inspecting your property, here is the list of things that you have to do:
Check and Confirm Your Rental Inspections Findings
Review your notes and photos to confirm what you discover after the inspections.
Feedback is Important
If your renter brings up any issues during your rental inspections, give them a prompt response and make sure that they understand who is responsible for maintenance.
Do the Necessary Repairs and Upkeeping
Using your list, you need to determine which problems need immediate care and schedule them immediately. You also need to inform the renters about any work or repairs needed in their rental units.
Have Proper Documentation
It's important for you to keep records of everything. So, after each rental inspection, ensure you always have an official report ready on what you found. Give a copy to your tenant and keep one for your records.
Simplify Rental Inspections with Help from Professionals
As a landlord, you might live in or close to the place you are renting out or live away in another city. Either way, inspecting your rental property can seem overwhelming, as it may take a lot of your time and effort. You might even be afraid of forgetting something because of all the tasks written on your rental inspection checklist.
That's why at Real Property Management Phoenix Valley, we are here to assist you in doing the tedious job of rental inspections.
We provide four different inspections to ensure your rental property and business are always in good shape. We also have a dedicated 24/7 maintenance team that can immediately assist you in upkeeping your rental homes.
For more information, visit our Maintenance and Property Inspections page and get started with your Free Consultation now!
