Investment Property Maintenance Tricks

I have not been posting much lately as I have been buried with multiple apartment turnovers. As I mentioned previously, several years ago, I moved many of my lease end dates to May 31. Subsequently this can be a busy time of year for me.
While I was helping my handyman on a overhaul that we are doing to one of my units (new carpet, paint (ceilings, walls, and trim), new doors, and every last maintenance issue), I thought about some maintenance tips and tricks that I use to make my life easier and make my investment properties more bullet proof. Below is a list of ones that I do during an apartment turnover.

I am not sure why, but I always find the door knobs in my units are loose when we do a turnover. I bought a small tube of Loc-Tite”, which most mechanics use, that will almost glue the screw into the knob (do not buy the permanent product as you will never get the knob off!).
The only locks in the entire unit are the deadbolts on the doors. I do not like keyed knobs anywhere in the unit or on the front doors as it is just asking for someone to lock themselves out of their apartment or room. I confirm we do not have any stray locking knobs.
I always run drain cleaner down each drain to insure they are operating correctly. I bought a product called “Thrift” at the plumbing supply store. It is extra strong and used by most of the drain cleaning experts.
If the toilet is not working correctly or is more than 5 years old, I replace it. Yes, the parts only cost $8, but I don’t trust them as I had an $800 water bill on a single family house after my plumber just replaced the parts. I could have bought 8 complete toilets that month for the cost of that water bill!
I leave a box of cheap furnace filters during the turnover to help the tenants know to change the filter occasionally.
Even if the tenants have never complained about mice, I put a few fresh mouse bait pouches in the basement and under the stove. This insures we are ready if any of the critters gets into the building.
Remember to replace batteries in the smoke detectors.

Most of these items are inexpensive, but they can save you taking a maintenance call later. Find your small repair items and do them at the turnover.

3 comments

#1mplslandlordJune 2, 2008, 7:21 pm

..how do you tackle the task of re-keying the unit after turnover?

#2Investment PropertyJune 2, 2008, 10:23 pm

Over the years, I have accumulated a couple extra sets of locks and just move them between buildings. The locks from Forest Lake go on a unit in Minneapolis. A lock from a South Minneapolis duplex from 2 years ago, goes on Forest Lake.

I never put the same locks back onto another unit on the same building. There is not really anyway someone with a previous key could figure out which of my 28 units their key fits (plus their locks may have gone into inventory!).

Also, I have standardizes on Kwikset locks so all the parts are interchangeable. They have a new lock out that allows you to re-key it with a special tool without removing it from the door. Check it out at Home Depot.

#3mplslandlordJune 2, 2008, 10:32 pm

Thanks – we just tried the new kwikset lock that is re-keyable – we only have 1 unit so the system seems to work good for now.

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