Minimum Property Standards

Below are the minimum property standards that must be met in order for us to rent your property to a tenant.  Maintaining a property to these standards helps reduce your liability as a property owner, preserve your asset long term, reduce maintenance costs, and give you a competitive advantage in a competitive rental market.  Tenants are happier when they live in a clean, well-kept property and tend to stay longer.  Longer residencies reduce owner expenses.  

We reserve the right to postpone advertising efforts or cancel the property management agreement if these minimum requirements are not met.

EXTERIOR

General

• Exterior of house should be maintained in good, clean condition.
• All trash, debris, personal items must be removed from yard, sheds, garage, window wells, and common areas (multi-unit).
• There should be no visible mold or mildew. 
• Soffit and fascia should have no gaps that could allow insects or rodents to gain access to the attic.  Wood soffit and fascia should be painted with no exposed wood or wood rot.
• Siding/stucco/brick should be in good conditions with no holes or missing siding or bricks.  Wood siding should be painted with no exposed wood.
• There should be house numbers on the house that are visible.
• There should be a mailbox in good condition, free of rust, that is standing or securely fastened on house.   It should have a proper door or lid that protects mail from weather. 

Lawn and Landscaping

• Lawn should be mowed, trimmed, and in healthy condition. 
• Trees and shrubs should be trimmed and not hanging over the roof, driveway, or walkways.  Low hanging branches should be removed.  Dead shrubs and trees should be removed and stumps ground down. 
• Gardens and flower beds should be weed free.
• Potted plants, flower boxes, or other garden decorations should be removed from the property.
• If applicable, automatic sprinklers and sprinkler timers should be in good working condition.  There should be no broken or leaking valves or sprinkler heads.

Gates, Fencing, Decks, Stairs, Walkways, Railings

• Fencing and gates should be safe and secure without danger of falling over.  They should be in good repair and working order or removed.  There should be no missing fence slats, and chain link fencing should have top rail.
• Wooden decks, stairs, steps, and walkways should be solid and have no wood rot.  Walking surfaces should be safe with no large gaps, tripping hazards, failing wood, or nails/screws protruding. Decks should be stained and water-sealed or painted, with no exposed bare wood.
• Railings should be secure and be able to support the weight of an adult. Wooden railings should be painted or stained and water-sealed, with no exposed wood.  Stairs with a rise of 3 or more steps need a hand rail. 
• Exterior cement: driveway, walkways, patios should not have more than 1” tripping hazard.  Cracks should not have weeks growing through them.  Deteriorating cement should be replaced if it causes a potential liability.

Windows and Doors

• Windows should lock and function properly (open and close), with all panes in place.  Where possible, window screens (with no holes or tears) should be present and functioning properly.  Windows and screens should be free of dirt and cobwebs. 
• Exterior doors should be proper exterior doors (no hollow core) with sufficient weather stripping.  Exterior doors must have a deadbolt and lock and function properly.
• Sliding glass doors should lock and function properly and glide with ease.
• Garage doors must function property and be secure, opening and closing easily.  Automatic garage doors should have safety sensors.

Electrical and Lighting

• There should be no exposed wiring, junction boxes, or other improper electrical as it could be a fire hazard.
• All exterior lights, outlets, and other electrical should be in good condition and function properly with proper covers and bulbs.

Roofs, Gutters, and Downspouts

• Roof, gutters, and downspouts must be in good condition. Gutters must be attached and aligned. Rain gutters are required over doors and walkways where there is water runoff.  Downspouts should direct water away from foundation and cement walkways to avoid water damage in basement and slipping hazards in the winter. 
• Roof should be free from leaks.  There should be no bare spots which are not covered by shingles or other appropriate roofing material.

INTERIOR

General

• There should be no visible mold or mildew. 
• Unit must be free of garbage, debris, and personal items.
• Unit and carpet must be cleaned by an approved cleaning vendor based on cleaning checklist.
• Each living area and bedroom should have a smoke alarm (with exception of Bathrooms, Kitchen, and Laundry room).  Each floor should have a CO detector.
• There should be no visual leaks or signs of prior water damage in the ceilings, walls, or floors.

Heating and Cooling Systems

• Heating and cooling systems must function. Any form of air conditioning that is at the property must be in working order. Air conditioners should have clean, properly installed filters.  Heat and AC vent covers and cool air return covers must be clean, installed, and function.
• Thermostats must function as designed
• Area around furnaces and air conditioners must be cleaned and free of debris.
• Swamp coolers, including vent cover, must be in good working order with no leaks or drips. Ceiling area around swamp cooler vent must be clean and free of any visible damage.

Walls, Doors, Stairs

• Paint should be in good, clean condition, free of excessive holes, dings, or scrapes. Paint should not have dings or noticeable touch ups from mismatched paint. Walls with excessive nail holes will be painted. Only entire walls will be painted (no touch-up painting). Neutral paint colors are recommended.
• Paint on doors and trim should be in clean condition without chipping or substantial scuff marks.
• Wallpaper must be clean and in good condition without rips or tears; otherwise it will be removed and painted. 
• Baseboards, door jambs, and window seals must be free of major dings or paint damage
• Hand railings should be secure and are required on a rise of 3 or more stairs.

Cabinets, Drawers, Mirrors, Countertops

• Drawers and cabinets must be in good, clean condition and open and close properly. All pulls, knobs, handles, and hinges should be present and not loose. 
• Mirrors should be in good condition, securely fastened, and not have any cracks.
• Countertops must be in good, clean condition with no major damage (burn marks, scratches, or delamination.)

Fireplaces

• Fireplaces (gas or electric) that are present do not need to function, but must be not be listed as an amenity.
• Wood burning fireplaces are not to be used by any tenant. They should be listed as a cosmetic amenity.

Carpets and Flooring

• Flooring (carpet, vinyl, tile, laminate, and wood) must be present and should be clean, damage and odor free, and have no major stains, wear, rips or tears, or visible tack strips. 

Lights and Electrical

• Light switches and electrical outlets must be in good working order and not broken. All light switches and electrical outlets are required to have a proper cover (no cracked or broken covers). 
• Light fixtures and fans must be working, clean, have no cracked glass, and have working light bulbs (LED recommended).
• Each kitchen and bathroom should have at least one functioning GFCI outlet.
• There should be no exposed wiring, junction boxes, or other improper electrical, which could be a fire hazard.

Plumbing and Bathrooms

• There must be functional hot and cold water. All plumbing fixtures should work properly with no drips or leaks. Sinks should be in good clean conditions and have working drains and drain pull with no leak.  Tubs should be in good, clean condition and have working drain plug and clean caulk.  No slow draining tubs.  Plumbing drainage should not be leaking or clogged.
• Sewer or septic system must function properly.
• Toilet should be clean and in working order, including toilet seat and flush handle.  Toilet should not run or leak. There should be no exposed bolts at toilet base.  Toilet seat should be securely fastened and should have no stains, cracks, or wear. 
• Showers should have a curtain rod only or a working shower door that doesn’t allow water to leak out.  Shower head should function properly, and shower should have a drain cover.  No slow draining showers. 
• Bathroom exhaust fans and shower doors must be in good working order. 
• Water heater should be in good working order, property strapped to wall, and have a pressure relief valve and downward discharge pipe.
• Bathrooms need to have sufficient towel bars and have a toilet paper roll holder.  Do not leave old plungers or toilet cleaning brushes in bathroom.

Appliances

• All appliances must be clean, odor-free, and in proper working order with no leaks, no missing parts, and no tape in refrigerators. Properties that have built in spaces for microwaves or dishwashers should provide these appliances as well.
• Ice machines and water dispenser in refrigerators must be leak free, but do no have to function.
• If provided, washer and dryer must function properly with no leaks.  
• If disposal is installed, it must function property with no leaks.

Windows and Doors

• Windows and sliding doors should have blinds or shutters (white in color) and not curtains. Blinds must function as designed and have no missing or damaged parts.
• Window coverings should be present and functioning on all living/family room and bedroom windows where privacy is needed. Bathroom windows should be frosted or have coverings.
• Doors should be clean with no cracks or holes and should open and close easily. Closet doors need to be on their track and function properly.  Door knobs and handles must function properly.  Exterior locking door knobs should not be used on interior doors (interior locking bathroom or bedroom door knobs are acceptable.)