I am worried about the condition of one of my self-managed units. Do I have the right to inspect it?
Dear CPM,
I own a six unit building in Wilmington, CA. I’ve been self managing the building. It’s been a little tough and I’m getting to the end of my rope. Same old story … the tenants want my attention 24 HOURS A DAY! That is, all but one. They have never made a single complaint and that, surprisingly, is starting to worry me. I would love to get into their unit to inspect but on what premise can I gain access? Should I just tell them that I want to inspect their unit? Would that be infringing on their privacy as a tenant? I’m worried that they might be destroying the unit. They don’t impress me as clean people. What do you suggest?
Thanking you in advance,
Analisa in Wilmington, CA
Dear Analisa,
Self managed or professionally managed, your property does require 24 hour attention.
It is the manager’s job to provide excellent service to the tenant’s request for service. Just like a professional manager, you should have regularly scheduled maintenance so you can be doing “inexpensive” maintenance rather than “expensive” repairs. Studies have shown that every dollar spent on maintenance will save you $14.00 on a future repair (see our upcoming REMS, Inc. newsletter for more valuable information on maintenance statistics).
Each unit you have should be inspected at regular 6 month intervals. Your “quiet” tenants need to be put on that schedule now.
In California, you simply post a written 24 hour notice. In Arizona you must post a written notice 48 hours in advance of the inspection. It is best to make an appointment so that the tenant can be home. Do not be put off by any excuse. It’s a good idea to bring a general contractor or maintenance supervisor and do a thorough inspection. Make sure all items (especially health and safety related) are put on the general maintenance schedule and repair work is completed.
These inspections are not infringing on the tenants privacy. You are simply doing your duty to provide safe and habitable housing.
I can understand why you are at the end of your rope. Keeping up with 24 hour availability is stressful. Good luck and keep up the good work. Remember, however, you can hire professional management for only $60/month/unit. Translation: $2.00 a day or 8.33 cents per hour! If you have any further questions please feel free to contact me at Ask the CPM tomsr@vel.net or 623-374-2420.
