Basic Maintenance Plan in Action
Rental Property Case Study #13630
Basic Maintenance Plan & Property Condition Report Service Summary
October 28, 2024
his property has been under our management since 2020. The owners, experienced in flipping houses and managing rentals, initially felt confident in handling maintenance on their own. However, after joining our Basic Maintenance Plan (BMP), they quickly realized the value of proactive upkeep for their property.
Our BMP is designed to prevent small maintenance issues from becoming costly problems. While we don’t handle large-scale remodels or major renovations with this plan, our focus is on regular inspections and minor repairs that preserve the property’s condition and minimize future damage and expenses.
This case study reviews the services we provided in 2024, breaks down typical costs for each, and illustrates how the BMP saved the owners both time and money by addressing maintenance issues early.
6 Month Biannual Inspection
Report: 89 pages (view full report here)
Our biannual inspection serves two main purposes:
- Safety & Habitability: Ensuring the property is safe and comfortable for tenants.
- Tenant Accountability: Verifying that tenants are maintaining the property as agreed in their lease.
This inspection identified a range of maintenance needs, from minor fixes to more significant concerns. Below is a breakdown of key items addressed and their associated costs.
6 month biannual survey value: $149
Maintenance Included in BMP
SERVICES: Completed during survey visit.
Kitchen Sink Caulk (Organic Growth): Cracked caulking can cause moisture buildup, leading to mold, damage to cabinetry, and tenant complaints.
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Missing Smoke Alarm (Hallway): Required to have a smoke/CO detector in the hallway. PM could be liable for any deaths or damages that could occur while knowing there is a missing or non functioning smoke/CO alarm.
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Cracked Vanity Caulking (Bathroom): Similarly, cracked caulking can cause moisture buildup, leading to mold, damage to cabinetry, and tenant complaints. Addressing these issues through our BMP significantly reduced the owner’s potential future expenses.
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Value after BMP Services:
- Kitchen sink caulking: $50
- Smoke alarm replacement: $149
- Vanity caulking: $99
Additional Maintenance Needed
SERVICES: Estimates provided with a 20% BMP discount, and scheduled after approval
Non-Functioning Range Hood: Wiring was never completed. We added the range hood cord and ran the line through the attic as needed.
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Missing Downspout (Backyard Exterior): A missing downspout can lead to serious issues, including foundation damage, water infiltration, and dry rot, which are costly to repair if not addressed early.
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Value after Services:
- Range hood repairs: 20% BMP Discount = $79
- Missing downspout: 20% BMP Discount = $75
Large Repair Items
Handrail and Front Porch Damage: Owner opted to handle this project independently.
Peeling Paint and Fascia Dry Rot: Scheduled for future attention (long-term maintenance).
601
VALUE THROUGH 6 MONTHS
Tenant Expectations
Timeline: Items to be corrected prior to next inspection
It is important that the tenants are caring for the property and keeping up their obligations as outlined in there lease agreement. This is a list of items the Property Manager sent to the tenants to address.
- Replace broken/missing faceplate on outlet
- Reduce garage obstructions to panel
- Remove items leaning against siding
- Cut back overgrowth around HVAC
- Pick up debris in the back yard
Seasonal Maintenance Services:
In addition to regular inspections, our BMP includes essential seasonal services, all provided at no additional cost:
- Roof Blow Off: Large trees and low slope roof allow a lot of debris to get stuck on the roof. If not removed, it will further deteriorate the roof.
- Gutter Cleaning: Ensures water flows away from the property, preventing roof and foundation damage.
- Roof Treatment: Protects against moss and other growth that can cause leaks and structural damage.
- Winterization: Prepares the property for winter, preventing frozen pipes and other cold-weather issues.
These services were all completed in a single visit, with detailed service summaries and photos provided to the owner afterward.
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Value after Seasonal Services:
- Roof blow off cost: $232
- Gutter cleaning cost: $137.50
- Roof treatment cost: $232
- Winterization cost: $60
6-Month Biannual Inspection
Report: 79 pages
Our second biannual inspection highlighted a lot of the same items, but showed improvements on issues that we were able to give the tenants a written notice on needing improvement.
- Front Porch Repairs completed
- Caulking repairs in the kitchen and bathroom still look great
- New and functioning smoke alarm
- Face plate installed on primary bedroom closet outlet
- Handrail cleaned and painted
- Debris along side of house removed
- Clutter reduced
6 month biannual survey value: $149
1411.50
TOTAL VALUE IN 2024
CONCLUSION
Our Basic Maintenance Plan provides owners with peace of mind, knowing their properties are being proactively maintained and small issues are addressed before they become larger, costlier problems. For this property, the BMP saved the owner both money and the hassle of dealing with multiple vendors. By keeping up with regular inspections and maintenance, the property remains safe, habitable, and well-maintained, ensuring long-term value for both the owner and the tenants.