PROPERTY STANDARDS & CLEANING

Most of the items in this section will disqualify a property from being managed by us and are not easily or inexpensively fixed by the owner.  Not to say that they can not be fixed, but the owner will need to repair the issue before handing it over to us.

Exterior:

• No standing water or drainage issues
• No personal garden accessories (bird baths, planters, wind chimes etc)
• Building exterior not in worn or distressed condition
• Landscaping can not be overgrown or unmaintained as to be a hazard for safety

 
Interior

• No ongoing mold issues
• No evidence of water damage. Usually there are bigger hidden issues underneath the surface
• There must be posts in the garage protecting gas appliances according to current code
• Electrical and plumbing systems to code
• No extra appliances, lawnmowers or tools
• No personal possessions, no furniture, everything empty (appliances and fixtures stay, this includes TV mounts)

Other Considerations

• The home must structurally be as originally designed and constructed with few exceptions
• If multiple units, each unit must have its own electric meter
• If multiple units, each unit must have its own gas meter
• We manage all rented units in a multifamily or none
• With few exceptions the tenant needs to be able to use the entire property
• Washer and Dryer installed and in working order unless located in garage
• No Wells or Septic systems
  

The items listed in this section are things that we do not allow in our properties but that our maintenance team or vendors will be able to fix or repair once the property is under management.  Keep in mind that some of these items are things that owners just 'get used to' and you may question the need to do them but it is important that a property be safe and in great condition for our new tenants.

Exterior:

• Cement - pressure washed and clean, no moss or stains or uneven concrete joints
• Wood Decks - stained or otherwise presentable, no rot, no popped nails
• Yard -kept up, no weeds or overgrown plants, flower beds clean, mulched, no debris piles, trees pruned not touching structure
• Roof - no moss, clear gutters and downspouts

Locks and Keys:

• No interior keyed doors
• Most electronic digital push-button locks have a master key and can not be re-keyed.  A key must be shared with the tenant but then there is no way to re-key between tenants.  Electronic digital push-button locks are great, but not for rentals, and will be replaced at owners expense with locks that can be re-keyed.
• Locks are often re-keyed or replaced at new properties, there are many variables such as:
• who lived there last
• what locks are installed
• if exterior locks match
• how well locks work
• if copies need to be made, it is sometimes easier and cheaper to re-key

Heating:

• HVAC system serviced and clean (filters, ducting) no rusted register vents
• Working smoke detectors (1 per bedroom,1 on each floor) and CO detectors (1 on each floor)
• If there is a wood burning fireplace or stove provide proof of recent chimney sweep service and cleaning or it will need to be permanently sealed off
• Fireplace screens and doors must be in good operating condition

Flooring

• Carpeting - in good repair, no holes and stretched tight
• Tile - Not broken or missing, grout in good condition and sealed
• Laminate or hard floor - No gaps, tears or stains

Walls

• No holes, mold, excessive nail holes, nicotine stains, or food stains
• No wall murals or unusual wall decor
• Neutral paint colors, bedrooms not painted overly 'boy' or 'girl' colors
• If not sure, then repaint, great paint gets great tenants

Windows

• Normal working condition with working locks
• No broken seals (fogged up)
• Screens on any window that opens (no rips or holes)
• Screens on upstairs windows labeled with fall hazard sticker (we can apply these)
• Blinds or curtain rods in place and operational where required (some HOAs have rules about this and we strongly recommend them on ground floor and bedroom windows)
• Remove curtains

Kitchen

• Appliances
• working order and empty
• no broken or missing parts
• refrigerator door installed with correct 'swing'
• Cabinets and Drawers
• working order and empty
• no loose knobs or hinges
• Plumbing fixtures all fully functioning

Bathrooms

• Toilet seat and cover - working, not stained, no cushion seats
• No water damage and no active leaks
• Shower doors functioning or curtain rod in place
• Plumbing fixtures all fully functioning
• Caulk around fixtures in good condition

Garage

• Shelves can be left if safe, clean and secured to wall
• Garage door photoelectric safety sensors installed and working
• Spare matching house paint may be left in the garage

Cleaning gets done last, after all the other maintenance and repairs are done.  If you have lived in your property for many years and choose to have it cleaned as you move out that is fine but there will likely need to be another light clean after any other maintenance is completed and before it is posted for marketing.

General

• Dust/Clean all light fixtures, any cobwebs in corners/ceiling
• Clean all open shelving and flat surfaces
• Wipe all door knobs, outlets, switches
• Clean all windows inside including tracks and sill 
• Clean sliding glass door inside including tracks and sill 
• Wipe down walls and baseboards as needed in kitchens and bathrooms
• Clean all interior doors and inside of exterior doors

Laundry

• Run Washer on Hot with bleach, many machines have a "tub clean" cycle
• Clean out lint in dryer, wipe out with disinfectant
• Wipe out all cabinets, shelves, doors inside and out
• Wipe all counters and back splashes
• Clean sink, trap, washer outlet box
• Sweep, mop floors

Kitchen

• Clean stove/oven/pan drawer thoroughly 
• Run the self-cleaning cycle on oven if available, if not clean by hand
• Clean vent hood - underneath and on top, filter
• Clean filter in Dishwasher, run cycle with disinfectant
• Clean disposal bib, run with hot water
• Clean drawers, shelves, walls and seal of refrigerator/freezer
• Clean sink, trap
• Wipe out all cabinets, shelves, doors inside/out
• Wipe all counters and back splashes
• Wipe down walls, baseboards
• Sweep, mop floors (including under and behind appliances)

Bathrooms

• Clean bathtubs showers and surrounds
• Clean toilet inside and out
• Clean sinks and traps
• Cabinets and Drawers Cleaned Inside and Out
• Polish all chrome and faucet handles
• Clean mirrors
• Wash window inside, track, sill
• Dust blinds
• Wipe down walls and baseboards
• Sweep and mop floors
• Clean vents and exhaust fan

Carpets:

Professional cleaning can be done by Holland or you can hire it done but you must provide the receipt from a professionally licensed carpet cleaner. In order to charge tenants at move out for carpet cleaning Oregon law states that they need to have been professionally cleaned prior to move in.

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