5 Scariest Rental Property Repairs | Prosper Management Group

The 5 Scariest Rental Property Repairs to Look Out For

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Hey everyone, I'm Davis Toney. Welcome to Prosper Management Group. Thanks for checking out this video. One of the scariest things when it comes to buying an investment property or owning a rental property is maintenance and major repairs. So, I wanted to take some time to talk about the biggest, scariest rental property repairs that you can typically face. If you don't have the time to watch the entire video, we've written an outline below to still help!

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I hope this information helps two groups of people: first, those who already own a property and want to know what major repairs to keep an eye on, and second, those who are looking to buy a property. Hopefully, the information we discuss today will help you evaluate these properties, know what to look for, and save you some headaches.

This isn't an exhaustive list of everything you need to check, but it covers the five biggest and most painful issues.

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HVAC Systems

First up, let's talk about HVAC systems. In Charleston, as you probably know, it's super hot and humid, which means these systems work overtime most of the year. If you're currently a landlord, you've probably gotten that dreaded call at 11 PM in the middle of July. It's a big deal because we have to ensure these units are livable. So, what do we look for and what can we do?

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Evaluating HVAC Systems:

1. Age of the Unit: Find out the installation date. Most units last between 10 to 15 years, but in Charleston, they often face more wear and tear.
2. Visual Inspection: Check the outdoor condenser unit for rust, damage, and debris. Look at the indoor units like the furnace or air handler for leaks, rust, and damage.
3. Air Filter: A dirty air filter can indicate poor maintenance.
4. Ductwork: Check for damage, disconnects, and leaks, as properly sealed ducts are crucial for efficiency.
5. Performance: During an inspection, turn on the system to see how quickly it cools or heats the property and listen for unusual noises.
6. Thermostat: Ensure it works properly. Consider upgrading to a smart or programmable thermostat for better energy efficiency.
7. Maintenance Records: Ask for regular servicing records to ensure longevity and efficiency.
8. Refrigerant Type: Be aware of refrigerants like R22 and R410A being phased out. Newer options include R32 and R454B.
9. Energy Efficiency: Check the SEER rating for higher efficiency and lower utility bills.
10. Professional Inspection: Hire a professional HVAC technician to do a thorough inspection before finalizing the purchase.

Maximizing HVAC Lifespan:

• Regular Filter Changes: Ensure tenants change filters every few months.
• Professional Checkups: Schedule regular professional checkups to catch issues early.
• Programmable Thermostat: Consider installing a programmable thermostat to reduce constant running.
• High-Efficiency Units: Invest in high-efficiency units for lower utility bills and longer lifespan.

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Roofs

Next up is the roof. Charleston's weather can be harsh with rain, hurricanes, heat, humidity, and occasionally snow. This puts a lot of pressure on your roof, making it one of the biggest ticket items that no one wants to hear is an issue. We've included an image below that walks through the general life expectancy for the difference roof types by material.

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Evaluating Roofs:

1. Age of the Roof: Find out how old it is. Most roofs last 15 to 25 years depending on materials and weather conditions.
2. Visual Inspection: Look for missing, cracked, or curling shingles, sagging areas, and granules in the gutters.
3. Leaks and Water Damage: Check the attic for stains, mold, and mildew, especially around flashing.
4. Ventilation: Ensure proper ventilation to prevent moisture buildup and overheating.
5. Gutters: Check if they are securely attached and free from debris.
6. Roof Structure: Look for evenness and check for any dips or valleys.
7. Professional Inspection: Hire a professional roof inspector for a thorough evaluation.

Maximizing Roof Lifespan:

• Regular Inspections: Conduct regular inspections, especially before hurricane season.
• Keep Roof and Gutters Clean: Regularly clean the roof and gutters to prevent water pooling.
• Trim Overhanging Branches: Trim trees and branches to prevent damage during storms.
• Check Flashing: Regularly inspect flashing around chimneys, vents, and skylights.
• Remove Moss and Algae: Clean off moss and algae using a mixture of detergent and water.
• Ensure Proper Ventilation: Check that vents are not blocked and functioning properly.
• Fix Damage Quickly: Address any damage promptly to prevent further issues.
• Consider Roof Treatments: Apply roof sealants to enhance durability and weather resistance.

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Roof Expectancy chart:

Sewer and Plumbing

Okay, let's talk about sewer and plumbing. These can be maintenance nightmares, but knowing what to look for can save you a lot of trouble.

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Evaluating Sewer and Plumbing:

1. Age of the System: Older properties, especially those built before 1970, may have outdated materials like galvanized pipes and clay sewer lines.
2. Visible Leaks and Water Damage: Check around sinks, toilets, showers, and tubs for stains, mold, and mildew.
3. Water Pressure: Turn on faucets and showers to check for low water pressure, which can indicate blockages or leaks.
4. Odors: Persistent odors can indicate sewer issues or improper venting.
5. Condition of Fixtures: Look for corroded and outdated faucets, toilets, and showerheads.
6. Drainage: Check how well sinks and bathtubs drain. Slow drainage can indicate blockages or sewer line issues.
7. Piping Materials: Look for modern materials like copper, PEX, and PVC. Avoid properties with galvanized steel or polybutylene pipes.
8. Water Heater: Check for signs of age, wear, rust, leaks, and corrosion. Most units last 10 to 15 years.
9. Main Valve: Ensure the main valve is functional for emergencies.
10. Septic System: If applicable, ask for maintenance records and inspect the area for proper drainage.

Maximizing Sewer and Plumbing Lifespan:

• Regular Inspections: Look for leaks, corrosion, and signs of wear. Check toilets and crawl spaces for water damage.
• Keep Drains Clean: Use drain cleaners to break down organic material without damaging pipes.
• Prevent Blockages: Use drain screens and hair catchers in sinks and showers.
• Proper Disposal: Educate tenants on what can and cannot be flushed or poured down the sink.
• Insulate Exposed Pipes: Prevent freezing and bursting by insulating exposed pipes, especially in winter.
• Tree Root Management: Be aware of tree roots near sewer lines and consider removal if necessary.
• Upgrade Piping: Replace outdated pipes with modern materials as issues arise.
• Tenant Education: Provide property-specific orientation to new tenants on how to maintain the plumbing system.

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Foundation Issues

Let's talk about foundation issues. In Charleston, the mix of hills and water can pose significant challenges to a foundation. A strong foundation is crucial for the structural integrity and long-term value of an investment property.

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Evaluating Foundation Issues:

1. Cracks: Look for cracks in exterior brickwork or foundation walls, especially stair-step cracks.
2. Interior Signs: Check for cracks around doorways and windows, uneven floors, and misaligned doors and windows.
3. Drainage: Ensure the land slopes away from the foundation to prevent standing water.
4. Crawl Spaces: Inspect crawl spaces for moisture, mold, and mildew. Ensure adequate ventilation.
5. Tree Roots: Be cautious of trees and shrubs growing near the foundation, as roots can cause shifting and cracking.
6. Foundation Type: Identify the foundation type (slab on grade, pier and beam, etc.) and be aware of the specific issues associated with each.

Preventing Foundation Issues:

• Regular Inspections: Look for signs of cracking and movement. Catch issues early to prevent major problems.
• Manage Water: Keep gutters clean and ensure they direct water away from the foundation. Consider drainage solutions like sump pumps for areas prone to flooding.
• Moisture Control: Use dehumidifiers in crawl spaces, ensure proper ventilation, and consider vapor barriers to prevent moisture-related issues.
• Landscaping: Keep vegetation and flowerbeds graded away from the foundation and trim back any large trees close to the house.

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Electrical Systems

Finally, let's talk about electrical systems. In Charleston, with a mix of historic homes and modern builds, it's crucial to ensure the electrical system is up-to-date and safe.

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Evaluating Electrical Systems:

1. Age of the System: Find out the age and any updates done to the electrical system. Older homes may have outdated wiring that doesn't meet current safety standards.
2. Electrical Panel: Check for signs of rust, corrosion, and outdated components.
3. Outlets and Switches: Ensure they function properly. Look for two-prong outlets, which indicate an older, ungrounded system.
4. DIY Electrical Work: Be cautious of any work that looks like it was done by a homeowner.
5. GFCI Outlets: Ensure GFCI outlets are installed in kitchens, bathrooms, and outdoor areas for safety.

Maximizing Electrical System Lifespan:

• Regular Inspections: Schedule regular inspections to catch small problems early.
• Replace Outdated Wiring: Upgrade knob and tube or aluminum wiring to ensure safety and reliability.
• Install Additional Outlets: Avoid overloading circuits by adding more outlets, reducing the need for extension cords.
• Surge Protection: Consider whole-house surge protection to safeguard appliances and electronics.
• Tenant Education: Educate tenants on not overloading circuits and reporting any electrical issues immediately.
• Upgrade Electrical Panel: Consider upgrading the panel during major renovations for better capacity and reliability.
• Proper Grounding: Ensure proper grounding, especially if rehabbing or renovating, for safety and compatibility with modern appliances.

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That covers the big five repair and maintenance issues you need to be aware of. While this isn't an exhaustive list, addressing these areas will help you maintain a great property and rental experience.

If you have any questions or want to discuss these topics in more detail, reach out to us. We're happy to help. And if you're an owner facing maintenance headaches, we'd love to share more about our property management services. You can email me directly at davis@prosperpm.com or find my contact information on our website. Thanks for watching, and we look forward to sharing more tips soon.