Maintenance is one of those things that can keep a real estate investor up at night.
The smallest issue - like a slow leak under a faucet - can lead to a huge plumbing repair bill. Properties deteriorate. Costs rise. Finding great vendors and contractors is getting more complicated.
There’s a lot to worry about.
Maintaining your Dana Point rental property does not have to be stressful, however. At Niguel Point Properties, we make maintenance a priority because we know it impacts your property’s value and condition. It also impacts tenant satisfaction, and we know that retaining good tenants is an important part of
maximizing your earnings in both the short term and the long term.
Here are some of our top tips for keeping your rental property in top condition. Not only will these strategies deliver higher rents; you’ll also find you’re attracting the best tenants who are looking for their next Dana Point rental home.
If your rental property has copper piping, there’s something you should know about pinhole leaks. These tiny leaks are less than 1/8” wide, but they can cause major damage in your rental property. And, we’ve noticed that they’re more and more common in south Orange County. Leaks of this nature are more likely to occur near water heaters, appliances, and irrigation systems where there is a lot of water pressure.
These are hard to detect because they’re so small. You might notice damp spots on walls or ceilings. Make sure you’re inspecting your property for such things. These leaks are not exclusive to copper pipes, but they have been more common, especially in aging copper.
Here are some tips in detecting and preventing pinhole leaks:
| Detecting Leaks | Avoiding Leaks |
|---|---|
| Look for these signs that may be telling you there’s a plumbing problem waiting to happen: | Internal corrosion causes those pinhole leaks, especially in plumbing that includes copper pipes. Here’s how to avoid any problems: |
| 1. Higher Water Bills - If your tenants complain about a higher-than-normal water bill, check your pipes. | 1. Inspect the Pipes - Copper pipes should be inspected, especially if they’re approaching 20 years old. Replace them if they’re getting old. There’s no need to wait for a leak. |
| 2. You See Damage - Get a visual on your pipes. If you see water damage—there’s likely a leak. | 2. Slow Down Velocity - Call a licensed plumber and have them check to ensure your water velocity isn’t too high. This can cause leaks in the pipes. |
| 3. Low Pressure - Monitor the water pressure at your rental property. Even the smallest pinhole leak can slow down the flow of water in faucets and showers. | 3. Check and Replace Fittings - Fittings connect those straight pieces of pipe. They should help water move through the property and if there’s a breakdown, it could cause a pinhole leak. |
| 4. Mold Shows Up - There are a lot of reasons that mildew or mold may show up, and a leaking pipe is one of them. | 4. Consider a Water Softener - Hard water is found in a large majority of rental homes in California, and your Dana Point investment property can likely benefit from a water softener, which balances the minerals in your water supply. Soft water is better for pipes. |
| 5. Discolored Plumbing - Copper has a specific color, and if you notice that the copper pipes in your plumbing don’t look so coppery anymore, there could be a leak that causes the copper to oxidize. If they pipes feel wet on the outside, that may also indicate a problem. |
It’s not just the pinhole leaks in your piping that can cause problems.
There’s also the threat of a foundation leak, which can be the result of those pinhole leaks.
A slab leak occurs in the pipes that lay within the foundation of a building — typically a concrete “slab.”
Most slab leaks start as pinhole leaks in a corroded pipe. If they’re not detected and repaired, you might find that things have erupted -literally. There’s not much warning, but there is significant damage to your property.
There doesn’t even have to be an eruption for problems to occur. In Orange County homes, we have heard about slab leaks seeping into baseboards and walls over time, leading to mold.
Like pinhole leaks, problems with your slab can potentially causes the most damage to your investment, and yet they’re nearly impossible to detect. You may not even know there’s a problem until your tenant calls to report that the home is flooded.
Early intervention is critical to your maintenance response. You might want to have a smart monitor installed, which can shut down slab and foundation leaks before they really have a chance to cause problems. Talk to a plumber who has the necessary equipment to detect and repair slab leaks in a way that’s minimally invasive. Older plumbing systems, unstable soil beneath your property, and consistent problems with water can all give your property trouble.
Yes, we’re still talking about leaks.
Water damage is the worst damage when we’re talking about maintaining investment properties.
Your roof does a lot of hard work for your property. It’s on the front lines of all weather-related assaults. Your roof gets full sun exposure all year long, and in the winter, there’s wind and rain to contend with, which can cause leaks.
Repairing and replacing a roof isn’t exactly affordable. You want to protect your investment by periodically performing roof maintenance and taking care of any minor issues as soon as they’re detected. You can typically spot most roof problems and address them early; before they impact your property’s condition.
| Consider Investing in Drones | Replace Damaged or Destroyed Shingles |
| It’s hard to get a complete look at your roof unless you’re hovering over it. You cannot necessary hover, but a drone can. This gives you a great view of your roof quality and it allows you to virtually inspect every part of your roof, including those areas that might be nearly impossible to access on your own. Drones can take high definition photos and even record video. This is also a lot safer than climbing up there yourself. | Your drone footage or personal inspection might reveal some shingle problems. Damaged or missing shingles need to be replaced as soon as possible. Don’t wait, otherwise you’ll further compromise the integrity of your roof. Even if all the shingles are in place, give them a good power-wash. Cleaning will prevent moss, algae, lichen, debris, and even fungal growths that can lead to the rapid deterioration of your roof. |
| Look for Rust | Replace Your Sealant |
| When all or part of your rental property’s roof is metal, you want to make sure there aren’t any signs of rust on that roof. Corrosion can lead to bigger problems. If you notice spots where the roof is rusting, remove that rust with a wire brush. Then, prime and paint the area to prevent further problems. | Your roof likely contains sealant to prevent water and pests from entering the property. Check the security of that sealant, and remedy any wear and tear or cracking. Remove the old sealant and replace it with fresh material. |
| Trim Back Tree Branches | Prioritize Pest Control |
| Trees make a rental home more attractive to tenants. You want trees. But, you don’t want branches to be dangling over your roof. This can cause problems if there is a storm or high winds. Contract with tree experts to trim back branches that may be in danger of falling on your roof. | The roof is one of the easiest points of entry for rodents, bugs, and other pets. Make sure you’re using a preventative pest control, and if you notice that critters have taken up residence in your rental property, have them evicted. |
Safety needs to be a priority when you’re looking for the best ways to maintain your investment.
You’ll want to do all the things you already know: check smoke detectors and carbon monoxide detectors. Make sure that all the windows and doors open, close, and lock with ease. Check for loose handrails or flooring that might present a trip hazard. Are your outlets working? Is the dryer vent vacuumed and less prone to starting a fire?
Once you’ve done all of the basics, consider these extras:
As you continue to look for good ways to keep your property safe while maintaining it, remember that you need to focus on the exterior as much as the interior. Make sure there’s adequate exterior lighting; dark exteriors will only look like an opportunity for criminal behavior.
Consider putting motion lights outside the property so your tenants will know if there’s any activity outside of the house at night. Porch lights should be installed and working, and you may want to install a peephole in any exterior doors. This gives residents an opportunity to see who is outside before they open the door. Something so simple can provide a lot of safety and security. The modern alternative to a peephole, of course, is a video doorbell. These are very popular.
Curb appeal has a big impact when you’re
attracting new tenants and retaining the residents who are currently living in your Dana Point rental home. Help your property stand out while you keep it well-maintained and attractive.
| Lawns and Landscaping | Front Door First Impressions |
| Whether you take a minimalist approach with hardscape elements or you like a lush lawn, landscaping needs to be on point. Keep your grass looking green, and make sure any garden beds are weeded. Trim bushes and tree branches. Tenants are looking for an attractive outdoor space, but they also want simplicity. Don’t overcomplicate things. Contract with a local landscaping company or a professional lawn service to keep the grass short, green, and healthy. | Investing in some bright and cheerful flowers will do wonders for your curb appeal. Try some potted plants and ensure they’re watered so they stay healthy and growing. This will give the home a welcoming and charming feel, and prospective tenants will notice it during a showing. You could also invite color by painting the front door or touching up the trim. This will really be attention-grabbing and can have a big impact on your curb appeal. |
| Mailboxes are Curb Appeal | Prioritize the Power Wash |
| Whether your mailbox is attached to the home or at the end of the driveway, make sure it looks attractive. It’s one of those simple features that attract immediate attention. A new mailbox can make a big difference in how a rental home shows. You can also install new house numbers on the mailbox or the house itself to add some beauty and attract extra attention. | Have the entire exterior of your rental home pressure washed during turnover periods. This will clean away a lot of dirt, dust, and debris that can gather on the roof and in the corners and the doorways. Hire a company to come out and do it if you don’t have your own power washing equipment. Power-wash the driveway and walkway, too. |
IKitchens, bathrooms, carpets, windows. All of these things need your attention when you’re working hard to maintain your investment property. Check the appliances to make sure they’re working and safe. How is the condition of the tub and/or shower? Are the toilets flushing?
Invest in clean carpet. Or, tear up the carpet and replace it with hard surface flooring. Tenants appreciate this because it’s easier to maintain and clean. Are the windows well-insulated?
Always have your HVAC system regularly serviced. Replacing the furnace is expensive. Repairing a cooling system is also expensive. These emergency repairs cost more than maintaining the HVAC system from year to year with an annual inspection and service contract. Well-maintained HVAC systems operate more efficiently. Energy bills are lower and emergency repairs are less likely.
Tenants can help you save money on repairs.
Your residents can be important partners when it comes to taking care of your rental property and paying attention to preventative maintenance. This is one of the reasons you want to make sure you have great tenants in place. It’s a good reason to create and maintain professional and respectful relationships with your residents.
Share your maintenance expectations early, and reinforce them throughout the lease. Tenants need to know that all repair issues should be brought to your attention right away. You don’t want them waiting to report things or ignoring minor problems. Deferred and unreported maintenance issues only cause more problems.
You’ll also want your tenants to understand what they’re responsible for when it comes to maintaining your property. For example, if they’re good about changing the air filter every three months, you’re less likely to pay for air conditioning repairs.
Work with your tenants. It’s good for you. It’s good for your property.
No one likes to think about things like roaches and ants. Spiders and rats. Maintain an effective and routine schedule for pest control.
If your investment property is close to the beach, regular termite inspections take on a new urgency. You want to make sure you don’t have any dry rot settling into your property.
These are our best tips for maintenance as
professional Dana Point property managers. There’s a lot more to talk about when we’re maintaining properties. Let’s make sure you have a process in place for emergency repairs, routine maintenance, and preventative services.
We’re here to help.
Contact us at Niguel Point Properties for any help with your Dana Point rentals.
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Corp license: #01987260
Broker license: #01395953
