Drive-By inspections
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Drive-By inspections (by Roy [AL]) Feb 11, 2018 7:30 AM
       Drive-By inspections (by NE [PA]) Feb 11, 2018 7:33 AM
       Drive-By inspections (by Amy [MO]) Feb 11, 2018 7:43 AM
       Drive-By inspections (by Roy [AL]) Feb 11, 2018 7:52 AM
       Drive-By inspections (by LeePookie [IN]) Feb 11, 2018 7:53 AM
       Drive-By inspections (by NE [PA]) Feb 11, 2018 8:00 AM
       Drive-By inspections (by Nicole [PA]) Feb 11, 2018 8:14 AM
       Drive-By inspections (by RathdrumGal [ID]) Feb 11, 2018 8:27 AM
       Drive-By inspections (by razorback_tim [AR]) Feb 11, 2018 8:31 AM
       Drive-By inspections (by LindaJ [NY]) Feb 11, 2018 8:35 AM
       Drive-By inspections (by Julie [KS]) Feb 11, 2018 10:13 AM
       Drive-By inspections (by RB [MI]) Feb 11, 2018 2:04 PM
       Drive-By inspections (by Roy [AL]) Feb 11, 2018 3:28 PM
       Drive-By inspections (by Busy [WI]) Feb 11, 2018 4:31 PM
       Drive-By inspections (by Busy [WI]) Feb 11, 2018 4:39 PM
       Drive-By inspections (by AllyM [NJ]) Feb 11, 2018 5:20 PM
       Drive-By inspections (by Busy [WI]) Feb 12, 2018 5:32 AM
       Drive-By inspections (by cjl [NY]) Feb 12, 2018 8:17 AM
       Drive-By inspections (by David [KY]) Feb 12, 2018 9:31 PM
       Drive-By inspections (by BRAD 20,000 [IN]) Feb 12, 2018 9:41 PM
       Drive-By inspections (by Ray-N-Pa [PA]) Feb 13, 2018 12:45 PM

Drive-By inspections (by Roy [AL]) Posted on: Feb 11, 2018 7:30 AM

At least once a month, I do a drive-by of each of my SFH that are rented. I usually take a camera with me and if I see anything out of the ordinary (ie. car parked on the front lawn) I will take a photo of it and send it to my tenants the next day.

Do you do similar type 'drive-by' visual inspections of your properties on any regular basis? If you see something that irritates you, do you ever knock on the front door and start asking questions right then?

Lets assume you see nothing out of the ordinary, however, you do see your tenant(s) sitting on the front porch. Do you stop and say 'hello' ?

Drive-By inspections (by NE [PA]) Posted on: Feb 11, 2018 7:33 AM

I would not stop and say hello. I don't want to talk to them .

I drive by if I'm in the area, but not routinely.

Drive-By inspections (by Amy [MO]) Posted on: Feb 11, 2018 7:43 AM

It wasn't me.

We do drivebys, but we usually end up over there when they're not home. We also use sunglasses and go only when we are in the area. Saying hi makes the phone ring faster.

Drive-By inspections (by Roy [AL]) Posted on: Feb 11, 2018 7:52 AM


When you see something that irritates you,...what happens next?

Drive-By inspections (by LeePookie [IN]) Posted on: Feb 11, 2018 7:53 AM

Are vehicles have tint, they can't see us. Our handyman, painter, scraper, trash out guy, and other keep an eye on our places more than us. They know if we don't make money, they don't either.

Drive-By inspections (by NE [PA]) Posted on: Feb 11, 2018 8:00 AM

If it irritates me, I do a little introspection first.

What is the issue? Am I over reacting? Is it causing a hazard to the property? Is it illegal? Could it compromise my insurance? Will my lack of dealing with it make me for liable for anything?

It falls back to the case by case enforcement. It really really does.

If it's a problem that needs attention. I start with a text.

Drive-By inspections (by Nicole [PA]) Posted on: Feb 11, 2018 8:14 AM

I drive by several times a week on my way to routine errands. i.e. - one of my units is the next block from my youngest's house. when I come and go from there, I drive one extra block past my place and then turn down the alley. when I was busy working, I drove past every Sunday morning. I have always had garages, sheds, basements for my use at my properties so I am at them often enough for legit purposes. As I have been cutting back on maintenance and physical chores myself, I am there less often ... hence the driving past whenever I'm out and about. none of my places are more than 4 miles from my home.

Drive-By inspections (by RathdrumGal [ID]) Posted on: Feb 11, 2018 8:27 AM

We are at our building once or twice a week. We always say "Hi" and are friendly to tenants, but too busy to stop and chat. We avoid the apartment building on weekends, when most of our tenants are around.

You bet we say something if we see something amiss. I warn applicants that we "actively manage" the building and are strict about enforcing rules.

Drive-By inspections (by razorback_tim [AR]) Posted on: Feb 11, 2018 8:31 AM

My handyman is at every unit at least once a month for filter changes. He's supposed to alert me if anything seems amiss. There have been things he's missed before. If he alerts me to something either he takes a pic and sends to me or I go myself to take pictures and then I send a letter and include the photos in the letter. Google drive/docs/photos makes it really easy to include the photos in the letter - I don't even have to download them off of my phone because it syncs with Google photos. --70.178.x.xx

Drive-By inspections (by LindaJ [NY]) Posted on: Feb 11, 2018 8:35 AM

I drive by often, because they are on the road to my shopping destinations (grocery, Lowe's, bank and gas). I will drive through one driveway, because I also have a building I use there. But like NE, I look at the issue. Is is something that will affect me or is it just something I would not do. Rarely when it is something that affects me or my business, a quick text will take care of it. Otherwise, I can't police everything my tenants do, it is their home. --96.236.xx.xx

Drive-By inspections (by Julie [KS]) Posted on: Feb 11, 2018 10:13 AM

We're by our properties on a regular basis. We live by the motto "don't start none, there won't be none". If we see something that's gonna cause US problems, tenants get written notice. If it's something that we wish was different but not hurting anyone, we pick our fights. Because if tenants drove by our place.....with the mountain of condensers, furnaces & A-coils waiting to go to the recycler, I'd likely get an eviction notice.

I don't want to be friends with my tenants. Friendly ain't friends. I'm not stopping to shoot the breeze if I see someone porch sitting. If I see them at the store & they start a conversation I'll follow along. But I tell them upfront, if you see me at the grocery store & I don't recognize you, don't take it personally. I'm usually in my own little world, doing my own little thing. And that's just my introverted ways. And that seems to work for everyone in my orbit.

Drive-By inspections (by RB [MI]) Posted on: Feb 11, 2018 2:04 PM

Every Thursday. (like Clockwork)

And yes, my (signed) Lease Agreements are clear about that.

This is about being Proactive. Not Policing or Controlling.

You can go your own way, ........................


Drive-By inspections (by Roy [AL]) Posted on: Feb 11, 2018 3:28 PM

I did my usual drive-by inspection today. Visited 10 properties and I took pictures of one property where the tenant has a ton of misc. junk stacked outside in the front yard. This 'junk' does not bother me, however, I predict my city's nuisance and abatement dept. will be sending him (and me) a notice soon.

Drive-By inspections (by Busy [WI]) Posted on: Feb 11, 2018 4:31 PM

Roy, a quick, but friendly text might just nip that pile of debris in the bud.

'Hey tenant,

I saw you have been doing some cleaning out. If the stuff is still useful, ReStore or Goodwill would be glad to have it. Or, if it's no longer useable, the city 'dump' center is open Tuesday through Saturday, 7 AM -3PM 666 Industrial Drive. You'll have to show valid license with city address.

Thanks for clearing up the clutter.'

And then I put a flower from the emojis. Being a guy, maybe a tree, leaf, or sun might be more comfortable for you (or not, I'm not judging)

My city has a spring clean out day, where residents can put a large amount of stuff out by the curb. I might-should put those dates in the monthly newsletter.

Drive-By inspections (by Busy [WI]) Posted on: Feb 11, 2018 4:39 PM

I have also left hand written notes on doors, trash cans of neighboring houses, that I don't even own. But, I also greet those neighbors when I see them, and have printed out trash and recycling schedules for them, when the neighbors kept missing the trash to the curb days. I keep it friendly, seems to be well received. (And, I have a wait list of neighbors who want to rent from me.)

Drive-By inspections (by AllyM [NJ]) Posted on: Feb 11, 2018 5:20 PM

I only have three duplexes left and only one is an issue since it is rented to two young couples upstairs and down. Biggest issue is garbage and recycling on the proper days. Second is the skunky odor that appeared in the stair hallway to the second floor one bedroom when the first couple moved in. Had it out with the grandma cosigner and it has stopped but I will put a notice reminding them that recycling is this week and get a whiff of the hallway. Downstairs complained when they smelled it. I knew what it was but not how it got there, as in who was smoking it. Still don't know if it is new mom, baby's father or a cousin but it's gone. If the new NJ governor allows recreational pot the whole state is going to stink like a skunk. It's a federal crime.

Drive-By inspections (by Busy [WI]) Posted on: Feb 12, 2018 5:32 AM

I thought it was just me that thought old weed smells like skunk. Lol!

Drive-By inspections (by cjl [NY]) Posted on: Feb 12, 2018 8:17 AM

I do drive bys and I advise all of my tenants of that (that I do them). They are sporadic and not "planned" (usually). It depends on what the issue is but if it's something that I typically do NOT see (such as what you are referring to Roy) I may take another swing by in a few days to see if they moved it. If they haven't at that time then I would most likely follow up with a text (or however you correspond with them).

I do not typically stop to say Hi or wave unless they happen to be outside as I'm driving by and notice me and wave. I'm not going to be rude by any means.

Many times I will text them to make sure they mow their lawn (if they are responsible for it) before we get hit with a reminder from the City Codes. If it's true garbage - then I probably would text them immediately.

Any chance that this "junk" that's on the front yard is not "junk" but is for a garage/yard sale? You obviously would know more than us on this as you know your tenants. Junk is in the eye of the beholder! LOL

Drive-By inspections (by David [KY]) Posted on: Feb 12, 2018 9:31 PM

I drive by my properties every week or two usually looking for garbage, dog poop, extra cars or high grass but I never drive by for a visit. The less direct contact the better. This puts my mind at ease and eliminates some problems before they get out of hand. As far as the furnace filters I have been using the 3 month ones for our quarterly inspections.

I pay a guy 50 dollars per unit which includes the filter and he takes pictures of the whole unit, checks mechanical and emails them to me. I find this works well for me having someone else do this. Whenever I had a lot of direct contact with my tenants they start to think we are friends, the relationship changes and then they would ask me for unnecessary things or test the boundaries.

Drive-By inspections (by BRAD 20,000 [IN]) Posted on: Feb 12, 2018 9:41 PM


If they see me with our company name on my truck I wave. They don't want to stop what they are doing and entertain the LL.

If they spot me at a storage garage or a vacant they usually have a laundry list of problems.

If I see something wrong I snap a pic and text it to my helper if it needs his attention


I mail them my DRIVE BY LETTER form with the offense checked, reminding them we'll drive by in 7 days to check for completion or they can text us a pic to show they cleaned up. And $35 per hour for us to clean up.

After doing this 40 years I FINALLY learned that talking to them is worthless, just flappin my lips in the wind. A letter is dated, with a deadline, and documented.

We go INSIDE twice a year.


Drive-By inspections (by Ray-N-Pa [PA]) Posted on: Feb 13, 2018 12:45 PM

A lot harder to document a conversation. Things in writing can not be altered

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