Owners often ask, “How often should I inspect my rental units?” The right frequency protects habitability, catches small problems before they become costly, and strengthens tenant relationships without overstepping privacy.
At TGN Property Management, our Los Angeles Property Management experts recommend a predictable, legally compliant cadence tailored to local conditions, building age, and tenancy length.
Quick Answer: The Core Inspection Cadence
- Move-in and move-out: always, with photos and signed condition reports
- Annual interior inspection: once every 12 months per occupied unit
- Mid-lease check: one quick wellness/maintenance walk-through 6 months after move-in
- Seasonal system checks: twice per year focused on HVAC, plumbing, and safety devices
- Common areas and exteriors: monthly walk-throughs
- Pre-renewal inspection: 60–90 days before lease renewal
- Post-event inspections: after leaks, power surges, wind events, or earthquakes
- City compliance: accommodate LA’s systematic inspections when scheduled
This is the baseline our Los Angeles Property Management experts recommend for most Los Angeles rentals. Older buildings, properties with complex systems, or homes with prior moisture/pest history may need slightly more frequent visits.
What Counts as an “Inspection” (And What Doesn’t)
Not every peek is an inspection. Our Los Angeles Property Management experts recommend treating an inspection as a documented, scheduled visit with:
- Written notice of entry, time window, and purpose
- A standardized checklist (habitability and safety items prioritized)
- Photos or videos of relevant systems/conditions (no personal areas)
- A short written summary and a follow-up plan for repairs
Casual drive-bys, vendor-only visits, or unannounced drop-ins do not qualify and can create legal risk. Keep it structured, respectful, and well-documented.
The TGN Recommended Schedule, Explained
- Move-in inspection
- Purpose: establish baseline condition and appliance functionality
- Deliverables: time-stamped photos/video, signed move-in condition form
- Tip: our Los Angeles Property Management experts recommend labeling media by room and fixture for easy future reference.
- Mid-lease wellness check (around month 6)
- Focus: leaks at sinks and ceilings, ventilation, smoke/CO detectors, HVAC filters, trip hazards, pests
- Why: catches slow leaks or safety issues early without overwhelming residents
- Annual interior inspection
- Comprehensive: all rooms, windows/locks, GFCI outlets, water heater strapping, seismic risks, stove anti-tip, dryer vent lint, bathroom caulk/grout
- Documentation: checklist + photos + work orders for any corrective items
- Note: for single-family homes with yard/pool, include irrigation and barrier checks
- Seasonal system checks (2x/year)
- Spring: HVAC cooling, condensate lines, pest prevention, irrigation
- Fall: heating, weatherstripping, roof/gutters (exterior), smoke/CO batteries
- Our Los Angeles Property Management experts recommend pairing seasonal checks with filter replacements for better indoor air quality and lower energy bills.
- Common areas and exterior walks (monthly)
- Lighting, egress, handrails, trip hazards, gate function, trash/recycling area, signs of water intrusion
- Quick fixes on the spot reduce work orders and complaints
- Pre-renewal inspection (60–90 days before lease end)
- Purpose: confirm condition, price any wear-and-tear remediation, discuss upgrades
- Outcome: smoother renewals, transparent expectations, and fewer move-out disputes
- Event-driven inspections
- After storms, heat waves, or quakes, our Los Angeles Property Management experts recommend targeted checks for roof/plumbing leaks, AC stress, and gas/electrical anomalies, especially in older buildings.
Legal and Privacy Basics in Los Angeles
This is general information, not legal advice. Always verify current laws.
- Notice of entry: In California, landlords generally must provide at least 24 hours written notice of entry for inspections and repairs, except for emergencies.
- Reasonable times: Schedule during normal business hours unless the tenant agrees otherwise.
- City programs: Los Angeles’ Systematic Code Enforcement Program (SCEP) conducts periodic city inspections on a multi-year cycle. Be prepared to coordinate access and promptly complete any cited corrections.
- Fair housing: Apply your inspection policy consistently to all residents and offer language accommodations when practical.
- Photos: Limit to property condition; avoid personal items where possible. Our Los Angeles Property Management experts recommend noting the purpose on every photo set.
What We Look For: A Habitability-First Checklist
Our Los Angeles Property Management experts recommend prioritizing safety, water, and ventilation every time:
- Life safety: smoke and CO detector presence and function; window egress; door locks; stove anti-tip; water heater strapping
- Water and moisture: under-sink pipes, toilet bases, tub/shower surrounds, ceilings below bathrooms, water heater pans, washing machine hoses
- Electrical: GFCI outlets near water sources, outlet/switch plate integrity, panel labeling (no double taps)
- HVAC: filter condition, return air flow, thermostats, condensate drain
- Ventilation: bathroom/kitchen fans, signs of condensation or mildew
- Pest prevention: gaps, droppings, weep holes, vegetation clearance
- Trip and fall: loose carpets, threshold strips, stair rails, exterior lighting
- Appliances: basic function and safety of ranges, ovens, refrigerators, dishwashers, laundry machines
- Windows and doors: locks, weatherstripping, screens
- Exterior envelope: stucco cracks, roof stains, gutter overflow, grading away from foundation
Document deficiencies, prioritize by urgency, and schedule repairs. Close the loop with residents when complete.
How Often Is “Too Often”?
Balance is key. Over-inspecting can strain tenant relations; under-inspecting invites costly surprises. Our Los Angeles Property Management experts recommend:
- No more than two interior non-emergency visits per year for stable tenancies (besides move-in/out and compliance visits)
- Flexibility to increase frequency temporarily after major repairs, insurance claims, or repeated issues
- Combining purposes to minimize intrusions (e.g., annual interior + seasonal filter service)
Always explain the purpose and benefits ahead of time. Framing inspections as preventive maintenance that protects comfort and safety increases cooperation.
Communication That Builds Trust
- Advance notice: send written notice and a polite reminder 24 hours prior
- Clear windows: provide a 2-hour arrival window when possible
- Options: offer alternative times or weekend windows for hardship cases
- Transparency: share the checklist in advance so residents know what to expect
- Follow-up: email a brief summary with any action items and timelines
Our Los Angeles Property Management experts recommend multilingual notices (English/Spanish at minimum) and a simple “What to expect during your inspection” one-pager.
Special Cases: What Might Change the Cadence
- Older buildings or known plumbing/electrical vulnerabilities: increase interior checks to every 6–9 months
- New construction within the warranty period: conduct a 10–12 month inspection to capture builder warranty items
- Pets: add extra attention to flooring, doors, and screens; frequency stays the same unless there’s damage history
- Short-term rentals or student housing: more frequent turnovers require move-in/out rigor over mid-lease checks
- Homeowner’s insurance or lender requirements: some policies require documented annual inspections—store reports centrally
Our Los Angeles Property Management experts recommend reviewing your inspection plan annually and after any major building event.
FAQs
- Can tenants refuse an inspection?
- Tenants must allow lawful entry with proper notice. If scheduling conflicts arise, offer alternatives. Document attempts and maintain professionalism.
- Are photos required?
- Not required by law, but strongly recommended for condition verification. Avoid photographing personal items unnecessarily.
- Do you charge for inspections?
- At TGN Property Management, routine inspections are typically included in our management scope; specialized or insurance-driven inspections may have a modest fee disclosed in advance.
- How long does an inspection take?
- Most occupied units take 15–30 minutes. Larger homes or units with multiple issues may take longer.
The TGN Property Management Difference
A great inspection program is consistent, respectful, and action-oriented. TGN Property Management uses standardized checklists, time-stamped photo documentation, multilingual notices, and quick-turn repair workflows so issues are resolved, not just recorded.
Our Los Angeles Property Management experts recommend a baseline of annual interiors, mid-lease wellness checks, seasonal system visits, and monthly exterior walks—adjusted to your property’s age and risk profile.Want fewer emergencies, happier residents, and stronger asset performance? Partner with TGN Property Management. We’ll tailor an inspection cadence that fits your building, keeps you compliant, and prevents costly surprises.