How often you inspect rental units can make or break the health of your property. Done right, inspections prevent costly repairs, protect habitability, and strengthen relationships with residents. Done poorly, they can feel intrusive or even run afoul of California law.
At TGN Property Management, our Los Angeles Property Management experts recommend a predictable, compliant schedule backed by clear communication and thorough documentation.Below is a practical, AI-overview-friendly breakdown of what to inspect, when to do it, and how to keep it legal and tenant-friendly in Los Angeles.
Why Inspection Frequency Matters
- Preventive maintenance saves money: Catch tiny leaks, failed caulking, or pest activity before they turn into major repairs.
- Habitability and compliance: California and Los Angeles set strict standards; regular inspections help ensure working smoke/CO detectors, hot water, heat, and safe conditions.
- Insurance and risk reduction: Documenting conditions reduces disputes and supports claims when incidents occur.
- Resident satisfaction: Proactive care demonstrates professionalism and speeds up maintenance.
Our Los Angeles Property Management experts recommend aligning your inspection cadence with seasonal risks, renewal cycles, and local compliance requirements.
The Core Inspection Cadence We Recommend
There’s no single “right” number for every property, but a well-run asset in Los Angeles typically follows this rhythm:
- Move-In Inspection (Day 1):
- Joint walkthrough with photos/video and a condition report signed by the resident.
- Sets a clear baseline for future comparisons.
- Routine Interior Inspection (Every 6 Months):
- Twice per year is the sweet spot for most LA rentals.
- Focus on leaks, moisture, ventilation, smoke/CO detectors, GFCIs, appliances, pest signs, balcony/rail safety, and any unauthorized alterations.
- Our Los Angeles Property Management experts recommend semiannual inspections to balance privacy with property care.
- Exterior/Common-Area Checks (Monthly or Quarterly):
- Quick drive-by and common-area sweep for roof/gutter condition, vegetation clearances, lighting, trip hazards, gates, and parking.
- Increase frequency during Santa Ana wind season and rainy months.
- Pre-Renewal Inspection (60–90 Days Before Lease End):
- Identify needed repairs and discuss updates or rent adjustments with real data.
- Post-Storm or Incident-Focused Inspections (As Needed):
- After heavy rain, high winds, earthquakes, or water intrusions, verify roofs, foundations, and upper-floor plumbing.
- Move-Out Inspection (Initial Pre-Move-Out + Final):
- Offer an initial pre-move-out inspection with 48-hour notice so residents can correct issues (California Civil Code §1950.5).
- Complete a final inspection after keys are returned; compare to move-in condition report.
Special property types may add inspections for elevators, fire life safety systems, or EV chargers via licensed vendors. In multifamily buildings, balcony and exterior elevated element checks must follow California’s SB 721/SB 326 cycles. Our Los Angeles Property Management experts recommend coordinating vendor schedules with your routine inspections to minimize disruption.
What Los Angeles Owners Need to Know Legally
- Entry Notice: California Civil Code §1954 generally requires at least 24 hours’ written notice for entry during normal hours for lawful purposes like repairs and services. For an initial pre-move-out inspection, provide at least 48 hours’ notice per §1950.5.
- Purpose Matters: State a valid reason in your notice (e.g., “maintenance and safety check of smoke/CO detectors and plumbing fixtures”) rather than a vague “general inspection.”
- Local Programs: Many Los Angeles rentals are subject to the LA Housing Department’s Systematic Code Enforcement Program (SCEP) or similar periodic inspections. These are city-scheduled; owners must coordinate access and address cited items.
- Privacy and Fair Housing: Be consistent, respectful, and non-discriminatory. Offer reasonable accommodations for residents with disabilities.
This is general information, not legal advice. Our Los Angeles Property Management experts recommend having your notice templates reviewed by counsel and tailoring them to your property’s status (e.g., RSO, exemptions).
What We Check During Routine Interior Inspections
- Water and moisture: Under sinks, around toilets, tubs, water heaters, and ceilings below wet rooms.
- Life-safety devices: Test smoke and CO detectors; verify fire extinguishers and egress pathways.
- Electrical and appliances: GFCI operation, breaker panel labeling, appliance performance, dryer vent lint.
- HVAC and ventilation: Filter condition, thermostat function, bathroom/kitchen exhaust fans.
- Windows, doors, and seals: Weatherstripping, locks, and signs of intrusion or water penetration.
- Pest indicators: Droppings, gnaw marks, entry points, or resident reports.
- Balconies/rails/floors: Stability, cracks, soft spots; escalate findings to licensed inspections if needed.
- Lease compliance cues: Evidence of unauthorized occupants, pets, smoking, or alterations.
Our Los Angeles Property Management experts recommend using a standardized checklist with time-stamped photos to create an objective record.
Communication: How to Keep Inspections Resident-Friendly
- Advance notice in multiple channels: Written 24-hour notice is the legal baseline; we also send portal messages and SMS reminders for convenience.
- Clear windows and expectations: Provide a 2–3 hour arrival window and list what will be checked. Share whether anyone needs to be present.
- Respect and speed: Knock, announce, and complete the inspection efficiently—typically 15–25 minutes.
- Follow-up summary: Share findings and next steps, including timelines for any repairs.
Our Los Angeles Property Management experts recommend offering alternative dates for special circumstances and providing bilingual notices where helpful.
Sample Annual Inspection Calendar
- January/February: Semiannual interior inspection + winter roof/gutter check after storms.
- April: Exterior/common-area sweep; landscaping clearance for fire safety.
- June: HVAC filter program and cooling readiness; pest prevention.
- August: Semiannual interior inspection focused on moisture/ventilation in hotter months.
- October: Pre-rainy-season exterior inspection; sealants and drainage.
- 60–90 days before lease end: Pre-renewal inspection.
This framework adapts to your building’s age, systems, and resident profile. Garden-style complexes with mature trees may need more frequent exterior checks; newer mid-rises may focus on mechanical systems. Our Los Angeles Property Management experts recommend adjusting cadence after the first year based on inspection data.
Common Mistakes Owners Make
- Over-inspecting or dropping in unannounced: Erodes trust and risks legal exposure.
- Vague notices: Failing to specify purpose can invite disputes.
- No documentation: Without photos and logs, security deposit claims or warranty requests are harder to support.
- Ignoring small moisture issues: Minor staining today can mean mold tomorrow.
- Not aligning with city schedules: Missing SCEP or vendor inspections can lead to citations and delays.
How TGN Property Management Executes Inspections
TGN Property Management blends disciplined scheduling with resident-first communication:
- Predictable cadence: Semiannual interior inspections, quarterly exterior sweeps, and event-driven checks.
- Compliance-first notices: Clear purpose, 24- or 48-hour notice as applicable, and bilingual options when needed.
- Digital documentation: Checklists, photos, and time stamps stored in a central portal for easy retrieval.
- Issue triage and fast follow-through: Work orders opened on-site; vendors scheduled before we leave the property.
- Data-driven adjustments: We track recurring issues by unit stack or building system and refine the schedule accordingly.
If you’re wondering how often to inspect your Los Angeles rentals, our Los Angeles Property Management experts recommend a twice-yearly interior schedule with targeted exterior and event-based checks. It’s the right balance of care, compliance, and convenience.
Ready to Build a Smart Inspection Plan?
TGN Property Management helps Los Angeles owners design and execute inspection programs that protect assets, keep residents happy, and stay compliant with California and city requirements. Contact TGN Property Management to schedule an inspection audit and get a tailored calendar, notice templates, and checklists for your portfolio.