Rent Ready Standards

David & Company adheres to a set of Standard Operating Procedures (SOP) to ensure all rental properties meet our defined Rent Ready Standards. These standards are designed to ensure properties are in optimal condition for rental and provide a satisfactory living environment for tenants. Comply with local laws and ordinances for habitability and go above and beyond to conform to the standards of David & Co.

Upon the onboarding of the property owner, David of David & Company conducted a comprehensive inspection.

Our approach:

Our approach is grounded in the principle that well-maintained properties attract and retain high-quality tenants. The following aspects are considered essential in maintaining a great property:

• Maintenance and Care: Regular upkeep and repairs.
• Love and Proper Management: Proactive management and attention to detail.
• Transparency and Communication: Clear communication with tenants and owners.
• Ethical Practices: Commitment to honesty and integrity in all dealings.
• Continuous Improvement: Ongoing efforts to enhance property value and tenant satisfaction.

By adhering to these guidelines below, property owners can enhance the value and functionality of their assets, ensuring they contribute effectively to the well-being of tenants and maximize their return on investment (ROI).

Painting

There have been a few instances in my over 20 years of real estate experience where properties did not require repainting. However, touch-up painting can often result in unsatisfactory outcomes, particularly due to challenges in matching the original paint—especially when the manufacturer or sheen is unknown. Additionally, older paint can be difficult to blend seamlessly with new applications. The following example illustrates the issues associated with touch-up work, using a standard Swiss Coffee color by Sherwin-Williams:

This situation pertains to a property that was newly constructed six years ago. As illustrated, the patchwork appears to reflect substandard workmanship. Consequently, the owner found it necessary to undertake a full repainting of the entire property.

Trash Removal Strategies for Preparing Your Rental

Maintaining cleanliness is crucial in the rental market, and effective trash removal is an essential aspect of this. We encountered the challenge of removing accumulated belongings and debris. To address this, we adopted a systematic approach by engaging professional services to ensure that all trash was removed efficiently and in compliance with responsible disposal practices. This process was integral not only for aesthetic purposes but also for meeting health and safety standards, thereby ensuring that new tenants would occupy a sanitary and clutter-free residence.

Another critical aspect of property management is the proper removal of trash. Vendors must be instructed not to dispose of waste in the property’s designated dumpsters. To ensure compliance, we provide thorough oversight of vendor activities. This measure may appear redundant, but it underscores our commitment to transparency and integrity. We maintain a strict policy of no vendor preference, kickbacks, referrals, or any similar arrangements without full disclosure. By adhering to this policy, we avoid any undisclosed conflicts of interest and uphold the highest standards of ethical conduct.

Garage Clicker Missing or Didn’t Exist.

Management initiated an internet search to identify appropriate garage door openers and subsequently placed an order. Following this, multiple bids were solicited for garage door programming services, with the most cost-effective proposal being selected. It is important to note that some vendors declined to program garage door openers not purchased through their services, as they typically rely on product markups for profit. Our goal was to locate a vendor willing to program the garage door openers we had already acquired, thereby achieving a cost savings of $150-$200 in material expenses for the owner.

HVAC condenser cleaning and filter replacement.

Importance of AC Coil Cleaning

AC coil cleaning is a crucial maintenance task for ensuring the efficiency and longevity of an air conditioning system. Over time, dust, dirt, and other contaminants accumulate on the coils, reducing their ability to absorb and dissipate heat. This buildup forces the AC unit to work harder, leading to increased energy consumption and higher utility bills. Additionally, dirty coils can cause the system to overheat, potentially resulting in costly repairs or a complete breakdown. Regular coil cleaning not only improves the performance and energy efficiency of the AC system but also extends its lifespan, ensuring a comfortable and healthy indoor environment.

Importance of Replacing AC Air Filters

Replacing AC air filters is essential for maintaining good air quality and optimal performance of the air conditioning system. Air filters trap dust, pollen, and other airborne particles, preventing them from circulating throughout the home. When filters become clogged, airflow is restricted, causing the AC unit to work harder to cool the space. This not only increases energy consumption but can also lead to wear and tear on the system. Moreover, clogged filters can harbor mold and bacteria, which can negatively impact indoor air quality and health. Regularly replacing air filters ensures efficient airflow, reduces strain on the AC system, and promotes a healthier living environment.

Move-in Cleaning

Thoroughly deep cleaning a unit is essential for attracting suitable renters. Just as people prefer new and clean items, tenants appreciate moving into a property that is not only habitable but also pleasant. A sticky cabinet door, for instance, conveys a lack of proper maintenance. Cleanliness is paramount, regardless of whether the property rents for $1,000 or $55,000 per month.

A proper cleaning of a property over 2,000 square feet typically requires at least four people working for seven to eight hours. Any vendor claiming they can do it with two people is likely not being honest; while it is possible, it would take 10-12 hours, leaving the cleaners exhausted and potentially compromising quality. The focus should be on finding a vendor who will deliver the best results, not the cheapest option.

Unfortunately, our owners experienced this firsthand when they hired a vendor who overpromised and underdelivered, necessitating a second cleaning.

Other items of habitability:

Window Screens

Indirect Implications for Window Screens: While Civil Code Section 1941 does not explicitly address window screens, it implicitly requires that landlords provide a habitable living environment. This includes protecting tenants from pests and environmental elements. Legal Interpretation: In legal disputes, an argument can be made that window screens are an essential component of maintaining habitability under Civil Code Section 1941 due to their role in preventing the intrusion of pests and ensuring a sanitary living environment.

Heating

The property must have a functional heating system capable of maintaining a reasonable temperature.

Plumbing

The plumbing system must be in good working order, providing access to hot and cold running water, and proper drainage.

Electrical

The electrical system must be safe and functional, including sufficient lighting and power outlets.

Sanitation

The property must have proper sanitation facilities, including a functioning toilet, sink, and other essential fixtures.

Pest Control

The property should be free of infestations of pests such as rodents or insects.

Security

Doors and windows should be secure and provide adequate protection against unauthorized entry.