Southern California Property Management

Rental Property Inspections

Regular property inspections are one of the most effective ways to protect your investment and prevent costly surprises. Many landlords underestimate the importance of thorough inspections, only to find themselves in disputes over damages or dealing with expensive repairs that could have been avoided.

There are three types of inspections that we do throughout a tenant’s life cycle.

• 1. Move-In Inspections

  Before a tenant moves in, we conduct a detailed move-in inspection that serves as the baseline for the property’s condition.

  • Typically includes 200-500 photos
  • 360-degree photos of every room for a comprehensive record
  • Documentation of every surface, appliance, and system

  This is not just a formality, it is a critical step in protecting your property and is legally required if deductions are made when the tenancy ends. When move-out time comes, this inspection serves as clear, indisputable evidence of the home’s original condition. If you need to deduct for damages from the tenant’s security deposit, you need to have photos showing the issue wasn’t pre-existing.

• 2. Annual Safety Inspections

  How often do you need to inspect your rental property? We advise at least once per year. Many landlords make the mistake of only inspecting a property when a tenant moves in or out. However, this can result in small issues not being caught before they turn into expensive problems. For example, if a kitchen sink leak is caught early, it can be fixed for $100. If it’s caught too late, it can mean mold remediation and paying for a new kitchen.

  We conduct an annual safety inspection on every property, mid-lease cycle. This allows us to inspect before we offer the tenant another 12-month lease agreement.

  Do I Have To Have A Reason To Inspect My Tenant’s Home?

  Yes, landlords must have a legally valid reason to enter a tenant occupied property. California law does not allow landlords to enter a rental property without proper notice and reason. General inspections where the sole purpose is to see how the tenants are treating the home is not allowed. California Civil Code 1954 and California Health and Safety Code Section 13113.7 establish the reasons a landlord can enter a tenant occupied dwelling unit. At Mesa Properties, we enter to make the following necessary or agreed upon repairs and maintenance:

  • Testing and maintaining smoke and carbon monoxide detectors
  • Checking water heater bracing straps
  • Inspecting plumbing supply lines for leaks
  • Ensuring windows and screens are in good working order
  • Checking HVAC filters to confirm regular replacement

  By following these guidelines, we ensure your property is safe and well maintained.

  Once the inspection is complete, we send the owner a detailed report with 25-35 photos so you can see exactly what we inspected. This will also give you a general idea of how the home is being treated.

  Why does this matter? Because small maintenance issues, when ignored, turn into expensive repairs. Catching a leak early can save thousands in water damage. Identifying a neglected HVAC filter can prevent a costly system failure. This inspection is one of the best tools we have to help owners avoid unnecessary expenses.

• 3. Move-Out Inspections

  When a tenant moves out, we conduct a detailed move-out inspection to compare the property’s condition to the move-in inspection. The inspection is nearly identical and the only difference is the timing.

  The move-out inspection is the basis for security deposit deductions. California law is very specific about what can and cannot be deducted and a lack of documentation is one of the biggest reasons landlords lose these disputes.

  Why Thorough Inspections Matter:

  By following a structured process and backing up claims with clear photo evidence, we ensure that any deductions are fair, legally sound, properly documented, and defensible. Too many landlords wait until there is a problem to conduct an inspection. By that time, it is usually too late. We conduct proactive inspections because it prevents costly surprises and protects your investment. Leave the inspections to us! We will take care of it so you don’t have to be involved in the drama, which will free you up to focus on what you love.