Our Property Standards Agreement
Dream Big Property Management has developed minimum property standards to assist our Investor Clients in accomplishing the following:
- Reduce their liability as investment property owners.
- Help preserve their assets and reduce costs caused by deferred maintenance.
- Give them a competitive advantage in an increasingly competitive rental market.
- Provide a safe, clean environment for their Residents and encourage long-term occupancy.
The following property standards are guidelines to help standardize the process of getting investment properties into a rent-ready condition. Each investment property is unique, and these standards are meant to serve as a guide to help our clients be as informed as possible about the recommended condition for a rental property.
EXTERIOR
CLEANUP
- All trash, debris, and personal items should be removed from the yard, sheds, garage, and common areas (multiunit). Dream Big is not responsible for any personal property left behind, including furnishings, tools, excess materials, etc.
LANDSCAPING
- Trees and shrubs should be trimmed and not hanging over the roof, driveway, or walkways. Low-hanging branches should be removed. Dead shrubs and trees should be replaced and have irrigation available. Stumps should be ground down to remove trip hazards.
- Flowerbeds and gardens should be weed-free.
- Lawn should be mowed, green, and in good condition.
- Automatic sprinkler timers should be in working condition. Sprinklers should be in good working order. Sprinkler heads and valves should not be broken or leaking.
- Potted plants, flower boxes, and garden boxes should be removed from the property.
GATES, FENCING, DECKS AND RAILINGS
- Fencing and gates should be in good repair and in working order or removed (no missing fence slats; chain-link fencing should have top rail).
- Wooden decks should be solid and have no wood rot. Walking surface should be safe with no large gaps, trip hazards, failing wood, or nails or screws protruding. Decks should be stained and water-sealed or painted with no exposed bare wood.
- Railings should be secure and be able to support the weight of an adult. Wooden railings should be painted or stained and water-sealed with no exposed wood. Stairs with a rise of 3 or more steps must have a handrail.
ROOF, GUTTERS, AND BUILDING
- Rain gutters should be in good repair and clear of debris. Rain gutters or water diverters are required over doors and walkways where there is water runoff.
- Downspouts must to be in good repair and should direct water away from the foundation and cement walkways to avoid water damage and slipping hazards.
- Soffit and fascia should have no gaps that could allow insects or rodents to gain access to the attic area. Wood soffit and fascia should be painted with no exposed wood or wood rot.
- Stucco/siding/ brick should be in good condition with no holes or missing siding or bricks. Wood siding should be painted with no exposed wood.
- Roof should be free from leaks. No spots not covered by shingles or other appropriate roofing material.
- House numbers must be visible on the home.
WINDOWS, DOORS, AND MAILBOX
- Windows should be in good working order with no leaks and all panes in place. Windows should lock and function properly (open and close). Windows that open should have screens with no holes and should be clean of dirt and cobwebs.
- Doors should be proper exterior doors (no hollow core) with sufficient weather stripping. Exterior doors should have a deadbolt lock that functions properly.
- Garage door should function properly, and open and close easily. Automatic garage doors should have safety sensors.
- Sliding-glass doors should function properly, glide with ease, and lock properly.
- Mailbox should be in good condition and free of rust. It should be securely fastened to the building or, if in the ground, should be secure and stable. It should have a proper door or lid that protects mail from weather. Mailbox should be properly labeled with visible address numbers.
CEMENT
- Driveway/patios/sidewalks should not have more than a 1-inch tripping hazard. Cracks should not have weeds growing through them. Deteriorating cement should be replaced if it causes a potential liability.
LIGHTING AND ELECTRICAL
- Exterior light fixtures should have proper covers and bulbs.
- No electrical wiring, junction boxes, or other improper electrical connections should be present to be a liability.
MULTI-UNIT PROPERTIES
- All carports/garages must be numbered and assigned to a unit.
- Storage units must be numbered and assigned to a unit.
INTERIOR
CLEANUP
- Unit should be cleaned, according to Dream Big Property Management’s vendor cleaning checklist.
- Unit should be free of garbage, debris, and personal items.
- Carpets should be in good, clean condition without excessive wear or staining. Carpet must not be loose or show buckling.
- Carpets must be professionally cleaned by a truck-mount system or, if not cleanable, replaced with suitable flooring.
PAINT AND WALLS
- Paint should be in good, clean condition. No dingy or mismatched paint from patches or touchup. Walls with excessive nail holes will be painted. Paint on doors and trim should be in clean condition without chipping or scuff marks. Only entire walls will be painted (no touchup painting) to remedy excessive marks or nail holes. All painting will be completed with suitable quality paint.
- Wallpaper must be in good, clean condition without tears or rips. Otherwise, it will be removed and painted.
FLOORING
- Vinyl, tile, laminate, and wood flooring should be in good condition for age of the property. No excessive cracks, scratches, rips or tears. Grout should be in good condition.
- Carpets should be in good, clean condition without excessive wear or staining. Carpet must not be loose or show buckling.
- Carpets must be professionally cleaned by a truck-mount system or, if not cleanable, replaced with suitable carpet.
LIGHTING AND ELECTRICAL
- Light switches and electrical outlets should be in good working order and not broken or painted.
- All light switches and electrical outlets are required to have a proper cover (no cracked or broken covers).
- Light-switch and outlet plate covers should be clean and not painted or should be replaced.
- Light fixtures should be working and clean with no cracked glass and no burned-out bulbs.
- Each kitchen and bathroom should have at least one functioning GFCI outlet.
- Each living area and bedroom should have a smoke alarm (with the exception of bathrooms, kitchen, and laundry room). Each floor should have a CO detector.
- No exposed wiring, junction boxes, or other improper electrical should be present that could be a fire hazard.
WINDOWS AND DOORS
- Windows and sliding-glass doors should have blinds or shutters (white in color), not curtains.
- Blinds should be clean and function properly or be replaced. Blinds need to be on windows where privacy is needed, such as bedrooms, living rooms, family rooms, kitchens, halls, etc. Exceptions may include laundry rooms or bathrooms with frosted or privacy windows.
- Interior doors should be clean with no cracks or holes. They should open and close easily and have door stops to protect the walls. Closet doors must be on their track and function properly.
- No exterior locking doorknobs on interior doors.
- Bathroom doors should have appropriate locking doorknobs (no exterior keyed knobs).
CABINETS AND COUNTERTOPS
- Cabinets and drawers should function properly and be in good condition. Cabinet and drawer pulls and hinges should be present and not loose.
- Cupboard shelves should be clean and secure.
- Countertops must be in good condition with no large burn marks, scratches, or delamination.
- Mirrors should be securely fastened to wall and should not have cracks.
PLUMBING
- All plumbing fixtures should work properly with no drips or leaks.
- Sinks should have working drains and drain-pulls with no leaks.
- Tubs should have a working drain plug and clean caulking. No slow-draining tubs.
- Showers should have a curtain rod only or a working shower door that does not allow water to leak outside the shower stall. Showerhead should function properly. Shower should have a drain cover. No slow-draining showers
- Toilet should be clean and in working order. No exposed bolts at toilet base. Toilet seat should be securely fastened and should not have staining or wear. Toilet should not run or leak.
BATHROOMS
- Bathrooms must have sufficient towel bars and a toilet paper roll holder. Do not leave old plungers or toilet-cleaning brushes in bathrooms.
HAND RAILINGS
- Hand railings should be secure and are required on a rise of 3 or more stairs.
APPLIANCES
- All appliances should be clean and in working order. No missing or broken parts, and no tape in refrigerators.
- Each unit is required to have an oven/stove. Units that have built-in spaces for microwaves or dishwashers should provide these appliances.
