Start With the Move-Out Walk-Through
Document the condition of the unit with dated photos and notes, room by room. Compare it with your move-in records. This helps you separate normal wear and tear from damage. For rules about deposits and notices, consult Arizona landlord-tenant law or an attorney, since we cannot give legal advice.
Walk with a notepad and flag everything: holes, scuffs, stains, broken hardware, dripping fixtures, damaged blinds, and anything that needs cleaning versus repair.
Turn on every light, run every faucet, flush every toilet, open every window and door, and test appliances. Problems found now cost less than problems found by the next tenant.
Create a standard form you reuse for every unit. A consistent list means nothing gets skipped, and it gives you a clear way to hand work to a handyman, painter or cleaner without lengthy phone calls.
Set a target timeline before the tenant leaves, listing which tasks must happen in sequence. Patching and painting come before flooring and cleaning, and cleaning comes last, so scheduling in the right order prevents repeat work.
Walls, Ceilings and Paint
Patch nail holes, anchor holes and dents, and repair any damage from furniture or door handles hitting walls. Sand and prime patched areas before painting.
Repaint in a neutral color. Fresh paint resets the look of the unit, hides wear and makes the next tenant feel it is clean. Consider washable paint in high-traffic areas, hallways and kitchens.
Check ceilings for stains. If you find any, trace the cause before covering it. Common sources include roof leaks, air conditioner condensate lines and plumbing.
Check closets, garage walls and behind doors, which are common spots for damage that gets missed. Door stops are cheap and prevent knob-sized holes in drywall, so install them wherever a door swings into a wall.
- Patch holes and dents, then prime and paint
- Touch up or repaint trim, doors and baseboards
- Check ceilings for stains and find the cause
- Replace damaged switch plates and outlet covers
Doors, Windows and Locks
Make sure every door opens, closes and latches properly. Fix sticking doors, replace damaged strike plates, and repair holes in hollow core doors. Check closet doors and track systems.
Re-key or replace locks between tenants. It is a basic safety and security practice. Verify that window latches work and replace torn screens. Sliding doors should glide and lock.
Replace worn weatherstripping and door sweeps. In Arizona, a good seal reduces dust and heat gain, and keeps cooling costs reasonable for your tenant.
Check blinds and window coverings, which are some of the most commonly damaged items in a rental. Replacing a bent set of blinds is inexpensive compared with the impression a damaged window gives the next tenant.
Plumbing and Electrical Fixtures
Look under every sink for leaks and corrosion. Hard water causes scale on faucets, aerators and shutoff valves, so replace failing fixtures instead of nursing them along. Fix running toilets and slow drains.
Check caulk around tubs, showers and sinks, and replace what is moldy or peeling. Test the water heater's performance and look for leaks around the base.
For electrical, check that switches, outlets and fixtures work. Replace burned-out bulbs and broken covers. Test smoke and carbon monoxide detectors and replace batteries or units. Anything involving wiring or the panel belongs with a licensed electrician.
Test garbage disposals, exhaust fans and range hoods. A fan that does not pull air allows moisture to build in bathrooms, which leads to mold and peeling paint. Replace the fan or clean it as needed.
Flooring and Cleaning
Inspect flooring for stains, tears, chips and loose pieces. Replace cracked tile, damaged planks or worn carpet where needed. Clean grout. In rentals, durable flooring that stands up to wear makes sense.
Schedule cleaning after repairs, since sanding and painting create dust. Do not forget inside appliances, blinds, vents and the garage.
Replace air conditioner filters and, if the system has not been serviced recently, have it checked before summer. A unit that fails in July is an emergency.
Think about durability when replacing finishes. Scuff-resistant paint, sturdy blinds and hardware that stands up to heavy use cost a little more at first and reduce repair frequency across tenants.
Exterior, Yard and Common Items
Check gates, fences, exterior lights, hose bibs, sprinkler parts and house numbers. Repair broken fence boards and latches, and check that gates close properly.
Look at stucco for cracks and the paint for sun damage. Small repairs now prevent water intrusion during monsoon season.
Inspect the garage door and its opener, the mailbox, and any patio covers. Pull weeds and refresh gravel or landscaping if the lease requires it.
Send a standard list of exterior items to your handyman as well, and take photos before and after so you have records of what was done. Consistent documentation makes every turnover faster than the last.
Check landscaping irrigation and make sure the system runs properly, since a broken sprinkler line can waste water quickly and damage the foundation area or yard.
Build a Repeatable Process
Save your checklist and reuse it for every turnover. Keep a list of preferred paint colors, fixture models and hardware so repairs match. Photograph everything at the end, so you have a record.
Bundle the repair list into a single visit when possible. Charme and Sons works with landlords and property managers across Peoria, Surprise, Glendale and the surrounding area, and a clear list helps us get a unit ready quickly.
If you manage more than one property, schedule recurring maintenance such as filter changes, gate checks and caulk inspections so they do not all pile up at turnover.
“Jesse did a great job installing a fence in our backyard. He made sure his work was up to our standards and was very professional. It was completed quickly and was priced very reasonably. I would definitely use Charme and Sons again!”