Inspections, Evaluations, and Property Visits
PMI performs several different types of Inspections and Evaluations. You will find those detailed here:
Onboarding Evaluation and Lock Changes
Cost: Free for evaluation, $149 for keypad lock, $99 for deadbolt and passage knob, $79 for locking knob
Time allowed: 90 minutes
Details: A PMI maintenance specialist will visit the property and change locks as necessary. The purpose of the onboarding visit is to document the current condition of the property at onboarding. It is NOT a scope of work for make ready or construction.
Move In Inspection
Cost: Free for inspection, $45 for rekey
Time Allowed: 30 Minutes
Details: The purpose of a Move In Inspection is to thoroughly document the condition of the property prior to the tenant moving in. A 360 camera is typically used to get a full view of each room. This is compared with the move out inspection to determine tenant damages at move out.
Move Out Inspection
Cost: Free
Time Allowed: 120 Minutes
Details: A typical move out inspection. This Inspection will be used to create a scope of work for a Turnover work order. The primary purpose of this inspection is to determine tenant damages and prepare the property to be leased. Our best efforts go into creating a complete scope that will prepare the property for the next tenant to move in, but completeness is not guaranteed. In fact, most turnovers with extensive damage will require a change order of some type for defects that are discovered after the turnover is in progress. For properties that require extensive repairs, a more thorough Scope of Work Inspection may be required.
Scope of Work Inspection
Cost: $300 - This cost will be credited to the Initial deposit upon approval of the work order.
Time Allowed: 4 hours
Details: This is our most detailed inspection, and will generate a full scope of work for a make ready or turnover. PMI may hire a third party to complete this inspection. This Scope of work will be detailed in Necessary and Suggested repairs to maximize your investment by reducing the cost of maintenance over the next 5 years.
Rent Ready Inspection
Cost: Free with PMI Construction Services, $99 with Owner Contractor
Time Allowed: 60 Minutes
Details: A Rent Ready Inspection is designed to check the scope of work performed by a contractor. A PMI representative will visit and create a punch list of any additional repairs required to be made before a tenant can move in. If the property is ready, marketing will be completed after this inspection. No cost if your project is being managed by PMI construction services. A cost will apply if an owner is using a vendor outside of PMI.
Section 8 Inspection
Cost: $99 - $199
Time Allowed: Varies on local HUD office
Details: A section 8 or HUD lease requires a lot more effort than a traditional lease. Local HUD offices require an inspection of the property. In almost every case, the HUD inspector will find some defect in the property that requires repair prior to issuing an authorization to move in. (Even new builds typically get 2-4 items!) The cost of additional inspections is to be expected if you offer your unit to HUD and Section 8 housing vouchers. The cost can vary - some HUD offices schedule well and inspections take 1-2 hours. Others can give a 6 hour window and expect us to wait until they arrive.
Licensed Home Inspector Inspection
Cost: $300 - $500
Time Allowed: 4 Hours
Details: PMI can hire a Licensed Home Inspector to complete an inspection prior to purchasing an investment property. Home inspections are treated like other maintenance repairs, and we pass the exact cost on to you with a 10% Mark-up. This is not a required inspection at any time, but is highly recommended for new purchases and when creating capital expense forecasts.
Lease Renewal Evaluation
Cost: $125
Time Allowed: 2 Hours
Details: PMI will visit a tenanted property on an annual basis, typically 2-3 months before lease renewal, to review the current condition of the property. We will make decisions on whether to renew the lease or not based on how the tenant is maintaining the property. We will also discuss any maintenance concerns or requests the tenant has at that time, and may submit recommendations for repairs or improvements based on this evaluation.
Site Visit
Cost: $99
Time Allowed: 1 hour
Details: Used when an owner requests a one time visit to the property that is not covered by the PMA.
Utility Turn on Visit
Cost: $150
Time Allowed: 4 hours
Details: At times, utility companies will require a PMI representative to meet them on site. Most utility companies will give a 4 hour or 6 hour window for arrival. A Utility Turn On visit allows for the necessary time to visit a property and wait for a utility company provider to arrive and turn on the utility.