🏡 Inspections & Repairs Overview

Inspections and repairs are key to maintaining your property’s value and ensuring a smooth experience for both you and your residents.

GPS Renting follows a structured inspection and repair process before, during, and after each tenancy to ensure compliance, transparency, and care.

1️⃣ Pre-Listing Inspection

After your property is entered into AppFolio, we schedule a Pre-Listing Inspection to establish your home’s baseline condition.
During this inspection, we:

• Take 40+ detailed photos documenting key areas of the home.
• Note any items requiring repair, cleaning, or landscaping before listing.
• Recommend any maintenance needed to attract high-quality residents.

If you’ve recently cleaned the carpets, please send us the carpet cleaning receipt. We’ll provide this to incoming residents so they know what’s required when they move out.

💡 The pre-listing inspection is not as detailed as a move-out inspection.
If the previous resident’s move-out inspection coincides with this phase, please schedule any needed work yourself to meet Washington’s 30-day deposit return deadline.

Rekeying:
To ensure security and liability protection, all properties must be rekeyed before a new resident moves in.

• Cost: $179 for up to 6 locks.
• Rekeying in Seattle is always an owner expense (per city rules).
• Outside Seattle, rekeying is initially charged to the owner and reimbursed by the resident at move-out.
• For special lock situations, see: Rekey Additional Charge for Special Scenario.

2️⃣ Pre–Move-In Inspection

A few days before the resident’s move-in date, GPS conducts a Pre–Move-In Inspection to confirm the property is fully ready.

During this inspection, our team:

• Checks all systems, finishes, and fixtures for proper functionality.
• Performs a 15-minute light touch-up cleaning and provides a Welcome Home Gift for the new resident.
• Ensures the home presents fresh, clean, and move-in ready—even if it was previously cleaned.
• Identifies and schedules any last-minute fixes before occupancy.

Cost: $65, charged to the owner (includes light cleaning and the Welcome Home Gift).

If the home requires more extensive cleaning, our vendor will provide an estimate for your approval before proceeding.

This small extra step greatly improves first impressions and satisfaction, which in turn leads to fewer complaints and better long-term care of your property.

3️⃣ Move-In Inspection (Resident)

On the day of move-in, the resident completes their own inspection using GPS’s digital inspection system.

• Residents typically take 100+ photos to document the property’s condition.
• This report serves as the official record for comparison at move-out.
• Residents are required to submit their inspection within a set timeframe to ensure fairness and clarity for both sides.

4️⃣ Post Move-In Repairs

About two weeks after move-in, GPS schedules a Post Move-In Repair appointment. We intentionally wait until residents have lived in the home and can identify any small issues that appear after daily use.
This approach allows us to:

• Consolidate minor fixes into one trip, saving time and cost.
• Ensure a smoother experience for residents.
• Prevent duplicate vendor visits or unnecessary repair expenses.

5️⃣ Property Condition Inspection (During Tenancy)

GPS performs a Property Condition Inspection during the resident’s first lease term and again at each renewal term.
These visits allow us to:

• Check how well the resident is maintaining the property.
• Identify early maintenance needs before they become costly repairs.
• Evaluate overall condition to determine whether renewal is recommended.

If you’d like additional inspections beyond the scheduled ones, they can be requested for $155 per visit.

6️⃣ Repairs & Approval Process

Our repair process ensures quick response, legal compliance, and cost control.

All repair receipts are attached to your Monthly Owner Statement (issued by the 12th each month).

• GPS pays vendors directly and records costs in your owner ledger.
• If a vendor requires payment before rent is collected, GPS pays upfront and records it as a GPS Renting Charge.
• Every invoice includes the original receipt for your review.

7️⃣ Vendor Network & Owner Preferences

GPS coordinates all work with licensed, insured, and vetted vendors, including our sister company, GPS Maintenance. If you prefer using your own vendor, we’re happy to coordinate—provided they:

• Are licensed and insured.
• Communicate promptly and provide completion photos.
• Follow GPS’s scheduling and reporting procedures.

8️⃣ Move-Out Inspection

When residents vacate, GPS completes a Move-Out Inspection the day after tenancy ends (or next business day).

• We use the same inspection template as the move-in for accurate comparison.
• Over 100 photos document condition differences.
• Normal wear and tear is expected; damages beyond that are repaired and charged to the outgoing resident.

9️⃣ Summary of Owner Responsibilities

1️⃣0️⃣ Our Commitment

We inspect, document, and repair every property with the care we’d give our own.
Our structured approach ensures compliance, transparency, and lasting property value—so you can enjoy true peace of mind.

💚 Professional. Honest. Kind.
Every inspection is another way we protect your home and build lasting resident satisfaction.

If you love our service, give us a shout out here. If you have some feedback to us, use the same link. We are always here to listen and improve our service!