Inspection Instruction

This document is used as instruction for pre-listing, move-in, and move-out instructions.

While the three inspections are similar in recording the conditions of the properties, the details of focus areas, next steps, and handling lockboxes process are different. As a GPS Renting inspector, you may handle all three types of inspections, please make sure you read through the content below.

Summary

Pre-Listing Inspection

Goal

Make sure the property is in good condition so that it is ready to list

Tasks

1. Review and fill out the pre-listing inspection Google form: https://forms.gle/22itKvaAJ1R4dWPF9
2. Install a ShowMojo lockbox for showing purpose
3. Install a contractor box for move-in purposes
4. Put one main door key into the ShowMojo lockbox box, and other keys in the contractor box
5. Inspect the property in detail and generate the inspection report in AppFolio
6. Please do a black light inspection for the carpet
7. Take only listing photos if Haobang instructed.
8. Install the Showing Fraud sticker at the visible spot (Window) of the house (Pick up and keep some from GPS Office) - Make sure to install at least 3 for each house. Stick them to the surfaces that people can see.

Kindly provide detailed information for the following items:

Heating: Enumerate all types of heating in the residence, specifying the rooms associated with each—covering Furnace, Baseboard, Heat pump, and Radiant. Include the serial number for each heating unit and attach a corresponding photo.

Furnace Filter: Specify the size and location of the furnace filter and include a photo for reference.

Fireplace: Indicate the type of fireplace—whether gas, electric, or wood—and specify its location. Additionally, provide instructions on how to use it.

Breaker panel: location

Water Heater: Detail the location and serial number of the water heater.

Water Shutoff Valve: Specify the location of the water shutoff valve and include a photo.

Fridge: Provide the serial number for the refrigerator.

Dishwasher: Furnish the serial number for the dishwasher.

Microwave: Specify the type of microwave and include its serial number.

Stove: Define the type of stove and include its serial number.

Oven (if separate from the stove): Detail the type of oven, if distinct from the stove, and provide its serial number.

Washer: Specify the serial number for the washing machine.

Dryer: Provide the serial number for the dryer.

Please ensure comprehensive details and include photos where necessary.

Move-In Inspection

Goal

Make sure the property is move-in ready and document the condition so that the resident can sign the move-in inspection report. This is critical since it is the ONLY proof of the condition of the property, so when we do a move-out inspection, we will compare the photos from the move-out report to this report.

Tasks

1. Review and fill out the move-in inspection Google form: https://forms.gle/V3kZuGAv6na2Bs969
2. Inspect the property in detail and generate an inspection report in AppFolio
3. Remove the ShowMojo lockbox that is for showing purpose
4. Make sure the contractor box is there, if not install one
5. Put one main door key into the contractor box, and leave the rest of the key on the kitchen counter
6. Touch up cleaning
7. Small repair if needed (lightbulb, CO detector, smoke detector, and habitable & functional items, less than 2.5 hours work)
8. If there are urgent situations (no power, water leaking, sewer back up, heater does not work, etc.), notify the GPS Renting teammate immediately
9. Install the marketing magnet at the fridge of the house (Pick up and keep some from GPS Office)
10. Put the welcome gift on the kitchen counter
11. Leave a copy of the Seattle Renter Handbook in properties that are in Seattle. Make sure to take a photo of that in the Move-in inspection report Key section

Move-Out Inspection

Goal

Document the condition and all the damage to the property. Make sure we have enough evidence to charge residents if there is damage

Tasks - Not Off Board Property

1. Review and fill out the move-out inspection Google form: https://forms.gle/oaqbm24QPcAXApct5
2. Install a ShowMojo lockbox for showing purpose
3. Install a contractor box for move-in purposes (if there is no contractor box already)
4. Put one main door key into the ShowMojo lockbox box, and other keys in the contractor box
5. Check if the Mailbox Keys are matching/working. If Not, please provide the info in the Inspection report and the Inspection Google Form (Last Field) accordingly.
6. Inspect the property in details and generate the inspection report in AppFolio
7. Install the Showing Fraud sticker at visible spot (Window) of the house (Pick up and keep some from GPS Office)
8. Install the marketing magnet at the fridge of the house (Pick up and keep some from GPS Office)
9. Need listing photo? (Yes/No) If yes, take listing photos
10. If the residents have a pet, use a black light on the carpet.

Tasks - Off Board Property

1. Review and fill out the move-out inspection Google form: https://forms.gle/oaqbm24QPcAXApct5
2. Install a contractor box for (if there is no a contractor box already)
3. Put one main door key in the contractor box, other keys on kitchen counter
4. Inspect the property in details and generate the inspection report in AppFolio
5. If the residents have a pet, use a black light on the carpet.

Note: For any reason, the tasks are not performed, the inspector agrees to go back to the property to finish within 24 hours with no additional charges.

Periodic Inspection

Goal

Document the condition of the property during mid tenancy.

1. Please fill out the this Google Form after the inspection: https://forms.gle/Zv7bBoScuUExgmiJ7
2. Be kind to the resident
3. Please try to protect the privacy of the resident

Frequently Asked Questions

What are ShowMojo lockboxes and what are contractor boxes?

Left is: contractor box. Right is: Showmojo lockbox

Here is some info in case you cannot open the lockbox: I am at the property but the lockbox isn't working.

What is a MojoBox and how to install them?

Refer here: MojoBox Installation
Preset Code is 1517

Where to grab showing lockboxes and contractor boxes?

You can grab showmojo lockboxes and contractor boxes at GPS Renting office. 6131 NE Bothell Way, Kenmore WA 98028. You will be provided an access code to enter the office and then grab the lockboxes. Please notice that there is Simplisafe security system in the office, so please disarm when you enter. Please arm the system and lock the front door when you leave the office.

Once you grab the lockbox and contractor boxes, please update the Google form here: https://forms.gle/sTEWw4cTfr2o2Kw58

This help us to have a clear record who has the lockbox. In this case, we don't need to bother you for what lockbox you have grabbed.

How many showing lockboxes and contractor boxes can I keep?

In most case, you can have two ShowMojo lockboxes and three contractor box at once. ShowMojo lockbox cost money to be active. Whenever the ShowMojo lockbox is not being used, it is waste of money. Thank you for your help to save money.

Where to return showing lockboxes and contractor boxes if I have more?

When you do a move-in inspection, you are likely to grab a ShowMojo lockbox. If you know you are going to do a move-out inspection in the next two weeks, please keep the ShowMojo lockbox. If not, please return them to the office.

Our office address is 6131 NE Bothell Way, Kenmore WA 98028. You will be provided an access code to enter the office and then grab the lockboxes. Please notice that there is Simplisafe security system in the office, so please disarm when you enter. Please arm the system and lock the front door when you leave the office.

Once you put the lockbox and contractor boxes to the office, please update the Google form here: https://forms.gle/sTEWw4cTfr2o2Kw58

What is the cost if I lose a showing lockbox or contractor box?

Per the Inspector Contract, losing a ShowMojo lockbox is $105 and the contractor box is $35 each. The fee covers the replacement cost, labor, and also subscription fee by ShowMojo.

Where should I install the showing lockboxes and contractor boxes?

In most ideal situation, please install the ShowMojo lockbox and contractor box at the front door handle. However, we understand that sometimes the front door handle is not fully enclosed, so that people can remove the lockbox without having the code to open the shackle. In this case, please install the ShowMojo lockbox and contractor box at somewhere near the front door, or by the water line or gas line by the side of the house. The key is to make sure the lockbox cannot be removed without a code. Please document in the inspection report clearly where the lockbox is with a photo and words.

What is the cleaning and repair guideline and do I get paid for it?

When you are doing the move-in inspection, please make sure that you hold a high standard for the cleaning condition. Please ask yourself "will I be happy of the cleaning condition if it was I move in?"

You can spend less than 30 minutes on touchup cleaning, such as

• remove leaves and dirt from entrance
• wipe the toilet and sink
• wipe the countertop
• quickly vacuum the carpet
• remove random garbage or dead bug
• and so on

You will get paid an additional $30 for the touchup cleaning. If you see that the work is more than 30 minutes, please notify us immediately, and let us know whether you can do the cleaning or not. We will get the approval and get back to you or schedule a touch up cleaning with the cleaning vendor.

If there are small things need to be repaired, it is treated the same as cleaning. Please bundle them together. If it is more than 30 minutes, please let us know. The additional pay is $65 per hour.

We do need to make sure that we are holding high to our standard. So if the touch up cleaning or repair that you did is not satisfactory, we may need you to go back without additional charges. In this case, please take before and after photos to clearly document the condition. Please also make sure the photos in inspection report are the after clean and repair photos.

Where should I install lockboxes and contractor boxes if it is a condo?

If it is a condo with secured central gate at the building, we won't be performing self touring. In this case, you only need to install a contractor box. Please install the contractor box at the railing outside of the building. The criteria is that

• find places that other people are installing their contractor box
• make sure the place is secured and not too visible (for people to steal the keys) while not too hard to find
• please take photos in the inspection report to document where the contractor box is

What is the guideline for doing inspections?

Please follow the Google form below for each inspection:

Move-in inspection: https://forms.gle/V3kZuGAv6na2Bs969

Move-out inspection: https://forms.gle/oaqbm24QPcAXApct5

Pre-listing inspection: https://forms.gle/22itKvaAJ1R4dWPF9

What is the requirement for inspection report?

Follow the inspection template to take photos – Starting with the entry way, go room to room. Photos should be “big to small” of each area with 7-10 photos per area being the norm. Each surface should have at least two photos. It is common to have 150-200 photos for the entire inspection. There are more requirements in the Google form mentioned in the previous question and answer.

Where should I put the garage opener?

If it is move-in inspection, please put the garage opener on the kitchen counter.

If it is a move-out inspection, please put the garage open in the cabinet on top of range hood, or in a draw in the kitchen. Please make sure to take photos in the inspection report.

Do I get paid to take listing photos?

Yes, if you can take listing photos. It normally take 10-15 minutes. It is an extra $25. We require 20-25 photos. You can just use your cell phone to take the photos.

What is a good listing photo?

Please make sure the property is mostly clean and it is in a good condition to take listing photos. The listing photos should highlight the selling points of the home. It need to have the following areas:

• External: front building, front yard, back yard, outside garage, and another other good features
• Internal: kitchen, living room, dining room, bedrooms, bathrooms, laundry room, inside garage

The photos should be horizontal. Sometimes, for bathroom, it is impossible to take good bathroom photos horizontally, in that case take vertical photos.

We highlight to use iPhone to brighten the photos. Here is a quick video. Please make sure to do this before uploading the photos to AppFolio.

https://youtu.be/vymDIsoE8ZM

What is the marketing sticker and where to put it?

We will have a marketing sticker that you can pick up from the office. When you are doing the inspection, please see whether there is already a marketing sticker. If not, please put one on the fridge. It is used to let people have a way to contact us and to prevent scammers.

You can grab some at the office. It is on the desk right by the entrance with all the lockboxes and contractor boxes.

Made with ❤️ in Kenmore. Learn more about GPS Renting here