At Domain Property Management we manage some of the area's most desirable properties in the most sought-after neighborhoods. We have a high standard for the properties we manage, the owners we partner with, and the residents we select to live in our homes. To uphold this standard we must provide housing that is thoroughly cleaned, with no unresolved maintenance issues.
Condition Standards
Walls & Paint
- Walls should be free of holes, dents, scratches and scuffs
- Walls with small nail holes or small imperfections can be touched up (this may not be possible with older paint or an eggshell finish)
- Walls with larger imperfections, older paint, or an eggshell or glossy finish should be repainted.
- Rooms with several imperfections on every wall should be repainted entirely.
Doors & Windows
- Doors should be free of holes, open and close properly, and latch/lock (if applicable).
- All glass should be secure and free of cracks.
- All windows should operate easily, have screens, and lock.
- Exterior doors should be airtight with no gaps.
Flooring
- Hardwood floors should not be scratched, discolored, or loose.
- Carpets should be professionally cleaned, properly stretched, and free of tears, stains, and smells.
- Tiles should be free of cracks, loose mortar, and uneven tiles.
Appliances
- All installed appliances must be working properly
- All knobs should work properly and be labeled and free of damage/cracks
- Cooking surfaces should be clean and clear of major scratches
- All burners, ovens, and warming drawers should be functional as designed
- All appliance lighting should be functional
- All functions should be working properly (i.e. water dispensers, ice maker, lighting, fans)
- If the fridge has a water dispenser, the filter should be replaced prior to new tenant moving in, and it is tenant’s responsibility to replace throughout the reminder of the lease
- All external parts/attachments should be present, functional, and free of major cosmetic defects such as cracks in plastic or tears in screens, visible permanent staining, etc (i.e. shelving, lint filters. soap trays, etc)
Electrical Lighting, Switches, and Outlets
- All burnt-out bulbs should be replaced.
- All lights on a fixture must work.
- All globes should exist and be free of cracks.
- All switches and dimmers should work as designed.
- All trim plates should be secure and free of gaps or cracks.
- Ceiling fans must not make excessive noise, be secure, and have all remotes (if applicable).
- All outlets should be functional/usable
Heating, Cooling, Ventilation
- The furnace, AC, boiler, and wall units should be operating as designed, and cooling/heating the unit effectively to meet or exceed our minimum standard of 68 degrees in Winter months, and 74 degrees in the summer months.
- Replace furnace and humidifier filters monthly or as directed (tenant)
- Any humidifiers if they exist, should be working as designed, or removed.
- Clean wall/window AC filters with soap and water as needed.
- Any thermostats or important HVAC controls such as baffles or reset switches should be labeled and operational
Home Exterior
- All exterior wood should be painted/finished and free of rot.
- No broken glass
- Gutters should be clear of leaves & debris
- Concrete driveways, stairs, walkways, & patios should be even with no significant cracks
- Wood porch boards should be sealed, free of cracks, and free of warped/raised boards
Landscaping
- Lawns and flower beds should be free of weeds.
- Flower beds should have mulch/stone.
- All dead plant material and leaves should be cleared.
- Bushes and trees should be trimmed and not overgrown, touching the property, or blocking walkways.
Safety
- Ground and walkways must be even and free to tripping hazards
- All handrails, railings, and porch must be secure and up to building code standards.
- There should be no exposed electrical wires
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- Property should be equipped with functional smoke and CO detectors as needed by local building code
- All entrances and common areas should have adequate lighting
Personal Property
- Window Coverings: If your window coverings are clean and operational, we do recommend leaving them behind for the tenant to use.
- Items left behind that go with the property such as extra paint, replacement tiles, bulbs etc. should not be removed. These items should be stored in a place that does not interfere with the tenant's use of the property and clearly labeled to not be thrown away.
- All items from the previous tenant should be removed with no exceptions.
- In some cases, some personal items such as patio furniture can be left behind on a case-by-case basis as long as the owner understands we may need to pay to have them removed if the tenant does not find them useful.
- AV Equipment: If in-wall speakers and wiring exist, it is acceptable to leave them for the tenant to use provided that no unsightly wires are sticking out without a trim plate. We do not typically recommend leaving AV equipment such as tuners or amplifiers. If the tenant wants to hook up the equipment, they can do so at their own expense.
- Internet Modems, Routers & Cable Boxes: In most cases, the ISP or Cable provider will provide new equipment for the tenants once they establish service. In cases where the equipment stays with the property and gets transferred to the tenants, the equipment must be clearly labeled as not to be returned or discarded, and any relevant info i.e. passwords or IP addresses written down and labeled on the device.
Cleanliness Standards
Floors
- Floors should be clean, including flooring in closets, utility areas, entryways, vestibules, and stairs.
Light Fixtures & Fans
- Clean bulbs, and any glass or globes
- Ceiling fans should be free of dust, grease or other buildup
Walls/Trim/Doors/Ceilings
- Walls, trims, and doors should be free of dirt, smudges, mold, and staining. This is especially true in bathrooms and kitchens.
- Ceilings should be dusted and free of visible smudges or grease build-up
Light Switches & Covers
- Light switches, outlet covers, ventilation grills, floor registers, and other HVAC vents should be clean and free of build-up or dust.
Kitchens
- Interior and exterior of all kitchen appliances should be clean, free of mold or staining or residue. Baked on grease on the interior of ovens, oven racks, or stove grills should be removed and cleaned to as close as like-new as possible.
- Ventilation hood or microwave vent as applicable should be clean, with the metal grills or filters replaced or cleaned as needed
- Dishwasher filter should be cleaned
- Appliances should be pulled out when possible and swept underneath
- In fridges with a removable front grill near the floor, coils should be vacuumed and clear of dust
- Interior and exterior of all cabinets should be clean and free of permanent stains or mold, although some staining under the sink is common and can occasionally be left as acceptable cosmetic wear
- Kitchen countertops should be clean and free of permanent stains or mold
Baths
- In addition to floors being surface cleaned, grout in the bathroom should be deep cleaned, with special attention to areas prone to grout build-up such as around/behind the toilet and near the tub or shower enclosure.
- Tub and/or shower enclosure should be clean and free of mold or mildew staining, especially in caulking or around drains. Any silicone door seals for shower doors should also be free of mold or mildew staining.
- Toilet should be clean inside and out, with no visible rust or lime build-up.
- Countertops and cabinets should be clean inside and out.
- Plumbing fixtures, metal hardware (such as towel bars and toilet paper dispensers), and glass shower enclosures should be free of hard water build-up and clean.
Washer/Dryer
- Check the washer for moldy smell, clean door seal, run a cycle with a washing machine cleaner if needed.
- Soap and softener dispenser drawer should be clean and free of mold or build-up
- Clean out the dryer lint filter. Vacuum out the internal filter assembly to remove any excess lint.
Windows/Glass
- Clean the interior of all windows and storm windows.
- If screens are dirty, remove them, clean them in the bathtub, and reinstall.
- If the windows are “tilt in” style, clean the exterior of the windows as well.
Exterior and Common Area Cleaning
- Windows are clean
- Hallway floors are clean and swept
- No piles of old mail
- Carpets are clean and free of odor
- No trash or debris in lawn or flower beds
- No garbage or recycling piled up in the trash area or elsewhere.
