After your tenant moves in, housecleaning is his chore. But you still have to care for the property, including the yard, entry, and hall. When something breaks or needs repairs — and it wasn't caused by your tenant — you have to fix it. You are responsible for fixing any breakage or malfunctions caused by normal wear and tear of your property.

If your tenant or a guest breaks something, such as a window or door, he has to repair or replace it. Responsibility for repairs shifts to the tenant when it's not the landlord's fault or the result of wearing out. For liability reasons, however, it's best for landlords to fix the window or door, then charge the tenant for the repair bill.

Try to schedule time for routine maintenance of your property about every six months. To keep track of what's necessary and what you've already done, you can use a semiannual and annual maintenance schedule. (See Chapter 19 for more on keeping maintenance records.)

Anytime the tenant has a complaint, be responsive. Unless it's obviously an emergency (in which case you need to act immediately), let your tenant know when you'll be in to fix the problem. Then keep your word. Tenants trust reliable landlords; if you say you're going to do something, do it.

Don't let trash and garbage spill over or pile up outside the trashcans. In addition to attracting rodents and bugs, it looks “trashy” and that might reduce the value of your home.

Broken windows, doors, and loose shutters also detract value from your property. Take care of them right away. Keep an eye on the roof, too. If you can afford it, reroof when it starts looking bad to prevent the inevitable leaks that will damage ceilings and walls. A new roof also increases the value of your property, and your insurance company will be happy you've replaced it. Tell your agent about all of your improvements. Some of them might reduce your premium a few dollars.