GC Property Standards™

GCR&D takes pride in providing a quality product to our residents as part of delivering The GC Realty Experience. As the investor and main stake holder, this should be important to you as well. If a resident is happy, then the likelihood of lease renewal is higher. Following this standard also creates expectations and reduces risk of disputes by all parties involved.

The GC Property Standards™ is broken down into 3 key pillars. Functional, Safety, & Clean and all condition standards will fall into one of these 3 buckets:

• Functional  - This indicates that everything in the unit is installed properly and works correctly. See just the few exceptions below:

• Safety  - Prevention of a safety issue & addressing a current safety issue are of utmost importance. Many items may fall under “functional” but at the same time if something needs  to  be  added  or  removed  to  remove  a  safety  issue  or  prevent  a  future  issue,  items we expect to be completed may fall under this column.

• Clean  -  This  one  is  self  explanatory,  however,  there  are  details  of  cleaning  and  we  must all be on the same page.

Adding Value Vs Needing to Repair - As an investor these two concepts often get confused but understanding the difference can increase the value of your tenant and your investment.

• Needs  Repair  -  Any  broken  or  malfunctioning  items  require  prompt  repair,  and  all  safety concerns must be addressed diligently. Additionally, items showing signs of wear or damage should undergo maintenance to enhance the appeal for prospective residents. This may involve tasks such as refinishing scratched wood flooring, replacing stained and worn carpeting, or fixing broken blinds. While it’s possible for someone to still lease the property despite something like worn carpeting, it’s essential to consider that the right tenant, one who values and respects the property, may be deterred by the perception of inadequate maintenance. Maintaining a well-kept property is key to attracting and retaining tenants who will treat the property with the care that it deserves.

• Adding  Value  -  Certain  items  within  a  defined  scope  can  significantly  elevate  the  value of  your  property.  Things  like  upgrading  flooring  to  modern  wood  plank  vinyl,  installing  or improving appliances, updating light fixtures, and refining landscaping all contribute to increased appeal for potential tenants. Our objective here is to ensure a swift rental process with the highest caliber of tenants. Presenting a property that requires minimal repairs and incorporates added value attracts potential tenants who will find long-term satisfaction  in  their  property.  If  a  prospect  is  merely  “settling”  for  your  property,  you  may encounter things like more frequent turnovers, which lead to extra costs. Providing a clean, safe, and fully functional property can result in substantial savings to any owner.

Below we will breakdown Functional, Safety, & Clean as you might be able to relate to how this applies in your property.

Functional

Appliances

Washer & Dryer

• Knobs  exist  and  in  working  condition Cooking Range/Stove

• All  burners  must work

• Oven works

• Stove  light  works Range Hood

• Fan  works

• Light works

• Clean  filter Refrigerator

• Light  works

• Handle exists and is tight (if applicable)

• Shelves  and  drawers  with  cracks  or  breaks  will  be  replaced  every  time  if  the  whole appliance is not being replaced.

• Icemaker  must  work  as  designed  unless  no  water  hookup  then  must  be  disclosed  before they sign

Dishwasher

• No missing shelves and clean, safe and functional

Flooring

Carpet

• If you are questioning whether carpet cleaning will work and you are looking for top dollar,  you  should  replace  it.  Otherwise,  rental  rate  expectations  should  be  modified  at this point.

• Carpet  should  be  stretched  when  the  floor  is  in  good  condition  but  has  waves.

• Professional  clean  carpet  at  every  turnover  (if  odors  are  present  still  after  cleaning,  then we should seek bids to replace)

• Carpet  Replacement  -  Must  be  determined  if  all  or  what  specific  rooms  need  to  be  done or if carpet should be changed out to plank flooring or refinish hardwood underneath. Signs replacement is needed:

   

  • Smells  of  pet  or  pet  urine

  • Large stains / burn marks

  • Carpet fraying in doorways or at edges

Hardwood

• When we should consider sanding and refinishing. If in question at RRW then the next step  is  to  seek  a  bid  that  should  be  completed  in  order  to  understand  costs  and  potential next steps while the balance of RRW work is being completed.

  • Lots  of  scratches  -  large  number  of  scratches  especially  when  worn  through  the stain.  This is more of a consideration with darker stains.  Minor shallow scratches are less of a concern.

  • Boards  turning  gray  -  when  boards  are  turning  gray  it  is  time  to  sand  &  stain.  At this stage the floor will absorb moisture easier.

  • Fading  or  discoloration  -  Major  sun  damage  should  be  refinished.

  • Prior Pet issue - Urine saturated floors must be addressed

Ceramic Tile

• No surface level cracks(Section 8 subsidy may have issue)

• Grout  not  chipped  and  no  gaps Laminate Flooring

• No  major  water  damage  (more  than  16  SF)

• No gaps between the boards

Windows

• Windows must open properly

• Windows  must  go  up  and  down  and  stay  safely  up  without  and  risk  of  crashing down

• Screens  free  of  rips,  holes,  &  tears  greater  than  1  inch  on  all  windows  and  must  fit properly

• All  window  locks  must work

• Horizontal Blinds must not have more than one slat break in them at turnover

• If  a  blind  already  exists  when  completing  a  turnover  they  must  be  replaced/repaired  no matter the location.

• Blinds  must  open  and  close  with  ease  and  as  designed

• Curtain rods can remain if black, silver, chrome, or match with current wall

• Curtains must be neutral to the space and free of pet or any other disturbing smells

• Blinds  or  curtains  must  exist  in  all  bedrooms  and  front  facing  rooms.  (Remember  without blinds, residents will install their own, causing additional patching and painting at the  next turnover)

• Bathroom  window  should  have  covering  or  be  fogged  glass  or  fogged  covering

Light Bulbs / Fixtures

• All light bulbs must be working and match style of light

• Daylight bulbs used to replace all bulbs in a fixture.  Bulbs in a single light fixture should not  be  mix  and  match  of  styles  so  if  one  or  more  need  of  replacement  and  other  50%  are not daylight bulbs then all bulbs will be replaced with daylight bulbs to match

• If  fixture  was  designed  with  a  cover,  it  should  have  a  cover

• Ceiling fans should not seem loose when on high setting causing a knocking or wobbling

• Wall sconces should be tight to wall and aligned straight

Items Left Behind By Owner or previous resident

• Items that are relevant to the finishes or function of the house should not be thrown away  like  extra  tile  or  extra  pieces  of  siding  or  paint  cans.  However,  we  want  those  items to be secluded to one area of the home like a single closet, under the stairs, in the corner of the laundry room, or in the garage.

• All  furniture  of  the  previous  owner/resident  should  be  removed.  Only  exceptions  are:

   

  • Shelving that doesn't block proper use for car parking in the garage

  • Clean, sturdy portable shelving in a closet or pantry

  • Portable kitchen island that matches the rest of the kitchen

  • Usable  patio  furniture  that  is  functional  and  clean  that  the  owner  does  not  care  if tenants throw away if they don't want it.

  • Potted  plants

Outlets

• No gaps around plate cover

• Plate  cover  flush  to wall

• No cracked covers or plates

• No missing covers

• No burn marks on outlet or cover

Closet Doors

• Open and close properly

Bathrooms

• Toilet Seat covers should be replaced if signs of use

• Towel  Bars  only  replaced  but  never  added

• Tub & sink to have a stopper

• Toilet paper holder to exist

• Tub/shower wall with no discolored caulk/grout

• Tub/shower  should  have  no  peeling,  the  base  of  the  tub  should  not  be  exposed  down  to its original material, & you should be able to clean it.  If not possible reglaze the tub

• Tub/shower  with  no  gaps  in  caulk/grout

• Toilet should not rock back and forth and/or any water around toilet base

• Toilet handle should not be lose

• Vanity to have tight hinge and knobs

• Vanity floor water damage to be covered if water damage is not able to be cleaned

Kitchens

• Sink  base  cabinet  water  damage  must be:
  • Clean  -  Scrub  stains  off  it  possible

  • Painted - when water damage didn't cause wrinkles in the surface

  • Covered  -  when  water  damage  caused  surface  to  not  be  smooth

• If disposal exists, it works and free of any debris

• If any cabinets are replaced, then they must match existing cabinets

• Cabinets to have secure hinges and knobs

• All drawers and cabinet doors must open and close properly

• If  a  drawer  is  broken  and  not  able  to  be  fixed/replaced  then  the  drawer  plate  cover should be secured onto the cabinet frame

• Cabinet  floors  should  be  free  from  water  damage  larger  than  1sf  and  if  larger  then  new board for sink cabinet floor should be installed

• Access  around  pipes  going  into  the  wall  should  be  sealed  to  prevent  movement  of  air and rodents.

• Kickboard  should  be  properly  installed  under  the  cabinets

• Counters should not have peeling edges

• Counters  should  not  have  discoloration,  burn  marks,  or  stains  larger  than  10%  of  the surface area.

• Backsplash  should  be  properly  caulked  where  the  counter  touches  backsplash  or  wall

• Walls  and  ceilings  should  be  free  of  grease  from  previous use

Other Interior Items

• Floor & wall vents -

  • Rusted - Rusted vents should be replaced.

  • Secure  -  Vents  should  be  secured  into  the  wall  and  sit  flush  to wall

• Gaps - Should not be able to see daylight around the exterior doors

• Pest  Control  -  Free  from  any  sign  of  roaches,  mice,  rats,  and ants

• Meter Box - breakers should be labeled

• Thermostat  -  battery  should  be  changed  out  at  every  turnover  and/or  annual  furnace cleaning

• Closets  &  Doors  -  Should  all  close  with  ease.  If  when  closing  you  have  to  think  about getting it closed or worried it will fall off the track it is not the way it should be

• Door  Stops  -  baseboard  or  hinge  door  stops  should  be  on  all  doors  or  walls  where  the door handle can make contact with a wall or another door.

• Flooring  Transition  -  Strips  between  flooring  must  be  secured  and  not  a  tripping  hazard

Exterior

• Soffits - No gaps or holes in them even as small as a quarter

• Gutters - No debris should be coming over the edge or growing weeds inside the gutters

• Decks & Porches - all boards are secure with no rotted boards or nails popping out

• Concrete - No tripping hazards

• Dryer Vents - Should have properly functioning cover to not allow animals in

Functional Exceptions - Exceptions are few under the functional column because if it is there it should work correctly and be available for the resident. Exceptions may become required disclosures and this will require that they are tested by the GC team member completing the rent ready walk thru.

1. Hot  Tub  Jets  -  Some  old  tubs  may  have  jets  that  no  longer work

2. Fireplaces  -  They  may  be  in  place  for  cosmetic  reasons  but  disclosed  prior  to  lease being signed

3. Bathroom  Exhaust  Missing  -  They  don't  have  to  be  installed  but  must  have  a  window  that opens.

4. Bathtub  chips  -  a  couple  of  small  chips  may  not  require  a  full  refinish  of  a  tub  but  if  any matching bathroom tub ceramic paint is available we should utilize that option.

5. Ice  Maker  -  If  ice  maker  exists  and  doesn't  work  or  there  is  no  connection  to  water  this must be disclosed

Safety

• Smoke  Detectors  -  Updated  per  state  code  &  Located  in  each  bedroom  and  each  level of the home

• CO  Detectors  -  Located  in  each  bedroom  and  each  level  of  the home

• Lighting  - All existing interior and exterior common area light fixtures work properly

• Fencing  - No safety issues with sharp or rigid edges. Missing or broken boards to be replaced

• Locks  - All work properly as they are intended

• Peepholes  -  Any  door  that  doesn't  have  a  window  next  to  it  where  someone  can  look outside at who is on the other side.

• Unit  labeling  - All unit doors in a building are labeled with the unit number

• Window  Wells  - If more than 3 feet down they have a window well cover

• Fireplaces  - Gas and woodburning fireplaces should be serviced w/professional chimney  sweep  company  every  two  years  (Recurring  WO).  Electric  fireplaces  do  not need regular maintenance.

• Outlets  -  All  outlets  and  switches  secure  to  the  box  and  flush  to  the wall

• Garage  Doors  - All overhead doors will go up and down properly

Safety Exceptions - There are no exceptions

Clean

Paint When a Wall(s) Need To be Painted:

1. Can’t be wiped clean

2. Holes  in  wall  from  anything  hanging  including  TV  brackets  and  pictures  that  have  been removed

3. Wear  and  tear  that  will  affect  the  leasability  of  the  unit

4. When  a  maintenance  technician  suggests  per  Rent  Ready  Walk  Painting  System  of Recording*

Paint Colors:

1. 
   

   • Walls - Kilim Beige(SW6106) / Nimbus(SW1465) / Color match**

   • Trim - Trim default semi glossy white

Paint Exceptions

1. Minimal  Holes  in  walls  -  If  less  than  10  locations  in  the  house  and  smaller  then  picture nail and no plans to paint then leave it.

2. TV  Brackets  -  Do  not  remove  them  from  the  wall  unless  there  is  a  plan  to  paint  that room.

3. Curtain  Rod  Brackets  -  Do  not  remove  them  from  the  wall  unless  there  is  a  plan  to  paint that room.

Vacant Unit Cleaning Expectations (Hotel Room Clean)

Common Issues: The cleaners need to use the correct cleaning products for the item they are cleaning. Glass cleaner should not be used to polish stainless steel. Degreasers and scrubbers are needed.

Wiping Vs Scrubbing: There is a difference between wiping something down and scrubbing it until it’s clean.

Entire Home

• Dust and Vacuum (Want to see vacuum lines in the floor)

• Clean  Sinks  -  use  scouring  pads  to  remove  stains  (Bar  Keepers  Friend,  Comet,  Soft Scrub)

• Clean  Vent  Covers  (Hot  soapy  water)

• Mop  Floors  (Vinegar  and  water)

• Wipe down ceiling fan blades (Microfiber duster, Swiffer)

• Wipe fingerprints and smudges off doors and door frames (Clorox/Lysol wipes)

• Clean  Cabinets  /  drawer  -  wipe  out  with  a  disinfectant  (Hot  soapy  water,  Clorox,  Lysol  or other disinfectant)

• Dust  blinds  (Microfiber  cloth,  Swiffer)

• Wipe  all  trim/baseboards

• Clean inside of windows, window sills and tracks (Windex, microfiber)

Kitchen

• Clean  oven  and  wire  racks  -  soak  racks  in  soapy  water  then  scrub.  Use  oven  cleaner  to scrub interior (Easy Off)

• Degrease  stove  top,  hood  fan,  grates  -  use  degreaser  or  hot  soapy  water  and  don’t forget the knobs  (Soft Scrub, Degreaser - Dollar Tree - La’s Totally Awesome)

• Clean  Microwave  (Hot  soapy  water  or  disinfectant  spray)

• Clean Refrigerator/Freezer (Hot soapy water or disinfectant spray

• Clean  Dishwasher  Run  on  empty  with  ½  cup  vinegar  and  baking soda

• Polish Stainless Steel - Use a polish, not glass cleaner

Bathroom

• Scrub Grout (Baking soda or bleach product and toothbrush)

• Clean Toilet - Including top of the tank, the base, and behind toilet (Bleach product)

• Scrub Tub - Polish faucets and shower head (CLR Bath & Kitchen)

• Clean Mirror (Glass cleaner)

• Clean Medicine Cabinet (Hot soapy water or disinfectant spray)

Items Needed:

• Disposable rags, scrub pads, towels

• Bucket

• Scrub pad / Magic Eraser

• Scrub brush / toothbrush

• Vacuum cleaner

• Broom/dust pan

• Mop

Commonly Missed Items By Cleaning Crews

• Wiping  down  switch  plate  &  outlet  covers  from  dirt  and  fingerprints in

• Wiping down door frame fingerprints

• Wiping down exterior doors inside and outside (Typically the bottom half of door)

• Return vent grill cleaning (outside of vent)

• Wall or ceiling vent grill cleaning (outside of vent)

• Ceiling fan blade buildup

Common Area & Exterior Cleaning Expectations - For apartment buildings it is just as important to keep the common areas clean as it is the vacant units. Below is what is expected when it comes to keeping the property tidy.

• Interior Cleaning

  • Wipe down handrails

  • Vacuum carpets

  • Swiffer mop all other non carpet areas

  • Clean glass on windows & doors

• Exterior  Cleaning

  • Pick up small trash on exterior

  • Make any notes of damages or large trash she cannot do

  • Garage floor swept

Unit Cleaning Exceptions - There are no exceptions

Landscape Upkeep

Single Family Home - For a SFH the resident is typically responsible for lawn and snow removal but at turnover the PM must decide if any brush & tree work is needed in the form of a Spring or Fall cleanup scope of work. If we have residents be accountable for the lawn, then we must turn the property over to them in a way that they can do their part and the yard look good still.

If a SFH has heavy brush or more then 300 SF of plant beds it may be smarter to have GC hire a service and charge back the resident for lawn service to keep up the yard monthly vs just with a seasonal cleanup.

Multi Unit Building - This will fall on the GC to set up seasonal service and through the PMs property walks and maintenance visits to document and need additional services.

Properly Landscaped Property at Turnover

• No overgrowth of bushes

• No dead trees on property

• Edges of lawn whacked and trimmed

• No tree branches sitting on the roof or garage

• No  bushes  or  low  hanging  tree  branches  blocking  any  paths  into  or  around the property

• No  weeds  around  property  over  3  inches  or  more  than  15  of  them  under  3 inches or growing into foundation or window wells.

• Mulch  bed  blocks,  stones,  or  bricks  should  be  properly  placed  and  not unsafe

• Berry/fruit  trees  should  not  be  dropping  its  contents  onto  walkways  leading to tracking it into the unit

We hope that this comprehensive list of guidelines provides and serves as a unified understanding among clients, residents, and GCR&D team members regarding properties that are managed by our firm.