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At T&H Realty Services, we take pride in providing our residents with homes that are not just spaces to live in, but clean and properly maintained places they can call home.
We understand that you entrust us with your investments, and it is our commitment to ensure that the properties we rent meet federal, state, local and internal T&H condition requirements. These condition requirements are the foundation of our goal to offer both clients and residents a seamless and stress-free rental experience.
In order to comply with the necessary condition requirements, every property must meet the requirements listed below in order to be fully marketed by T&H Realty Services:
All homes must be free of major defects and comply with all health or safety requirements per HUD Requirements and the Indiana Warranty of Habitability.
Properties must be free of trash, personal belongings, and debris inside and out.
Properties must be professionally cleaned following our Cleaning Checklist.
Safe and secure.
All pest issues must be fully resolved. Preventative pest control services are only required if a previous pest issue was identified and ongoing treatment is necessary.
Have an adequate supply of cold and hot water, thermal heating, and functional drains.
Functioning fixtures and mechanical systems have sound structural components.
In full compliance with our Property Condition Standards.
All bedrooms must have a closet, a privacy door, and 2 means of approved egress and must not be used as a “walk-through” to another room.
If a fireplace cannot be repaired, it must be disabled and noted that it is decorative only.
The habitable building must be secure and weather-tight with no gaps, holes, or cracks greater than ¼” and no rotten wood or peeling paint.
Sheds, detached garages, and other outbuildings must be structurally sound, free of safety hazards, and compliant with lead-based paint regulations (for homes built before 1978). Any area not intended for resident use (per lease) must be securely locked and inaccessible.
Close and lock securely
Have intact screens in place
Be free of cracked or broken glass
Stationary (non-opening) windows are acceptable only if designed as such. Painted or nailed shut windows are not permitted.
Egress window specifications:
cannot exceed 44″ from the finished floor
Open height and width of 24″ x 20″
Minimum opening area is 5.7 square feet
To enhance our properties for potential renters, we recommend rigid blinds (1″, 2″, and large window/sliding door, vertical style) on all general windows in the unit. Blinds help prevent damage from residents putting up their own window coverings.
Prohibited items: Basic fabric curtains, roller shades, or any other soft-surface window coverings. Any broken, non-functional, or unsightly items must be removed before marketing or a new resident’s move-in. Fabric curtains can trap allergens like dust and pet hair, impacting some residents.
Exceptions: If present, custom window treatments, such as plantation shutters, custom blinds, and high-quality and professionally installed drapery, may remain in place if professionally cleaned before and between residents. Cleaning is not the responsibility of the resident; however, residents are responsible for any damage to these items during occupancy.
Also, if blinds are not installed, one or more of the following must be present:
All exterior doors must open and close normally with fully functioning locks and proper weather seals.
All Dwellings must have at least 2 means of egress.
Interior doors (bedrooms and bathrooms) must have privacy knobs or thumb-turn locks
Keyed locks on interior doors are strictly prohibited, except in areas intended to be inaccessible to the resident per the lease (eg, owner closets or utility rooms)
Double deadbolts are prohibited. All locks must be unlockable from the inside without a key to ensure safe emergency egress.
Must change or re-key locks between residents or anytime a property is newly purchased.
All doors must have proper doorstops. 4 keys required for all locks.
For properties with a garage door opener, 1 remote is required for each garage parking space.
Must be sound with no active water leaks.
Permanent heat source (register or baseboard) in all habitable rooms capable of providing 68-degree warmth and, if provided, a properly functioning Central AC system (able to reduce ambient air temperature by 20 degrees at source).
All vents must be clean, unobstructed, and properly installed.
Bathrooms and kitchens must have operable exhaust fans or exterior windows.
Space heaters are strictly prohibited.
It must have a sanitary and active public or private water source connected to an approved public or private sewer system, adequate hot and cold service at each kitchen, bath, and laundry box fixture, and normally operating drains at all times. All fixtures must be clean, operable, and free from leaks, drips, and clogs.
Interior water shut-off requirements:
Single-unit properties must have an accessible interior shut-off valve, unless structurally infeasible (e.g., slab foundation or shallow crawl)
Multi-unit properties must have an accessible interior shut-off valve only if plumbing is clearly separated by unit. Shut-offs must be accessible only to that unit’s residents.
*If lines are shared or not clearly separable without significant modification, this requirement does not apply.
All existing systems, fixtures, and lines are up to code (at the time of installation) and operate:
At least one outlet in all habitable rooms.
GFCI protection is available in all baths, kitchens, garages, and exterior outlets. Outlets with an appliance connected to them, such as a washing machine or a refrigerator, do not require GFCI-protected outlets.
No outlets near water sources (6 ft) without GFCI protection, except for dedicated appliance outlets.
There should be switch-controlled, permanent overhead lighting in the bath, kitchen, and laundry rooms. All other habitable areas need switch-controlled overhead lighting or one wall outlet for lighting.
Outdoor lighting should provide safe and convenient access to the site and building entry.
All light fixtures must have working bulbs installed.
Light fixtures must be complete, securely mounted, free of damage, and fully functional, including operable switches and intact covers.
No exposed wiring is permitted.
Floor-based electrical outlets must be enclosed in a metal box with a metal cover.
Please note: All repairs/changes/upgrades must be done to current standards and codes.
The following are required in every property:
A full-size, functional refrigerator with freezer (top freezer, bottom freezer, or side-by-side). An exception can be made on a case-by-case basis when a unit has space limitations. In such cases, a compact refrigerator with a freezer compartment may be approved.
A freestanding range or a separate cooktop and oven.
All installed equipment, such as appliances and accessories (stove, refrigerator, microwave, dishwasher, washer/dryers, water softeners, water filtration systems, etc.), should be clean, operable, and maintained throughout the lease cycle.
Coverings and materials should be secure and in good condition:
Flooring: Flooring must be present in all habitable areas of the home. All flooring must be in good condition, free of damage, stains, excessive wear, or trip hazards. Carpet must be professionally cleaned between each occupancy or replaced as needed. Carpet and sheet vinyl depreciation is 7 years. Engineered products and laminated lifespans are generally 25 years, while tile and hardwoods can last 50 years.
Paint: All surfaces must be freshly painted or touched up where paint is chipped, scuffed, stained, or visibly uneven. No peeling, chipping, or missing paint is allowed. Only neutral colors are permitted. Lead-based paint protocols must be followed for homes built before 1978. Paint depreciation is 4 years.
Interior Walls: No visible holes greater than 1/4 of an inch, no cracks or gaps greater than 1/16 of an inch.
Structurally sound handrails shall be provided on any stairs containing 4 or more risers (Muncie: 2 or more risers). For graspability, all handrails should be no more than 2″ in diameter, circular, 2.25″ max cross-section non-circular, or 2.75″ molded, and should have a minimum clearance of 1.5″ from surrounding walls. Handrails should be installed 34″-38″ measured vertically from the stair nosing (front edge of the step). For more information, please see the stairs and handrail building code.
Note: 2x4s do not meet the criteria for a handrail and should never be used where a handrail is required.
Porches, patios, decks, and balconies located more than thirty (30) inches or higher than the adjacent areas shall have structurally sound protective guard rails. All newly constructed protective railings shall have balusters placed at intervals not more than four (4) inches apart.
Smoke detectors: One on each level, one in each bedroom, and one within 5’ of the exterior of all bedroom doors. All units must be working properly with new batteries installed.
All properties should be free of any trip hazards on the exterior and interior of the property.
HUD defines a trip hazard as an abrupt change in vertical elevation or horizontal separation on any surface along the usual path of travel, consisting of the following criteria:
An unintended 3/4”-inch or greater vertical difference, OR
An unintended 2-inch horizontal separation perpendicular to the path of travel.
This would apply to all sidewalks, driveways, parking areas, patios, porches, decks, sports courts, pool aprons, etc.
Trip hazards on the interior of a property must also be cured. Interior trip hazards can include uneven floorboards, torn or rippled carpet, and changes in flooring material elevation from one room to another that are ¾” or greater.
All properties must be free of any personal property left behind by a Client or previous resident. The following items must be removed from properties during the make-ready process:
All furniture & home decor items.
Toiletries, shower curtains, rugs, kitchen & bathroom items, and soap dispensers.
Grills, patio furniture, flower pots, lawn mowers and lawn equipment, lawn chemicals, tools, recreational equipment, boxes & ladders.
The only items that can be left in a unit at the time of marketing are extra paint, tile, and/or flooring that matches what is currently being used in the property, any manuals or instructions for appliances, systems, or home warranty information, and any city, county, or HOA-provided trash bins. Also, any other special items such as gas fireplace keys, garage/ alarm remotes, etc.
A multi-family building is any building with 3 or more dwelling units and is considered a Class 1 Structure; here are additional requirements:
Must provide weed, yard, and grounds care.
Must provide trash removal.
Must maintain the common areas in a clean and safe condition. Please refer to the Common Area Clean and Clean Service Agreement (CCC-SA).
All Staircase and hallway areas must have adequate lighting at all times.
Immediate access to at least two approved means of exit, leading to a safe and open space at ground level.
Clients must provide and maintain fire and safety protection in common areas of the building with periodic checks. Please refer to the Fire and Safety Service Agreement (FS-SA).
