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We understand that you entrust us with your investments, and it's our commitment to ensure that the properties we rent meet federal, state, local, and internal T&H condition requirements. These standards are the foundation of our goal to offer both clients and residents a seamless and stress-free rental experience.
Updated: July 31, 2026
Every property must meet these baseline requirements before it can be fully marketed by T&H Realty Services.
Free of major defects and compliant with all health or safety requirements per HUD Requirements and the Indiana Warranty of Habitability.
Free of trash, personal belongings, and debris inside and out.
Professionally cleaned following our Cleaning Checklist.
Safe and secure.
All pest issues fully resolved. Preventative pest control is only required if a previous issue was identified and ongoing treatment is necessary.
Adequate supply of cold and hot water, thermal heating, and functional drains.
Functioning fixtures and mechanical systems with sound structural components.
In full compliance with our Property Condition Standards.
All bedrooms have a closet, a privacy door, and 2 means of approved egress — and are never used as a "walk-through" to another room.
If a fireplace cannot be repaired, it must be disabled and clearly noted as 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 the lease must be securely locked and inaccessible.
Open fully and stay open without support.
Close and lock securely.
Have intact screens in place.
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.
| Requirement | Spec |
|---|---|
| Max height from finished floor | 44" |
| Minimum open height & width | 24" x 20" |
| Minimum opening area | 5.7 sq. ft. |
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 coverings.
If blinds are not installed, one or more of the following must be present: decorative, securely mounted curtain rods (neutral, complete, and free of damage), or privacy window film (cleanly installed, no bubbles/peeling/residue) in bathroom windows, closet windows, sidelights near entry doors, high/transom windows, or standard-sized windows on exterior doors (excluding sliding glass doors).
All exterior doors open and close normally with fully functioning locks and proper weather seals.
All dwellings have at least 2 means of egress.
Interior doors (bedrooms and bathrooms) have privacy knobs or thumb-turn locks.
All doors have proper doorstops. 4 keys required for all locks.
Locks must be changed or re-keyed between residents or anytime a property is newly purchased. For properties with a garage door opener, 1 remote is required per 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.
If provided, a properly functioning Central AC system able to reduce ambient air temperature by 20 degrees at source.
All vents clean, unobstructed, and properly installed.
Bathrooms and kitchens have operable exhaust fans or exterior windows.
Every property 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.
All existing systems, fixtures, and lines must be up to code (at the time of installation) and operational.
At least one outlet in all habitable rooms.
GFCI protection in all baths, kitchens, garages, and exterior outlets (appliance-connected outlets like washers/refrigerators are exempt).
No outlets within 6 ft of water sources without GFCI protection, except dedicated appliance outlets.
Switch-controlled, permanent overhead lighting in bath, kitchen, and laundry rooms; overhead lighting or one wall outlet for lighting in other habitable areas.
Outdoor lighting for safe, convenient access to the site and building entry.
All light fixtures have working bulbs, are securely mounted, undamaged, and fully functional.
The following are required in every property:
Coverings and materials must be secure and in good condition.
Flooring must be present in all habitable areas and in good condition — free of damage, stains, excessive wear, or trip hazards. Carpet must be professionally cleaned between each occupancy or replaced as needed.
| Material | Typical Lifespan / Depreciation |
|---|---|
| Carpet & sheet vinyl | 7 years |
| Engineered products & laminate | ~25 years |
| Tile & hardwood | ~50 years |
| Paint | 4 years |
All surfaces must be freshly painted or touched up where 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.
No visible holes greater than ¼", and no cracks or gaps greater than 1/16".
Structurally sound handrails are required on any stairs with 4 or more risers (2 or more in Muncie).
| Handrail Spec | Requirement |
|---|---|
| Diameter (graspability) | Max 2" circular, 2.25" max cross-section non-circular, or 2.75" molded |
| Clearance from wall | Minimum 1.5" |
| Mounting height | 34"–38" from stair nosing (front edge of the step) |
For more information, please see the stairs and handrail building code.
Porches, patios, decks, and balconies 30 inches or more above adjacent grade must have structurally sound protective guard rails. All newly constructed protective railings must have balusters no more than 4 inches apart.
Smoke detectors are required on each level, in each bedroom, and within 5 feet of the exterior of all bedroom doors. All units must be working properly with new batteries installed.
All properties must be free of trip hazards on the exterior and interior. 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:
This applies to all sidewalks, driveways, parking areas, patios, porches, decks, sports courts, and pool aprons. Interior trip hazards can include uneven floorboards, torn or rippled carpet, and flooring elevation changes of ¾" or greater between rooms.
All properties must be free of personal property left behind by a client or previous resident. The following must be removed during the make-ready process:
Applies to any building with 3 or more dwelling units, classified as a Class 1 Structure.
Weed, yard, and grounds care must be provided.
Trash removal must be provided.
Common areas maintained clean and safe (per the Common Area Clean and Clean Service Agreement, CCC-SA).
Staircase and hallway areas have adequate lighting at all times.
Immediate access to at least two approved means of exit, leading to safe, open ground-level space.
Fire and safety protection maintained in common areas with periodic checks (per the Fire and Safety Service Agreement, FS-SA).
Our team can walk you through what your property needs before it's ready to list — no guesswork required.
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