Can an owner conduct his or her own interior inspection?

Yes. An owner may conduct an interior inspection. However, please be aware of our policies and procedures.

Per our management agreement, owners should not have direct contact with tenants. This includes participating in inspections (although we can make this exception so long as further correspondence is directed back at us). We strongly recommend that Opulent RE conduct inspections on your behalf to minimize potential conflict and liability. Even with the best intentions, owners can inadvertently make statements or take actions that create legal risk. Additionally, face-to-face interactions with tenants can prompt on-the-spot requests (e.g., cosmetic improvements), unfounded complaints, or other issues that may lead to unexpected costs or unnecessary stress.

When Opulent RE conducts the inspection, we schedule it within our normal timeline and typically complete it within 30 days. You will receive a detailed PDF report by email, including date- and time-stamped photos. If we identify legitimate concerns or lease violations, we will review them with you and issue a cure notice to the tenant, requiring correction.

Request an inspection here: https://www.opulentre.com/request_an_inspection

If you still desire the control to inspect direct, we will pass the baton to you:

If you prefer to inspect personally, we will step back and limit our involvement to notifying the tenants that you (the owner) will contact them directly to schedule a mutually agreeable date and time. We will provide the tenant’s contact information so you can coordinate the appointment.

Can Opulent RE schedule the inspection with the tenants for us?

If you choose to conduct the inspection yourself, you must also coordinate and communicate directly with the tenant. Because schedules can change, direct communication between owner and tenant is essential to ensure the appointment is successful.

What if a tenant says no or does not cooperate with us?

If you and the tenant cannot agree on a date/time, please revert the inspection request back to us. We will proceed to inspect the property in-house solely in accordance with our standard process and timeline.

Can we just issue a 48-hour notice if they do not cooperate?

A landlord may issue a 48-hour notice under appropriate circumstances. Opulent RE, however, issues 48-hour notices only for urgent, material matters or continued tenant non-cooperation.

For example, if you are in town briefly and the tenant is unavailable due to a family event, holiday, or similar reason, that is not considered urgent. The appointment should be rescheduled. We prioritize respecting the tenant’s right to quiet enjoyment.

Please note: Some tenants may perceive forced entry as intimidating or harassing. Under A.R.S. § 33-1343(D), “the landlord shall not abuse the right to access or use it to harass the tenant.” Harassment is a common tenant defense in court. We aim to avoid any conduct that could be construed as harassment.

What if we find damage or concerns during the inspection?

Please keep in mind these are not move-out inspections. Please do not fixate on cosmetic damages or minor concerns. Focus only on egregious issues that affect the property’s health and safety. If you conduct your own inspection, photograph any concerns and share them with us. Further immediate action may only be taken for failures to maintain the premises as it relates to health and safety; IE: the tenant has failed to reasonably maintain all electrical, plumbing, sanitary, heating, ventilating, air-conditioning and other facilities and appliances including elevators in the premises. If these concerns are present we will issue a 14-day cure notice as required by the Arizona Residential Landlord and Tenant Act and then follow up to confirm compliance; if the tenant fails to cure, our lease allows us to:

• Complete the work and bill the tenant,
• Document the issues and charge the security deposit at move-out, or
• Pursue lease termination, if warranted.
  
  Keep in mind regarding cosmetic concerns and/or imperfections, etc. although these items can be notated for the file and the tenant notified of the concerns; they cannot be repaired or charged to the tenant until they have terminated their tenancy and vacated thus allowing for a disposition of deposit to be executed and a legal claim against any deposit held can be assessed. 

Details on cure notices: https://www.opulentre.com/cure_notice

Will Opulent RE join us on the inspection?

Not physically. We do not co-manage inspections, and we cannot guarantee alignment of our schedule with both owner and tenant availability. You may either conduct the inspection directly (as outlined above) or have us handle it entirely. If you select Opulent RE, we will complete the inspection independently within our team’s schedule and provide the full report.

We share your goal of protecting the property and appreciate your understanding of these policies. Rest assured, the inspection will be completed—thank you for your patience and consideration of all parties involved.

Ready. Set. Inspect!

Please choose an option:

• Have Opulent RE conduct the inspection: One complimentary routine inspection per property per calendar year is included upon owner request. Additional inspections are $75 each.
• Conduct the inspection yourself: You will coordinate directly with the tenant, and we will provide contact information after notifying them of your intent to schedule.