The Bonafide Group

10/26/2026

🏡 THE BONAFIDE INVESTOR WEEKLY
Presented by Bonafide Academy & The Bonafide Group
October 26, 2026
THIS WEEK'S THEME: THINK BIGGER! Could One Property Give You Multiple Streams of Income?
Hello, Bonafide Investors!

This week, I want to introduce an investment strategy that deserves more attention: small multifamily real estate!

We've talked about purchasing rental properties, renovating homes, and building wealth through the BRRRR strategy.

But what if, instead of purchasing three separate houses, you could purchase ONE property containing three rental units?

Or what if you could build a duplex or four-family property on a vacant lot?

Well, Cincinnati has some interesting developments happening that could create new opportunities for investors.

And that's exactly what we're discussing this week!
📊 CINCINNATI MARKET WATCH: More Inventory, More Opportunities
The latest report from the REALTOR Alliance of Greater Cincinnati shows that the local housing market continues to experience modest price growth alongside increasing inventory.

September 2026 market highlights:
Market Indicator September 2026
Median sold price $315,000
Year-over-year price change +3.3%
Homes sold 1,562
Active listings 3,691
Inventory change +12.8%
Median days on market 13

These figures cover Hamilton, Butler, Warren, Clermont, and Clinton counties. REALTOR Alliance of Greater Cincinnati
What does this mean for investors?
There are more properties available than this time last year.

However, home prices are still increasing.

That means investors should focus on finding properties where they can create additional value.

And value doesn't always mean installing new kitchens and bathrooms!

Sometimes value comes from purchasing a property with multiple income-producing units.

One property. Multiple tenants. Multiple income streams.

Now THAT deserves a closer look!
💰 FINANCING WATCH: Mortgage Rates Finally Move Down
We received a little encouraging news last week!

On October 22, Freddie Mac reported that the average 30-year fixed mortgage rate decreased to 7.32%, down from 7.40% the previous week.

The average 15-year fixed rate declined to 6.68%.

These are national conventional owner-occupied mortgage averages. Investment-property rates and loan terms may differ. GlobeNewswire
Here's what investors should understand.
When purchasing small multifamily properties, your financing options may depend on whether you intend to live in one of the units.

For example, some owner-occupied financing programs allow qualified borrowers to purchase properties containing two to four residential units.

That creates an interesting opportunity.

Imagine purchasing a duplex, living in one unit, and renting the other.

The rental income could help offset your housing expenses while you build equity.

This strategy is commonly called house hacking.

Of course, loan eligibility, down payments, reserve requirements, and the treatment of rental income depend on the financing program.

Bonafide Lesson: Before deciding a property is too expensive, investigate the financing structures available for that particular investment strategy.
🏠 RENTAL MARKET UPDATE: Cincinnati's Three-Bedroom Rentals Remain Attractive
According to Zumper's Cincinnati Rental Market Report, updated October 24, 2026:
- Median rent across all property types: $1,425 per month
- Median two-bedroom asking rent: $1,395 per month
- Median three-bedroom asking rent: $1,800 per month
- Available rental listings on Zumper: Approximately 1,335
Overall rents are approximately 2% below their year-ago level, although they increased about 1.7% over the past month. Zumper - Apartments for Rent & Houses
What does this mean?
Rental demand and pricing vary significantly depending on the neighborhood and property type.

For investors considering duplexes, triplexes, or four-family properties, understanding the rental potential of EACH unit is critical.

A two-bedroom apartment in one neighborhood may command a very different rent from a similarly sized unit just a few miles away.

Don't assume that every unit in a multifamily building will generate the same income.

Research the rents before you purchase the property—not after!
🏗️ CINCINNATI DEVELOPMENT WATCH: A NEW OPPORTUNITY FOR SMALL INVESTORS!
Now THIS is something I want Bonafide Academy investors paying attention to!

The Cincinnati BuildReady initiative is moving forward.

On October 7, the city officially launched its request for proposals seeking architectural firms to develop pre-approved building plans for small multifamily housing.

The program is designed to create six plans:

Two duplex designs.

Two triplex designs.

Two four-family designs.

The city is working toward making these plans available to builders and developers, potentially reducing architectural expenses and shortening portions of the permitting process.

The architectural RFP closes November 13, 2026. The plans are not yet available for construction, and individual projects will still need to satisfy zoning, site, and permitting requirements. Cincinnati Government
Why am I excited about this?
Because development opportunities shouldn't be limited to investors building massive apartment complexes!

Smaller investors may eventually be able to take advantage of standardized designs to develop properties containing two, three, or four rental units.

Imagine identifying a properly zoned vacant lot and developing a duplex.

Instead of purchasing two separate properties, you could potentially create two rental units on one parcel.

But here's where your education becomes important.

You still need to understand land acquisition, construction financing, utility connections, site preparation, zoning, construction costs, and the property's value after completion.

Building multiple units doesn't automatically mean building a profitable investment.

Still, this is a program worth following.

Learn more: Cincinnati BuildReady Program
📚 BONAFIDE ACADEMY EDUCATIONAL TIP
Understanding Price Per Unit
Let's talk about a metric commonly used when analyzing multifamily properties.

Price per unit, sometimes called price per door.

Suppose you're considering purchasing a duplex for $260,000.

The property contains two apartments.

Your calculation is:

$260,000 ÷ 2 units = $130,000 per unit.

Now let's examine its potential income.

Assume each apartment rents for $1,250 per month.
Income and Expenses Monthly Amount
Unit 1 rental income $1,250
Unit 2 rental income $1,250
Total potential rental income $2,500
Vacancy allowance −$150
Operating expenses and reserves −$650
Mortgage principal and interest −$1,500
Estimated monthly cash flow $200

This is a hypothetical teaching example. The $650 operating-expense allowance includes assumed taxes, insurance, maintenance, management, and capital reserves. Actual costs and financing must be verified.

At first glance, $2,500 in monthly rental income sounds pretty good!

But after accounting for expenses and financing, the property produces only $200 in projected monthly cash flow.

That's $2,400 annually.

And if one unit becomes vacant, half of the property's potential gross rental income disappears until another tenant moves in.
Here's the lesson.
Price per unit is a comparison tool—not a measure of profitability.

You still need to analyze the property's actual operating income, financing costs, physical condition, and cash-on-cash return.

Don't purchase a four-family building simply because you love the idea of collecting four rent checks.

Make sure those four rent checks create an investment worth owning!
🔎 INVESTMENT OPPORTUNITY: Look Beyond Single-Family Homes
This week, I want investors to expand their searches.

Consider opportunities involving existing duplexes and small multifamily properties, vacant lots already zoned for multiple units, and properties with legitimate potential for additional residential space.

But remember that potential is not the same as permission.

Before purchasing land or planning additional units, verify the zoning, permitted density, setbacks, utility availability, and construction requirements with the appropriate municipality.

A property that looks perfect for a duplex may not legally accommodate one.

And a building that appears to contain three apartments may not have three legally recognized residential units.

Never assume. Verify!
🎯 MARKET TAKEAWAY OF THE WEEK
Cincinnati's housing inventory has increased, financing remains relatively expensive, and rental growth has been limited.

At the same time, the city is exploring ways to make smaller multifamily development more accessible.

The opportunity for investors is to think beyond purchasing individual houses and begin studying how to create or acquire multiple income streams within one property.

However, more units also mean more management responsibilities, maintenance exposure, and financial considerations.

The goal is not simply to increase the number of doors you own.

The goal is to increase the amount of wealth those doors produce.
✅ YOUR ACTIONABLE NEXT STEP
The Bonafide Investor Challenge
This week, I want you to analyze ONE duplex.

Find a duplex currently listed for sale in the Cincinnati area.

Research the asking price, actual or realistic rental income for both units, property taxes, insurance, maintenance requirements, and available financing.

Calculate the price per unit and projected monthly cash flow.

Then compare that investment against purchasing a single-family rental property for a similar total price.

Which property produces the stronger return?

Which requires more management?

Which has the better long-term potential?

Don't guess. Run the numbers!

That's how you begin thinking like an experienced investor.
❤️ A WORD FROM BRANDY
Listen, I want you to start thinking BIGGER!

And when I say bigger, I don't necessarily mean spending more money.

I mean expanding your knowledge.

Expanding your strategies.

And expanding the possibilities you consider when building your real estate portfolio.

Some of you have been looking for that perfect single-family rental for MONTHS!

And that's okay!

But have you considered a duplex?

Have you looked at a triplex?

Have you thought about purchasing land and building something?

Sometimes the opportunity isn't missing. Sometimes we're just looking in the same place!

Now don't go running out here buying a four-family building because Brandy told you to think bigger! 😂

You STILL have to do your homework!

Because we're not trying to become landlords with a whole bunch of properties and a whole bunch of headaches.

We're trying to become investors with assets that produce income and build generational wealth!

So keep learning.

Keep asking questions.

And most importantly, keep challenging yourself to understand this business at a higher level.

Because the more you know, the more opportunities you'll be able to recognize.
🏡 BONAFIDE THOUGHT OF THE WEEK
"Building wealth isn't always about finding more opportunities. Sometimes it's about expanding your knowledge enough to recognize the opportunities already in front of you."

Until next week, happy investing!

Brandy McCaster
The Bonafide Group | Bonafide Academy
Real Estate • Investing • Education • Generational Wealth

Connect With Brandy

10/15/2026

“Real estate wealth is rarely built in one dramatic move. It grows through ordinary decisions made consistently—checking the numbers, maintaining the property, and answering the contractor’s call even when you’d rather pretend you didn’t see it.”
—Brandy McCaster

10/14/2026

🏡 THE BONAFIDE INVESTOR WEEKLY
Presented by Bonafide Academy & The Bonafide Group
Week of October 12, 2026
THIS WEEK'S THEME: Just Because the Bank Will Finance It Doesn't Mean It's a Good Investment!
Hello, Bonafide Investors!
This week, we're talking about something that can make a HUGE difference as you begin building your real estate portfolio: understanding the difference between qualifying for financing and actually making money on an investment property.
There are some interesting developments in the Cincinnati housing market, new opportunities for investors, and a financing strategy that's gaining attention nationwide.
Let's get into it!
🏘️ CINCINNATI MARKET WATCH: More Inventory, More Negotiating Power
The latest September housing data shows that buyers have more options in the Cincinnati market.
According to Realtor.com's October market report:
- 4,868 active listings, an 18% increase year over year.
- 22.3% of listings experienced price reductions.
- 44 median days on market, up 12.8% from last year.
- $347,000 median listing price, up just 0.9%.
These figures cover the broader Cincinnati market tracked in the report. Individual neighborhoods and property types will perform differently. Realtor
What does this mean for investors?
More inventory and longer marketing times can create opportunities to negotiate.
I want you paying particular attention to properties that have been sitting for 45–60 days, properties with multiple price reductions, and sellers who may be carrying vacant homes.
Remember, a motivated seller doesn't always mean someone facing foreclosure.
Sometimes it's simply someone who is tired of paying taxes, insurance, utilities, and maintenance on a house they no longer want.
That's where a well-prepared investor can offer a solution.
💰 FINANCING WATCH: Mortgage Rates Continue to Climb
On October 8, the national average 30-year fixed mortgage rate reached 7.40%, compared with 7.28% the previous week.
The average 15-year fixed rate increased to 6.73%.
These are conventional mortgage benchmarks, not investment-property loan quotes. Actual investor financing terms will vary. Freddie Mac
But here's an interesting development.
DSCR Loans Are Gaining Popularity
DSCR stands for Debt Service Coverage Ratio.
Unlike traditional mortgages that focus heavily on your personal income, many DSCR loan programs evaluate a property's ability to generate enough rental income to support its financing.
A September industry report found that DSCR and other investor-loan rate-lock volume increased approximately 130% between January 2022 and August 2026. The growth has also brought greater scrutiny of appraisals, rental-income documentation, and fraud risks. HousingWire
For investors who are self-employed or building portfolios, these loans may provide another financing option.
However, they can carry higher interest rates, larger down-payment requirements, and prepayment penalties.
The lesson? More financing options don't automatically mean better deals.
🏠 RENTAL MARKET UPDATE: Know What Your Property Can Actually Rent For
September data from Realtor.com's Cincinnati rental market report shows:
Median asking rent: $1,425 per month.
Year-over-year rent change: Down approximately 1.7%.
Rental listings: Up approximately 19.3% from the previous year.
This tells us something important.
Rental properties are still an investment opportunity, but investors need to pay closer attention to competition.
You cannot assume that every renovated three-bedroom home will command top-of-market rent.
Location, condition, parking, layout, school district, and competing rentals all matter.
And don't forget vacancy!
A property advertised for $1,900 that sits empty for two months can produce less annual income than one rented consistently for $1,800.
Wealth isn't built on advertised rent. It's built on collected rent.
📍 INVESTMENT OPPORTUNITY WATCH: Lower Price Hill
Here's a Cincinnati neighborhood worth studying.
A report published October 9 highlighted approximately $76 million in investment in Lower Price Hill since 2012.
Major projects include investments in manufacturing, housing, education, and neighborhood redevelopment.
The Lower Price Hill Thrives initiative has also helped create 47 affordable apartments through renovation and new construction. Axios
Why should investors pay attention?
Neighborhood revitalization can influence housing demand, infrastructure, employment opportunities, and long-term property values.
But I want to emphasize something.
Investment activity does not guarantee appreciation.
Before purchasing in an emerging neighborhood, study comparable sales, realistic rental demand, renovation costs, flood exposure, and the actual progress of planned developments.
And remember that responsible neighborhood investment should create opportunities for existing residents, too.
📚 BONAFIDE ACADEMY EDUCATIONAL TIP
Understanding DSCR vs. Actual Cash Flow
Let's look at a hypothetical rental property.
Your lender evaluates the following:
Property Financials Monthly Amount
Gross rental income $2,100
Mortgage principal, interest, taxes and insurance $1,750
DSCR 1.20

For many residential DSCR programs, the calculation is:
Monthly Rental Income ÷ Monthly PITIA
$2,100 ÷ $1,750 = 1.20
This means the property's projected rent is 1.20 times its monthly financing and escrow payment.
Some lenders may consider that acceptable, depending on their requirements. Kiavi
But hold on!
What about the OTHER expenses?
Let's add some realistic operating assumptions.
Additional Expenses Monthly Amount
Vacancy reserve (5%) $105
Maintenance/repair reserve $200
Property management (8%) $168
Additional monthly expenses $473

Now calculate your cash flow.
$2,100 rental income
− $1,750 mortgage, taxes and insurance
− $473 operating reserves and expenses
Your projected monthly cash flow is NEGATIVE $123!
And we haven't even accounted for major capital replacements or unexpected expenses beyond those reserves.
See why understanding the numbers matters?
A property might satisfy a lender's DSCR requirements and still fail your personal cash-flow requirements.
That's why we analyze investments from multiple perspectives.
Bank approval is not investment approval!
🎯 MARKET TAKEAWAY OF THE WEEK
The Cincinnati market is presenting an interesting combination.
Housing inventory is increasing, sellers are reducing prices, mortgage rates are elevated, and rental competition remains significant. Realtor
For investors, this creates an opportunity to negotiate—but also requires more disciplined underwriting.
The investors who understand financing, rental demand, and operating expenses will be better positioned to recognize worthwhile opportunities.
Don't confuse a discount with a deal.
A house reduced from $250,000 to $220,000 isn't necessarily a bargain.
It's only a bargain if the numbers support your investment strategy.
✅ YOUR ACTIONABLE NEXT STEP
The Bonafide Investor Challenge
This week, I want you to select ONE rental property and evaluate it using two calculations.
First, calculate its DSCR using realistic market rent and the financing terms available to you.
Second, calculate actual projected monthly cash flow after accounting for vacancy, maintenance, management, and other ownership expenses.
Then ask yourself:
Would I still want this property if it never appreciated another dollar?
If the answer is yes because the income and long-term fundamentals make sense, you may have something worth investigating further.
If the answer is no, figure out what would need to change.
Maybe it's the purchase price.
Maybe it's the financing.
Maybe it's the renovation budget.
Or maybe it's simply not the right investment.
And that's okay!
❤️ A WORD FROM BRANDY
Listen, everybody wants to be a real estate investor until it's time to sit down and do the MATH! 😂
I get it!
Looking at houses is fun.
Imagining the renovations is fun.
Thinking about owning five, ten, or twenty rental properties is exciting!
But here's what I want you to understand.
The goal is not to own a bunch of houses. The goal is to own a bunch of ASSETS!
There is a difference.
I don't want you collecting properties that keep you up at night wondering how you're going to pay for the next repair.
I want you building a portfolio that creates income, increases your options, and eventually gives you more freedom.
And that starts with education.
Every deal you analyze makes you smarter.
Every mistake you avoid protects your money.
And every good investment decision brings you one step closer to the financial future you're working toward.
Don't rush the process. Learn the business, trust your numbers, and keep building!
Because remember...
🏡 WE'RE NOT JUST BUYING REAL ESTATE. WE'RE BUILDING GENERATIONAL WEALTH!
Until next week, happy investing!
Brandy McCaster
The Bonafide Group | Bonafide Academy
Real Estate • Investing • Education • Generational Wealth
Bonafide Academy | Investor Education That Builds Wealth
Interested in learning how to analyze investment properties, purchase rentals, renovate homes, or build your own real estate portfolio?
Connect with us to learn more about upcoming Bonafide Academy classes and investment opportunities.
www.brandymccaster.com

The Bonafide Group is a Cincinnati-based, international luxury team of real estate professionals who are passionate about your homeownership and investment goals. Lead by Andre & Brandy McCaster, we are highly skilled real estate agents who can turn your real estate dreams into reality.

10/12/2026

💳 Real estate myth: You must be completely debt-free before buying a home!
Having a car payment, student loans, or credit card balances does not automatically disqualify you. A lender will look at the full picture—including your income, monthly obligations, credit history, available funds, and the loan program.
Don’t spend months guessing—or paying off the wrong account—before getting professional guidance. You may be closer than you think, or you may simply need a realistic plan.
Thinking about buying in Cincinnati? Message me, and I’ll help you connect with a trusted lender to explore your next step.

10/08/2026

“Move quickly when the opportunity is right, but never so quickly that the numbers get the day off. Urgency can open a door; due diligence keeps it from slamming on your wallet.”
—Brandy McCaster

10/05/2026

🏡 The Bonafide Investor Weekly
Presented by Bonafide Academy & The Bonafide Group
Week of October 5, 2026
This Week’s Theme: Your Profit Is Made When You BUY
We've spent the last few weeks talking about stress-testing deals, financing, exit strategies and negotiating terms. This week I want to bring it back to one of the most important fundamentals I teach:
You cannot rehab your way out of overpaying.
A beautiful renovation doesn't automatically make something a good investment. In today's market, your purchase price is becoming even more important because borrowing costs are high and Cincinnati rents aren't growing enough to cover sloppy numbers.
📊 Cincinnati Market Watch: More Inventory = More Choices
The latest complete numbers from the REALTOR Alliance of Greater Cincinnati are for August. Greater Cincinnati had 3,098 active listings, up 6.8% year over year, while new listings increased 2.6%. The median sale price was $329,000, up 4.5%, and 1,741 homes sold, up 1.9%. Median market time increased 25%, although it remained a quick 10 days. REALTOR Alliance Cincinnati
That combination is important.
Prices are holding up, but buyers have more choices.
For investors, I don't interpret that as “houses are getting cheap.” They're not.
I interpret it as:
We may have more opportunities to negotiate.
The house that's overpriced, dated, vacant or poorly marketed now has more competition for the buyer's attention.
That's where I want you looking.
Latest Greater Cincinnati market statistics
💰 Financing Watch: 7% Changes the Conversation
Freddie Mac reported the average 30-year fixed mortgage at 7.03% as of September 24, with the 15-year at 6.42%. Those are conventional owner-occupied benchmarks, so investor financing can differ significantly. My Home
Freddie Mac's payment example makes the impact easy to see. On a $300,000 mortgage, principal and interest is approximately:
6.5% → $1,896/month
7.0% → $1,996/month
7.5% → $2,098/month My Home
Now think like an investor.
If your financing costs increase $200 per month, that's $2,400 per year.
Where is that $2,400 coming from?
If your answer is:
“Hopefully rents go up.”

We need another answer. 😂
Higher financing costs make your acquisition basis even more important.
🏘️ Rental Watch: Cincinnati Rent Growth Is Basically Flat
Zillow's Cincinnati rental-market tracker recently showed average asking rent around $1,438 across all bedrooms and property types, essentially flat from a year earlier. Zillow also listed roughly 2,041 available rentals and classified Cincinnati's rental market as cool relative to renter demand nationally. Zillow
That doesn't mean there aren't fantastic rental pockets in Cincinnati.
There absolutely are.
It means you shouldn't assume marketwide rent appreciation will rescue a marginal deal.
Your individual property's rent depends on the neighborhood, bedrooms, condition, amenities, parking and competing inventory.
And remember:
Asking rent isn't collected rent.
If three comparable houses are advertised for $2,000 but they've been sitting for six weeks, don't automatically put $2,000 into your pro forma.
🏗️ Opportunity Watch: Follow Where Investment Is Going
Here's something Cincinnati investors should put on their radar.
The City of Cincinnati recently received a $2 million State of Ohio grant to help prepare the 17-acre MidPointe Crossing site in Bond Hill for new housing development. The money will help fund site clearing, grading, stormwater infrastructure and road preparation. The Port - Cincinnati
Separately, Cincinnati City Council approved zoning for Westline Flats, a proposed 167-unit affordable-housing development on the former Western Hills Sports Mall site in Westwood. WVXU
I'm not telling you:
“Go buy in Bond Hill and Westwood.”
I'm telling you to pay attention.
Public infrastructure investment, housing development, zoning changes and private capital moving into neighborhoods are pieces of information investors should track.
Sometimes opportunity isn't the project itself.
It's what starts happening around it.
📚 Bonafide Educational Tip: Learn Your Maximum Allowable Offer
Here's your Academy lesson this week.
Before negotiating a fixer, determine the maximum amount you can pay and still achieve your required return.
Suppose you estimate:
ARV: $300,000
Rehab: $55,000
Holding/financing: $15,000
Selling/closing costs: $25,000
Required profit: $40,000
Start at the exit and work backward:
$300,000
− $55,000
− $15,000
− $25,000
− $40,000
= $165,000
Your approximate maximum purchase price under those assumptions is:
$165,000
Now imagine the seller wants $195,000.
The property isn't automatically a bad property.
It's a bad deal for your strategy at that price.
That distinction will save you a LOT of money.
🎯 Market Takeaway of the Week
Cincinnati is giving investors a very specific combination right now:
Home values remain resilient. Inventory has improved. Financing is expensive. Broad rental growth is limited. REALTOR Alliance Cincinnati
That means this isn't the market to make your profit through wishful appreciation.
I want us making money through:
Buying correctly.
Negotiating intelligently.
Controlling renovation costs.
Choosing the right exit.
Operating efficiently.
The boring fundamentals are becoming extremely valuable.
✅ Your Actionable Next Step: Work Backward
Pick one property this week that interests you.
Don't look at the list price first.
Determine:
Realistic ARV
Realistic rehab
Financing/holding costs
Selling costs
Your required profit
Then calculate:
What is MY maximum purchase price?
Only after you have that number should you look at what the seller is asking.
If they're close—negotiate.
If they're way off—put it on your watch list.
Because today's unrealistic seller can become next month's motivated seller.
💬 A Word From Brandy
One of the biggest shifts you'll make as an investor is when you stop asking:
“How much do they want for the house?”
and start asking:
“How much can I afford to pay for this investment?”
Those are not the same question.
The seller has their number.
The lender has their number.
The contractor has their number.
And baby... YOU better have yours. 😂
Because we're not buying houses just to say we own investment property.
We're buying assets that are supposed to help us build wealth.
Sometimes you'll analyze a property, run every number, get excited about the possibilities...
and realize you need to be $30,000 below the asking price.
That's okay.
Make the offer or move on.
There will always be another house.
But once you overpay?
Now you're trying to fix a mistake you made before you ever got the keys.
Know your number. Protect your money. And let the deal come to YOU. 🏡💰🔥

10/01/2026

Bonafide Rental Portfolio — October Maintenance Checklist
October in Cincinnati is the month to winterize before the first hard freeze. This month I’d put extra attention on furnaces, exterior water lines, gutters, and anything that could create a frozen-pipe or water-intrusion problem.
Priority October inspection / task Who handles it
🔴 Furnace & heat: Test heat in every property now. Replace filters; check thermostat operation and listen for unusual noises. Filter/test: In-house • Repairs/service: Licensed HVAC
🔴 Exterior faucets & hose bibs: Disconnect tenant hoses. Inspect for leaks and shut off/drain exterior lines where the property has an interior shutoff. In-house • Plumbing problems: Licensed plumber
🔴 Basement pipes: Identify pipes along exterior walls, crawlspaces, garages, and other vulnerable areas. Check insulation before freezing weather arrives. In-house • Pipe relocation/repair: Plumber
🔴 Sewer & main drains: Watch for slow drains, gurgling toilets, sewer odors, recurring backups, or wet areas around cleanouts. Properties with a history of backups move to the top of the list. Inspection: In-house • Scope/cleanout/repair: Plumber/sewer contractor
🔴 Sump pumps: Test pump operation and make sure discharge lines aren't clogged, disconnected, or directing water toward the foundation. Test: In-house • Repair: Plumber
🟠 Gutters & downspouts: Clear early leaves and verify downspouts discharge away from foundations. Recheck after most leaves have fallen. In-house/handyman • High/steep roofs: Contractor
🟠 Roof: Ground-level check for missing shingles, damaged flashing, sagging gutters, or visible roof damage before winter. Visual: In-house • Roof access/repairs: Roofer
🟠 Foundation & drainage: Look for new cracks, damp basement walls, standing water, clogged yard drains, and negative grading. In-house • Significant water/cracks: Qualified contractor
🟡 Windows & doors: Check weatherstripping, exterior caulk, drafts, and doors that aren't closing properly. In-house/handyman
🟡 Smoke & CO detectors: Test every detector and replace batteries/devices as needed. With furnaces running again, CO detectors are especially important. In-house • Hardwired electrical issue: Electrician
🟡 Exterior lighting: Check porch, driveway, walkway, and common-area lights as daylight gets shorter. Bulbs: In-house • Wiring: Electrician
🟡 Steps, sidewalks & handrails: Repair loose rails, uneven steps, trip hazards, and deteriorating surfaces before snow and ice arrive. Minor: In-house/handyman • Major concrete: Contractor
💧 October's money-saving priority
Prevent the frozen-pipe call before it happens. Make a list of every property with plumbing on an exterior wall, crawlspace plumbing, vacant units, questionable insulation, or a previous frozen-pipe issue. Those should become your high-risk winter properties and receive extra checks from November through February.
Also, don't ignore a tenant who says, "The drain has just been running a little slow." Across a rental portfolio, recurring slow drains can be an early warning of a bigger sewer issue. Catching it before the holiday/winter season is much cheaper than dealing with an emergency backup.
📲 Tenant reminder for October
Send tenants a short reminder to disconnect outdoor hoses, report slow drains, dripping faucets, running toilets, sewer smells, leaks or moisture immediately, and notify you right away if the heat isn't operating normally. Remind them that wipes—including those marketed as flushable—should not be flushed.
Bonafide portfolio move: This is also a good month to confirm that you have a working main-water shutoff location documented for every property. In a burst-pipe emergency, knowing exactly where that valve is can be the difference between a small repair and a major insurance claim.