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Find out how much to budget for and how to stay cash flow positive when common repairs are needed on your rental home

7 Common Rental Property Repairs and How Much They'll Cost You

It’s true what they say, nothing lasts forever. It doesn’t matter how responsible and careful your residents are, there comes a time in every rental home’s life when it’s time to fix or even replace the essentials. While that can sound stressful and expensive for homeowners, being prepared and staying on top of repairs can save you money in the long run, preventing small problems from turning into big, costly ones. 

The exact amount you need to budget for will vary depending on the size, age, and condition of your rental home — but to avoid getting caught out, here are 7 common rental property repairs and how much to budget for. Please note, these are ballpark figures based on national averages (accurate as of December 2022) and not quotes from Belong contractors for home maintenance and repairs. 

Pro Tip: If your home is looked after by Belong, you can spread out your payments with Belong’s finance options. Learn more about being a Belong homeowner here.

Common Rental Property Repairs #1: Plumbing

Clogged toilets, leaky faucets, a cracked sink, aging pipes — plumbing in an investment property is often the first to need repair and has the potential to cause big issues if left unaddressed.

Thankfully, some of the most common repairs to plumbing fixtures are inexpensive too. Leaky faucets or toilets will cost anywhere from $45 - $450, depending on how big the job is and if you fancy yourself a handy DIY’er or want to hire a professional plumber. 

HomeGuide lists national averages for the following common plumbing repair costs:

Replace the tank float ball and float rod: $111

Install a new flapper and chain in the tank: $129

Remove and reseat toilet with new seal and bolts: $225

Common Rental Property Repairs #2: Water heater repairs

If your property has a water heater that is over 7-8 years old, it’s likely going to need repairs or parts replacement. Standard water heater services will cost around $100 to $500 to replace the heating element, thermocouple, igniter, anode rod, dip tube, or thermostat.

According to HomeGuide, the national average cost of common water heater repair costs are:

Repairing a standard water heater tank: $150 - $700

Repairing a tankless water heater: $300 - $1,300

Water heater gas valve replacement: $150 - $550

Don’t delay any repairs to hot water — in many states a failure to supply sufficient hot and cold water is a breach of the law and your tenancy agreement. In these cases, it would be within your resident’s rights to stop paying rent until the issue is resolved. In the instance where you need to replace your water heater, you should expect a cost around $900 - $2,000, which although high, is preferable to loss of rent or action from your residents. 

Common Rental Property Repairs #3: Faulty appliances

When your rental home is furnished with white goods, they too will need to be repaired or replaced when they start to age.

The typical range of appliance repairs will set you back between $100 - $400. So if for instance the broken appliance is a microwave, you would be better off replacing it. If it’s the oven or an expensive refrigerator, repair could be preferable. Replacing an appliance could cost anywhere from around $250 - $2,500 depending on the type, size and quality or efficiency of the appliance. 

Common Rental Property Repairs #4: Leaks and water damage

Water leaks are another common problem that should be addressed promptly. A small leak can be rectified quickly. If left unattended, resulting damage can lead to issues that are both expensive and hazardous — such as mold, mildew and erosion. A plumber should be called as soon as water leaks are reported by residents. 

Costs will vary depending on where the leak occurs, but some typical costs include:

External roof repair (minor): $300 - $800

Common Rental Property Repairs #5: Heating and/or Cooling

Sufficient heating and cooling is another right in many states, so make sure your HVAC and/or furnace is in good working order. 

Costs to repair HVAC and furnaces cost around $200 - $500, with basic servicing around $400-$500 and leak repairs going higher to around $1,000. 

A new furnace or AC units will cost anywhere up to $9,000, so keeping your systems well-maintained is a smart investment. 

Common Rental Property Repairs #6: Garbage disposal

Garbage disposals in the sink are a fantastic convenience for residents, but when the blades get dull or clogged, they are a common repair issue. 

Give your residents clear guidelines and instructions on what can/can’t go into your garbage disposal system to help extend the life of your unit. When it comes to repairs, this could be anything from a simple fix by either yourself or a handyman to unclog the unit, or a bigger job requiring a plumber. Budget for around $250 for a repair, with the average costs between $70 - $400. 

Garbage disposal units have an average lifespan of 5-10 years, so if yours is nearing the end and starting to smell a bit funky — it could be time to replace it. 

Common Rental Property Repairs #7: Electrical work

Functioning lights is a household essential and if your wiring is in good shape, you shouldn’t have to worry about too many repairs. But, it’s important that residents know to report any sparking appliances, flickering lights, warm wall outlets or blown fuses — as any of these common faults could lead to an electrical fire if not repaired. 

Particularly in older homes, electrical wiring can wear over time and previous quick-fixes could short out. In any case, you will always need a licensed electrician for any electrical repairs. 

On average, it costs around $300 to hire an electrician, with a range of about $250 - $900 for common repairs (not full rewriting or installation of new panels). 

Don't get caught out by costly repairs and maintenance with 7 common rental property repairs including how much to budget for, and how to stay cash flow positive

Learn more about San Diego's new short-term rental caps and regulations, how to apply for an STRO and profitable alternatives to vacation rental in San Diego

STRO Permit Schedule Announced: San Diego Introduces New Rules and Caps For Short-Term Rentals

San Diego City Council has recently approved a short-term rental ordinance, a move that caps the number of short-term rentals at 1% of the city’s total 540,00 housing units. On September 2, 2022, the San Diego Association of Governments (SANDAG) confirmed the dates on which short-term rental regulations will take effect.

It’s estimated that there are currently 12,300 short-term rentals in San Diego, which means the new caps will see a 48% reduction in short-term rentals across the city (and a 27% decrease in Mission Beach). 

In total, around 6,500 STRO licenses will be available to homeowners under a lottery scheme. The only neighborhood exempt from this ruling is Mission Beach, which has a larger cap of 30% (or 1,1080 short-term rentals for the area). 

For any San Diego homeowners currently using their property for short-term vacation rental, now is a great time to assess alternative options in case you choose not to apply for a license or miss out in the lottery draw in 2023. 

Why is San Diego capping short-term rentals?

From the beautiful Balboa Park and the vibrant downtown to the world renowned Zoo and the amazing restaurants, San Diego is a hot tourist destination. But it’s also a great place for families to call home. When homeowners choose to put their property on the vacation rental market, it gives plenty of opportunities for holiday makers — but it puts the squeeze on the availability of single-family homes and condos for local residents. 

There is also the growing issue of ‘party houses’ that disrupt local neighborhoods. Having regulations, an application process, and permits can help with enforcement to ensure that traditional vacation rentals are available for families and holiday makers while weeding out the bad actors. 

Under the new rules, thousands of homes will come back onto the market to support renters and buyers. This provides a great opportunity for local residents, particularly in the long-term rental market where demand is often far higher than the supply.

How & when do I apply for a short-term rental license in San Diego?

If you reside in your San Diego home and wish to rent out a room as a ‘hosted rental’, you won’t need to apply for a license. There will be no caps on hosted rentals, only whole-home rentals. 

If you have your heart set on keeping your entire property as a short-term vacation rental, you will need to wait until late 2022 to submit an application for an STRO license. On October 4, 2022, short-term rental applications open. The application process for Tier 3 and 4 properties (standard, non-shared homes) will close on November 30, 2022. On December 16, 2022, the lottery will be announced and permit holders will be notified. 



It’s never too early to start considering alternative solutions to cash flow for your short-term rental. Airbnb and VRBO are strong investments, but because asset values are so high in San Diego, holding your home asset for appreciation and using a long-term rental opportunity to maintain cash flow is incredibly lucrative. 

Don’t wait until December to start lining up your future investment!

Can I rent out an Accessory Dwelling Unit as a short-term rental?

No, the San Diego Municipal Code prohibits using ADUs (such as a granny flat on your property) for short-term rental and will result in a Code violation. This also applies to alternative accommodation options such as a treehouse or teepee outdoors and sleeping quarters added in a garage without proper permits. 

The regulations state that only permitted companion units in existence before the September 2017 prohibition may be used as an STRO.

You can learn more about the new regulations and restrictions on STROs at San Diego’s Office of the City Treasurer.

What should I do if I can’t get an STRO license for my San Diego home?

Thousands of homes will go back onto the market in San Diego when these regulations come into effect in 2023. If you own a home in San Diego, there are plenty of great options to continue earning income without needing an STRO. 

There is the option to sell. However, if you have locked in a low-interest rate on your mortgage, now is a great time to hold property and benefit from the huge demand on the rental market. 

San Diego ranks as one of the best places to raise a family, making it a popular rental market for single-family homes with strong demand year-round. There are many benefits to owning a long-term rental home in San Diego, even in tourist areas like Mission Beach. 

Homeowners can benefit from a steady income for 12 months and generous tax benefits that don’t apply to short-term rentals or homes used part-time by friends and family. You’ll also have significantly less turnover and reduce the cost of wear and tear on your property from having the same residents in place for a year or more. 

While there are obvious pros and cons to a long-term or short-term rental property, locking in the right resident into a long-term rental can be a lucrative and genuinely passive investment for years to come.

Read More: 12 Signs That Owning a Long-Term Rental Is Right for You

How should I price a long-term rental in San Diego?

There is a big difference between how much you can charge per week for a short-term vs long-term rental. But your costs will also be considerably lower too, as you won’t be dealing with frequent turnover, cleaning and maintenance bills, and high management fees. 

To maximize the return on your investment when switching from a vacation rental to the long-term market, Belong can help. With a unique approach and live insights from the San Diego rental market, Belong addresses the complexities and shifts in the rental market to determine exactly what high-quality, long-term residents are looking for and what they are ready to pay, right now. 

The result is fewer vacancies, great people caring for your home, profitable rental income, and no tricks or compromises that could devalue your home as a rental investment.

Read More: Forget the News: This is How You Should Price San Diego Rental Homes

If you work with Belong to look after your home, you won’t have to lift a finger. We’ll prepare your home for the market, get the best price for a long-term rental, choose a great resident, provide 24/7 in-house maintenance support and guarantee rent for the entirety of a 12-month lease (even if it’s not paid on time). 

If you own a single-family home or condo in “America’s Finest City”, find out if you’re eligible for Belong here. 

San Diego Introduces New Rules and Caps For Short-Term Rentals

This guide breaks down common expenses and an example of property managing a single-family home on the rental market.

How Much Does It Cost to be a Landlord?

How much does it cost to be a landlord, really? Will you achieve positive cash flow once you've crunched the numbers? 

While the costs of being a landlord will vary greatly from house to house, considering common expenses and maintenance can help you make financial estimates for your rental property. This guide can help you prepare for the cost of being a landlord, adjusting costs o your specific circumstances and including debt owed on a property for the most accurate estimates.

Belong compiled the average costs of managing a rental property from a variety of sources including HomeGuide, Forbes Home, Bankrate, Zillow, and Investopedia. Property management costs have been averaged from industry and market analysis conducted across California, Washington, and Florida including Belong’s own pricing models. 

Disclaimer:We don’t enjoy using the word ‘landlord’. We prefer to refer to members in our network as homeowners and residents, not landlords and tenants, since we’re on a mission to upend and redefine the traditional landlord-tenant relationship. That said, sometimes the words tenant and landlord need to be used to provide clarity, because the costs for homes on a residential home will differ to a rented home — so in this article we use them interchangeably. This article provides a guide based on average costs for homeowners of residential property for rent in the US but actual costs will vary.

Example costs of being a landlord: Fixed costs

To determine how much it costs to be a landlord, begin by identifying and calculating the fixed costs associated with owning a rental property. Fixed costs for landlords include mortgage, insurance, property taxes, HOA fees, and rental licenses or inspections. These fixed amounts will account for most of the costs of being a landlord and vary greatly depending on the location, how much the home is worth and the amount of debt owing. 

Consider a two-bedroom rental home that has Seattle’s median rent of $2,699 per month. Sample fixed costs in Washington (above mortgage and any taxes owed) may include: 

Average rental property maintenance costs for landlords

To estimate how much it costs to be a landlord, consider calculating the annual maintenance costs. In calculating the yearly maintenance cost, homeowners should account for ongoing maintenance costs and common repairs or replacements. 

Common types of ongoing maintenance can include lawn care, pest prevention, gutter cleaning, and snow removal, plus the odd toilet or appliance repair. HVAC systems or pools will also require additional maintenance. If you expect your resident to address these maintenance needs, we recommend that those responsibilities are clearly outlined in the lease. 

In considering the costs of repairs, carefully evaluate the condition of your rental property. Older rental properties or properties that have not been recently updated will likely require more repairs. 

Ongoing maintenance costs (national averages): 

Pest prevention: $80 - $120 per visit and $400 - $950 per year

Pool maintenance and operation: $3,000-$6,000/year 

Clogged drain or toilets: $75-$300/each 

Average rental property management costs 

If you own a rental property, you will likely choose to either self-manage the property or engage a property manager or property management company. These options each come with different costs.

If you choose to self-manage your rental property, you'll need to account for various costs. You should also factor in the cost of your time or the expense of hiring someone for specific tasks. 

On average, here is a breakdown of costs to manage a rental property:

Cost to list property: $0 - $29 per listing site

Photography of property: $110 - $300 per session

3D tour or video: $200 - $5000 per session

Accounting or tax professional fees: $2,000+ per year

Legal fees or attorney: $150 - $400 per hour as needed

Tenant verification tools: $20 - $40 per applicant 

Additional costs to consider include mileage and home office costs for self-managing a home. You may also incur cleaning costs before putting your home up for rent, though after this will generally be taken care of by vacating tenants or the security deposit.

If you choose to hire a professional management company to assist, many of these costs (such as tenant screening, marketing, photography, creating a lease) are included in a flat management cost, typically 6 - 12% of the monthly rental income. 

There are also additional property management fees that homeowners should factor into the costs of being a landlord. Depending on your property management contact, you can expect to see some or all of the following fees: 

Placement fees: 50% - 100% of first month’s rent per new tenant

Maintenance Markup: 0-20% of contractor fees

After-hours & holiday contact: 0 - 25% surcharge

Lease renewal fees: $0 - $250 per contract

Inspection fees: $0 - $150 per inspection

Advertising/marketing fees: $150 - $3000 depending on package

Eviction protection: ~$200 or additional 1-3% of management fee

Source: Belong analysis of property management companies in California, Washington and Florida, as well as own market knowledge/fee structure. Belong does not charge fees for set-up, lease renewals, eviction protection, marketing and more. 

Meet Belong. A modern-day solution for landlords. 

What if there was an alternative to traditional property management? Belong helps residential property owners attract, find, and retain residents who love their homes. We work with single and multi-family homeowners with either a vacancy or a current resident. We help make renting out your home more enjoyable and profitable—all with transparent pricing and no hidden fees. 

Belong offers homeowners everything needed to manage their rental property

Belong helps prepare your home for future residents by completing any maintenance or repairs that you might need. We also help you identify the right rental price for your home using a combination of expertise and technology. Belong markets, shows your home to potential residents, and creates 3-D virtual walkthroughs and photos. We also screen and place your new residents using a comprehensive vetting process.  

Finally, Belong manages the relationship with your residents. Our Member Service Team will handle all communication and requests. We collect rent, schedule visits, and process maintenance requests. 

We understand the costs of owning a rental property and support our homeowners by offering them guaranteed rent. You'll get paid monthly, even if your resident pays late or not at all. We feel confident enough in our ability to find the best residents that we're willing to guarantee your monthly rental income. 

How much does it cost to be a landlord? This guide breaks down common expenses and an example of property managing a single-family home on the US rental market

Find out how to manage a break-lease without losing rental income on your home.

How to Manage an Early Lease Termination

When you have a 12-month lease agreement in place, it’s safe to assume that your residents are staying put for at least a year. But in spite of their best intentions, life sometimes gets in the way and your residents will ask to leave early. Typically, under most contracts they will be on the hook for rent for the remainder of the agreement — but like most things, it’s not all black and white. Here’s how to manage an early lease termination without losing rental income. 

Just as a lease agreement is an essential part of renting out your home, so too is a policy on early termination of the agreement. If you don’t have a termination clause in place, you could be caught out if your residents want to leave earlier than planned. 

If you’re self-managing a rental property, you will want to ensure you have an up-to-date lease agreement that abides by your local state laws and includes a policy for lease termination. A formal lease agreement protects you from losses in the instance of a break-lease by ensuring that your residents remain financially responsible until the property is relet. You will need to either speak to an attorney or anyone you partner with to help manage your property, like Belong or a property management company. 

Regardless of how your property is managed, the residents will need to provide written notice to vacate. They also need to follow the procedures outlined in their signed lease agreement, such as continuing to pay for rent during any vacancy and covering marketing costs. 

As the homeowner, once you have been served notice for a break-lease, you must be seen to take reasonable steps to find a new tenant. That is, you can’t simply wait out the lease agreement while the former resident is still paying rent. The property must be marketed for rent in an effort to find new residents — either by you or whomever is managing the property. 

There are a few instances where these financial penalties don’t apply and only 30-days written notice is required, such as if the resident is called for active military duty or needs to leave to protect themselves from a domestic violence situation. 

4 reasons a tenant has a legal right to break a lease

There are some exceptions under state laws that allow a tenant to terminate a lease agreement early without the same penalties. Check with your local jurisdiction, but for example here are the legal reasons within California where a tenant can end an agreement early:

1. The resident is a victim of domestic violence

In many states (including California and Washington), a victim of domestic violence can provide 30 days written notice to vacate and end their lease early without having to pay rent for the remainder of the agreement. Typically they will need to provide proof of this status (such as a protective order). 

Even if your state laws do not enforce this, it is worth having compassion in these scenarios and consider the safety of your residents. Not allowing them to leave without a financial penalty could force them into an unsafe situation. Not only is this inhumane, there is a real potential for damage to your property or lawsuits if the situation were to escalate. 

2. The resident has been called to start active military duty 

If your resident is part of uniformed services (armed forces, National Guard, NOAA or commissioned corps of the Public Health Service) the War and National Defense Service members Civil Relief Act gives them the right to break a lease under federal law.  

They must still provide you with written notice of their intent to break the lease for military reasons and their tenancy will terminate 30 days after the date that rent is next due, even if it’s prior to their lease expiration. 

3. You have not provided a habitable living space

As the owner, you have a responsibility to your resident to provide a safe and habitable space to enjoy as their home. This isn’t just a nice thing to do, it’s a legal requirement known as “warranty of habitability” that applies to all residential leases. 

If there are issues in the home that violate this right (for example, structural issues or a lack of hot water and heat in winter) and you don’t take measures to rectify it, your resident can leave without being held responsible for further rent. Bear in mind that this is only for serious violations and there is a process that needs to be followed, a resident couldn’t simply move out because their shower stopped working without giving you a reasonable time to respond. 

If your home is with Belong, you never need to worry about habitability. This is because we have an extensive network of vetted maintenance professionals and all residents in our network have access to a 24/7 concierge service, ensuring nothing slips through any troublesome, leaky cracks. 

4. You harass the resident or violate their right to privacy 

State laws vary, but typically you will need to give reasonable notice (around 24 - 48 hours or more) before entering your home while it’s being rented out. If you fail to abide by this or are seen to be harassing the resident in any way (such as turning off utilities, changing locks, or showing up unannounced), they have a right to terminate the lease without penalty. Depending on the nature of the violation, you could also face legal action and your own financial penalty. 

If your home is with Belong, again we handle all communication with residents and abide by local state laws regarding inspections and notices, ensuring that overstepping the mark is never a concern for our homeowners. 

How Belong handles early lease termination on your behalf

When your home is loved with Belong, we will manage all communication with both the former and new residents on your behalf and make sure you’re not left out of pocket in the process. 

When a resident requests to terminate their lease early, they remain responsible for paying the rent until the end of their agreement or until another resident has been placed to take on a new 12-month lease. This means there’s no gap in your cash flow and you can continue to earn guaranteed rent even when a resident needs to leave early. 

When the exiting residents move out, we take care of prepping your home to go back on the rental market, with any repairs and/or cleaning costs deducted from the security deposit. In the case of early lease termination, the resident will also be responsible for the placement fee that homeowners usually pay when marketing their home to new residents. 

Of course, the real estate market is a fickle beast and prices can fluctuate wildly due to changing market conditions. If the rental market value of your home has gone down and we need to consider a price adjustment to attract interest from new residents, any difference in rent will need to be covered by the former residents until the expiry date of their original lease agreement. 

Find out why Belong is the stress-free alternative to property management		

When the unexpected happens, you’ll really notice the difference between Belong and a traditional property management company. From 24/7 concierge support for both you and your residents to guaranteed rent and protection against eviction costs, Belong is making renting lovable for everyone. 

Visit our homeowner's page to find out more about how our services are helping people to ditch property management in Seattle, Redmond, Oakland, San Francisco, San Diego, Los Angeles, Tampa, Orlando, Jacksonville, Miami and many more.

Sometimes tenants want to terminate their lease agreement early. If you own a rental property, find out how to manage a break-lease without losing rental income

Melanie Kershaw

Mel Kershaw is a Content Lead at Belong. With an extensive background working with technology companies including Eventbrite and Yelp, she’s always looking for ways to create educational and informative articles that simplifies tech and solves problems for her audience.

Tamara Epelbaum

Harrison Kelly

Eric Vandekerkhove

Jane Allison Gunn

Sparsh Mehta

Tamara Epelbaum

Harrison Kelly

Eric Vandekerkhove

Jane Allison Gunn

Sparsh Mehta