Property owners routinely spend thousands of dollars maintaining furnaces, roofs, appliances, plumbing and electrical systems. Yet one of the most important safety systems in a rental property costs relatively little and can easily be overlooked until something goes wrong.

Smoke and carbon-monoxide alarms deserve more attention than simply pushing the test button when a tenant moves in.

For Minnesota rental property owners, I believe they should be part of a documented maintenance routine—particularly during tenant turnovers and periodic property inspections.

Know What Minnesota Requires

Minnesota requires dwelling units to have smoke alarms meeting State Fire Code requirements. When the occupant is not the owner, Minnesota law specifically makes the property owner responsible for maintenance of those smoke alarms.

Carbon-monoxide requirements are also quite specific.

Every Minnesota single-family dwelling and every dwelling unit in a multifamily property must have an approved and operational carbon-monoxide alarm installed within 10 feet of each room lawfully used for sleeping.

There can be additional building-code requirements depending upon the age of the property, renovations that have been performed and the type of alarm system installed, so owners should always confirm requirements applicable to their individual property.

But meeting the minimum requirement shouldn't be the end of the discussion.

Test Them During Every Turnover

A tenant turnover is one of the best opportunities a property owner has to thoroughly inspect a home.

Smoke and CO alarms should be on that list.

Don't simply look up and confirm that an alarm is attached to the ceiling. Test it. Check its physical condition. Confirm that it hasn't been disconnected or painted over. Look at the manufacture date and determine whether the device has reached the end of its useful life.

If there is any question about an older alarm, replacing it can be inexpensive compared with the potential consequences of having a device that doesn't function properly.

I also like the idea of documenting the inspection.

A simple photograph showing the installed alarm and a notation in the property's maintenance records creates a history showing that these items are actually being checked rather than assumed to be working.

Don't Forget Carbon Monoxide

Carbon monoxide can be particularly dangerous because you can't see or smell it.

Properties with gas furnaces, boilers, fireplaces, water heaters or other fuel-burning equipment deserve particular attention, as do homes with attached garages.

Minnesota's requirement that an operational CO alarm be located within 10 feet of sleeping rooms is an important baseline.

But the alarm itself shouldn't become a substitute for maintaining the equipment that can produce carbon monoxide.

Heating systems should still be serviced when appropriate. Chimneys and vents should remain unobstructed. Gas appliances should be maintained properly. An attached garage should be checked for obvious pathways that could allow exhaust gases into living areas.

Think of the alarm as the last line of defense—not the entire defense.

Inspections Should Look Beyond the Obvious

One of the advantages of periodically walking through a rental property is seeing things that may never generate a maintenance request.

Tenants will usually call when the refrigerator stops working.

They may not call because a smoke alarm is missing from the basement, a CO detector was unplugged months ago, or an alarm has started chirping and someone removed the battery.

Minnesota law requires occupants to inform an owner within 24 hours after discovering that a smoke alarm isn't functioning, but a proactive owner shouldn't rely entirely on that notification.

This is where good property management becomes preventative rather than reactive.

Create a Repeatable Safety Checklist

For each property, establish a simple routine.

At move-in, confirm the alarms are present and operational. During periodic inspections, test them again. At turnover, inspect them before the next tenant takes possession. When replacing an alarm, record the date.

The same inspection can include other basic safety and maintenance items: handrails, exterior steps, locks, dryer vents, bathroom exhaust fans, leaks under sinks and obvious electrical problems.

It doesn't need to become complicated.

The objective is consistency.

Good Property Management Is Often About the Small Things

Property management isn't only responding quickly when something breaks. It's identifying the inexpensive things that can prevent a much larger problem.

Smoke and carbon-monoxide alarms are a perfect example.

They aren't an exciting property improvement. They don't increase rent or improve curb appeal. Most people won't even notice them during a showing.

But maintaining them properly protects tenants, protects the property and reduces an owner's exposure to an entirely avoidable risk.

Sometimes the best money spent maintaining a rental property is also the smallest amount.

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