There’s a moment almost every first-time landlord has. It usually happens right after the first rent check clears. They lean back and think, This is great. Why didn’t I do this sooner?
Fast forward a few months and they’re in the basement with a flashlight in their mouth, halfway through a YouTube video titled “Easy 5-Minute Pipe Fix,” wondering how a tiny drip just turned into a much bigger problem.
Rental ownership is often sold as passive income. In reality, it’s a small business with safety rules, maintenance standards, inspections, permits, and real liability. Collecting rent is the fun part. Maintaining a safe, code-compliant property is the job. And it’s usually not the big stuff that trips people up. It’s the $25 stuff. Most first-time landlords think about the roof, furnace, sewer line, and foundation, but the violations and failed inspections I see most often come from repairs that cost less than dinner out: missing smoke or carbon monoxide detectors, loose stair handrails, slow leaks under sinks, peeling paint, exposed exterior wood, uncovered outlets, or questionable DIY wiring.
Individually, they feel minor. To an inspector, they’re health and safety issues and they get flagged fast. Ironically, they’re also the cheapest problems to fix and the ones that quietly cost you more than you expect once you factor in reinspection fees, delayed move-ins, rushed repairs, and lost rent. Cheap to fix. Expensive to ignore.
When “I’ll just fix it myself” gets expensive
Small repairs snowball. I’ve watched landlords start with a quick DIY fix and end up calling a professional anyway, usually after things get worse. What surprises people is that being handy doesn’t eliminate permit requirements. Work done without permits doesn’t disappear just because it happened after hours. It usually shows up during an occupancy inspection.
The inspector walks through, compliments the space, then pauses. “This bathroom looks great. Do you have the permit for the remodel?” The owner replies, “We didn’t remodel. We just updated it.” “Maybe,” the inspector says. “But I don’t know what’s behind those walls.”
Suddenly that cosmetic upgrade has to be opened up, permitted, or redone to code. That cheap DIY project can turn into thousands of dollars right before closing. Shortcuts charge interest.
Occupancy rules catch new landlords all the time
In many municipalities, no one can move into a property until it passes an occupancy inspection and the permit is issued. Not mostly moved in. Not dropping off furniture. Not staying temporarily. Occupancy means occupancy.
I had a client who let a tenant bring in furniture before the inspection. The inspector walked in, saw a bed being set up, asked what was happening, and the tenant said, “I’m going to be living here.” Instant fine. Another investor let his renovation crew sleep in properties during projects. Air mattresses, TVs, the whole setup. From the city’s perspective, that’s still occupancy and still a violation. “Just crashing here” and “living here” look the same to code enforcement.
Inspections might cost $75 to $150. Fines can run hundreds of dollars per day. And if you can’t legally occupy, you can’t collect rent either.
Local rules matter. A lot.
What passes in one city can fail five minutes down the road. That’s why I always tell landlords: if you’re buying in a municipality you haven’t owned in before, call the local building department first. Don’t guess. Don’t assume. Don’t crowdsource it online. Ask the inspector. Treat them like a partner, not an opponent. Respect and cooperation go a long way. Treating it like the Wild West rarely ends well.
Some cities require inspections at every turnover. Others are strict about things you’d never expect, like a missing house number, a loose handrail, or even weed height under a bedroom window. Small details, but they’re exactly what delay move-ins and cost money when discovered too late.
Deferred maintenance quietly costs more than fines
Even if you never get cited, deferred maintenance still costs money because tenants comparison shop. If your rental feels worn, patched together, or like a classic “landlord special,” you’re not competing with the best listings. You’re competing on price. So instead of $1,650 a month, maybe you’re getting $1,450 because condition doesn’t measure up.
That $200 difference is lost rent caused by upkeep. Over time, that’s $2,400 a year and $12,000 over five years, all from small issues that could have been fixed early. Condition also affects appraisals and resale value. Two similar houses on the same street can sell for very different prices simply based on maintenance. This isn’t just about avoiding violations. It’s about protecting rent and protecting value.
Before listing any rental, walk the property like an inspector, not an owner. Look for the small, unglamorous things that trigger violations: detectors, handrails, plumbing leaks, exposed wiring, peeling paint, and unpermitted work. Schedule the occupancy inspection before anything is moved in. If something looks questionable, fix it early. It’s almost always cheaper than citations, delays, or lost rent later.
Useful online tools for investors and landlords
Investors working with MORE, REALTORS® have access to practical tools and experienced agents who understand local inspections, permits, and rental standards. These resources are designed to help avoid preventable mistakes before they turn into costly ones. Paired with local expertise, these tools help investors spot issues earlier and plan more effectively.
- St. Louis Real Estate Investors Guide
- Investor cost and maintenance guide
- Missouri Landlord Tenant Law
- St Louis County Rental License Code
The bottom line
Being a landlord can build wealth, but it isn’t passive income. It’s a business with responsibilities. The most successful investors don’t cut corners. They treat their rentals like a product they’re proud to offer. Tenants stay longer. Repairs cost less. Values hold. Stress drops. Funny how that works.
Karen Moeller
🌐 STLKaren.com
📧 Karen.McNeill@STLRE.com
📞 314.678.7866
About the Author:
Karen Moeller is a St. Louis area REALTOR® with MORE, REALTORS® and a regular contributor to St. Louis Real Estate News, helping clients make informed, data-driven decisions.
