Curb appeal & building exterior
Signage, landscaping, lighting, siding, roof, paint, mold, wood rot and HVAC units. The first thing tenants and prospects judge.
Property inspections for property owners
Your Manager Says Everything's Fine. We Show Up Unannounced and Check.
You own the property, but you only see what people choose to show you. TourNTell sends a certified local inspector to your rental property without warning the on-site team, then puts a photo-backed condition report in your hands within 24 hours.
- Independent of your property manager, so the report answers to you
- Up to 40+ timestamped photos, condition scores and an action plan
- Nationwide coverage, no travel, no long-term contract
- Your first inspection is free
Trusted by 500+ property owners and field inspectors
First inspection free
Contact us
Book Your Free Property Inspection
One short form. A specialist confirms your property details, usually the same business day.
Thanks, we've got it.
A TourNTell specialist will reach out shortly to confirm your property details. Need us sooner? Call (888) 337-0808.
- 24 hrsReport turnaround
- 40+Timestamped photos
- 80+Checklist items
- 100%Satisfaction guarantee
- NationwideLocal certified inspectors
The problem every property owner has
You own it. But who's actually looking at it?
Your property manager sends a monthly report. Your tenants pay rent. Everything sounds fine, until a vacancy drags on, a repair bill lands, or a resident complaint shows up online. Most problems at a rental property don't happen overnight. They build quietly while nobody independent is walking the property.
- You live hours away, or in another state, and can't drop by
- Scheduled visits only show you a property that's been cleaned up for you
- Your manager's report is written by the people being evaluated
- Lease violations, deferred maintenance and safety hazards go unreported
What is an unannounced property inspection?
Independent eyes on your property, on your schedule
An unannounced property inspection is a visit by an independent, certified inspector that the on-site team isn't told about in advance. You see your property the way it looks on a normal Tuesday, not the version prepared for you.
TourNTell inspectors work for you, not your property manager. They walk the exterior, grounds, common areas, leasing office and vacant units, score everything against the same 80+ item checklist, and photograph what they find.
You get a clear, verified report you can forward straight to your manager, with what needs fixing and how urgent it is.
Download Sample Report
What's covered in every inspection
10 categories. 80+ checklist items. One clear score.
Every inspection covers what decides your property's value, your occupancy and your liability.
Unit interiors
Cleanliness, kitchen, bathroom, flooring, HVAC, plumbing and smoke detectors. Vacant units are checked unannounced.
Manager & staff performance
Greeting, professionalism, property knowledge and tour quality. Find out how your property is really being run.
Safety & liability
Trip hazards, stair safety, lighting, safety postings and equipment storage, photographed and flagged before they become claims.
Common areas & amenities
Laundry, clubhouse, fitness center, pool and shared spaces. Are the amenities you pay to maintain open, clean and working?
Grounds & parking
Potholes, asphalt, sidewalks, curbs, drains, trash and fencing. The slow problems nobody reports until they're expensive.
What owners miss without inspections
Small problems your monthly report never mentions
Each of these starts cheap to fix. Left alone for a few months, they come out of your returns.
The parking lot nobody flagged
Hairline cracks become trip hazards and potholes. By the time a resident files a claim, you're paying for repaving and a liability case.
The vacant unit nobody walked
Leaks, pests and HVAC failures in an empty unit can go unnoticed for months while it sits off the market earning nothing.
The gutter that became foundation work
Exterior neglect is rarely escalated by on-site teams until it's already structural and expensive.
How it works
From booking to report in four simple steps
Book in two minutes
Tell us the property address and what matters most to you. No contract to sign.
We dispatch locally
A certified, background-checked inspector near your property is typically on site within 24 to 48 hours.
Unannounced visit
A one to two hour walkthrough of the exterior, grounds, common areas and units, documented with timestamped photos.
Report in 24 hours
Scores, photos, flagged issues and an action plan land in your dashboard. Set monthly or quarterly repeats if you like.
What you receive
A property report you can act on the same day
Every report is organized by section, verified before delivery, and written so you can forward it straight to your property manager.
- Condition scores by category
- High-res, timestamped photos
- Violations and damage noted
- Flagged safety issues
- Action plan with urgency levels
- Access-denied incidents documented
Inspection vs. the usual options
Why owners stop relying on reports alone
| What you need | Manager's monthly report | Driving there yourself | TourNTell inspection |
|---|---|---|---|
| Team doesn't know you're coming | No | Rarely | Yes |
| Independent of the management company | No | Yes | Yes |
| Timestamped photo evidence | Sometimes | Only what you shoot | Up to 40+ photos |
| Scored against a consistent checklist | No | No | 80+ items |
| Your time and travel cost | None | High | None |
| Report turnaround | End of month | Whenever you write it up | 24 hours |
Built for property owners
For every owner who can't be there every week
Out-of-state owners
Get local, independent eyes on a property you can't drive to, on a monthly or quarterly schedule.
Owners with a third-party manager
Keep your property management company accountable with an unfiltered view of how your asset is run.
Apartment & multifamily owners
Check the leasing office, amenities, grounds and vacant units across one building or many.
Real estate investors
Track the condition of every asset with the same scored checklist, so you can compare properties side by side.
Landlords with growing portfolios
Add properties without adding travel. Recurring inspections keep every door on your radar.
Large portfolios
Enterprise plans with custom checklists that match your standards and reporting needs.
Property inspection pricing
Simple per-property pricing. Cancel anytime.
Billed monthly per property. Your first inspection is free.
Basic
$99 /property /month
- Curb appeal review
- Building exterior
- Unit walk-through
- Management & staff evaluation
- 20+ photos
Most popular
Comprehensive
$149 /property /month
- Everything in Basic
- Grounds & parking
- Common areas & amenities
- Safety compliance
- 40+ photos
Enterprise
Custom
- Custom checklists
- Portfolio-wide scheduling
- Recurring monthly or quarterly visits
- Dedicated account support
100% satisfaction guarantee. If a report falls short, we re-inspect for free or refund you. All inspectors are background-checked and insured.
What clients say
Real eyes on the ground
"TourNTell completely changed how we manage our portfolio. The unannounced inspections keep our property managers accountable."
"The reports are thorough and the turnaround is incredible. We get actionable insights within 24 hours of every inspection."
"Finally, a way to see what's really happening at our properties without scheduling weeks in advance. Game changer."
Your first inspection is on us
Stop guessing what happens at your property when you're not there
Book a free unannounced inspection today. Within 24 hours of the visit, you'll know more about your property than your last three monthly reports told you.
- Call (888) 337-0808 (Mon to Fri, 9am to 5pm ET)
- Email sales@tourntell.com
First inspection free
Quick request
Get My Free Inspection
Thanks, we've got it.
A TourNTell specialist will reach out shortly to confirm your property details. Need us sooner? Call (888) 337-0808.
FAQ
Property inspection questions
What is an unannounced property inspection?
It is a visit by an independent, certified inspector who is not announced to the on-site team in advance. The inspector walks the exterior, grounds, common areas, leasing office and vacant units, photographs what they find and scores the property against a standard checklist. You see the property as it is on a normal day, not the version prepared for a scheduled visit.
How much does a property inspection cost?
Plans are per property and billed monthly. Basic is $99 per month and Comprehensive is $149 per month. Enterprise portfolios can get custom checklists. There is no long-term contract, you can cancel anytime, and your first inspection is free.
How fast will I get the report?
A local inspector is usually dispatched within 24 to 48 hours of booking. The walkthrough takes one to two hours, and your verified photo report reaches your dashboard within 24 hours of the visit.
Can you inspect occupied units without warning my tenants?
No. Occupied units need 24-hour notice to tenants under most leases and local laws, so we give it. Common areas, grounds, the leasing office and vacant units are visited unannounced. If access is denied anywhere, that is documented in your report.
I don't live near my rental property. Can you still inspect it?
Yes. TourNTell covers properties across the United States through local, certified inspectors, so you get the same checklist and report format wherever your property is.
Are your inspectors vetted and insured?
Yes. Every inspector is background-checked and insured with general liability and professional liability coverage.
What if I am not happy with the report?
We offer a 100% satisfaction guarantee. If a report falls short, we re-inspect the property for free or refund you.
Can I schedule recurring inspections?
Yes. After your first inspection you can set monthly, quarterly or custom recurring visits for one property or a whole portfolio.