Rental Inspections

About

The City of Nixa has a rental inspection program which requires any rental unit to have an inspection before a tenant moves in and utilities are turned on in the tenant’s name.

You can schedule and pay for a rental inspection using the form in the “Schedule Rental Inspection” tab.

Any unit at least (1) year old requires rental inspections prior to the next tenant moving in. A rental inspection fee of $25 is due before the inspection.
We cannot conduct a rental inspection on the same day that you request an inspection. Please allow 24 hours notice for all inspections.
Only a Landlord or Property Manager may schedule an inspection. A $50 penalty fee is assessed if the new tenant moves in prior to a passed inspection. (Even one box placed in the residence, even the garage. Or if the new tenant has been given keys to the property.) This is why an “Early move-in” inspection costs $75.

To learn more about the procedures for rental inspections, please see the “Procedures” tab.

To review the list of items the rental inspector will look at during the inspection, please see the “Checklist” tab.

Procedures

1. Any unit at least one (1) year old requires rental inspections if it is vacated during that year and between each tenant.
2. A rental inspection fee of $25.00 for the inspection must be paid prior to the inspection either by coming in personally or by phone.
3. Upon payment of the $25.00 fee, the inspection can be scheduled during business hours between 8:00 am – 3:30 pm, Monday – Friday. There is no set time for inspections. Inspections can be designated as A.M. or P.M. A.M. inspections are from approximately 8:00 A.M. – 11:30 A.M; P.M. inspections are from 12:30 P.M. – 3:30 P.M.
4. There will be a penalty fee of $25.00 if an appointment is scheduled and the inspector is unable to access the unit as scheduled by the applicant. When a unit fails the initial inspection and all repairs are not completed at the time of the re-inspection, a penalty fee of $25.00 will be assessed and must be paid prior to the 3rd inspection.
5. It shall be unlawful for any person to occupy or for any owner or agent thereof to permit the occupation of any building, or addition thereto, or part thereof, for any purpose until a passed inspection has been issued by the City of Nixa. If a rental property is occupied before a “Passed Inspection” is issued, a $50.00 inspection fee will be required. If a landlord allows more than one violation, a summons to appear in Municipal Court will be issued.
6. The tenant must bring the passed inspection to sign up for utilities. One (1) copy of the passed inspection will be left at the site by the inspector. Utilities will not be transferred unless the passed inspection accompanies the request.
7. If an inspection fails, the landlord has 90 days (3 months) to make the corrections and call in the re-inspection. If 90 days pass without a re-inspection, then the inspection will be closed out and a new inspection will be required and a charge of $25.00 will be assessed.
8. Landlords with more than 30 units under single administrative control may arrange for individual inspections without having to pay for them at the time they are scheduled. These landlords are still liable for penalty fees (See #4 and #5). They may be billed monthly for inspections conducted during the preceding 30-day period (month). Inspections remaining unpaid for 30 days following the billing will be determined to be delinquent. If payment is delinquent for 2 consecutive billing periods, the landlord may, at the discretion of the City Administrator or his designee, lose the privilege of monthly billing and will not be granted inspections or occupancies until paid.

The fee schedule is as follows:

  • Rental Inspection Fee = $25.00
  • Call back when the inspector was unable to access the property
    for re-inspections = $25.00
  • Re-inspection fee for 3rd inspection, without the issue being resolved = $25.00
  • Penalty for occupied unit prior to issuance of “Certificate of Occupancy” = $50.00

Please call 417-725-5850 to schedule rental inspections.

Checklist

The purpose of this checklist is to insure public health, safety, and welfare. Existing structures and premises that do not comply with these provisions shall be altered or repaired to provide a minimum level of health and safety as required. This list is not an exhaustive list. Inspector shall use his/her discretion when inspecting.

  • Dwelling Unit Must be empty, clean, and move in ready. All possessions and junk from previous tenants should be removed.
  • Accessory Structures All accessory structures, including detached garages, fences, and sheds shall be maintained structurally sound and in good repair.
  • Chimney All chimneys and similar structures shall be maintained structurally safe and in good repair.
  • Exterior Walls All exterior walls shall be free from holes, loose, or rotting materials, maintained, weatherproofed, and properly surface coated to prevent deterioration.
  • Foundation Walls All foundation walls, crawl space entrances, and vents will be kept in such condition to prevent the entrance of rodents or other vermin, animals, or insects.
  • Infestation All structures shall be kept free of rats, mice, termites, and other vermin infestation. All structures, in which any infestation is found, shall be promptly exterminated by approved processes that will not be injurious to human health.
  • Roof and Gutters The roof and flashing shall be sound, tight and not have defects that admit rain. Roof drainage shall be adequate to drain water away from foundation but not pass water to adjacent lots. Gutters and downspouts shall be kept clean and in good condition.
  • Steps, stairs, handrails and guards Every step, porch, and set of stairs with handrails and guards shall be firmly fastened and capable of supporting normally imposed loads and shall be maintained in good working condition.
  • Street Numbers Each structure shall have at least three (3) inch high house numbers displayed, to be read from the public right-of-way.
  • Weeds All premises and exterior property shall be maintained free from weeds or plant growth in excess of twelve (12) inches.
  • Windows and Doors Every window and door frame shall be kept in sound condition and weather tight. Every window, except fixed windows shall be easily opened and free of cracks. Screens shall be kept in good condition. Doors shall be kept watertight with locks in good usable condition.
  • Bathrooms & Toilet Rooms Every bathroom shall be ventilated either to a window or mechanical ventilation.
  • Cooking and Heating All cooking and heating equipment shall be maintained in effective operation.
  • Electrical Facilities Every dwelling shall be served by a main service not less than sixty (60) amperes, three (3) wire.
  • Habitable Spaces Every habitable space shall have at least one (1) window opening to the outside.
  • Heating Facilities Every dwelling shall be provided with heating facilities capable of maintaining a room temperature of 65° Fahrenheit in all habitable spaces.
  • Water Heating Facilities Water heating facilities should be properly installed, maintained and capable of providing an adequate amount of water to be drawn at every required sink, lavatory, bathtub, shower and laundry facility at a temperature of not less than 110° Fahrenheit. A gas burning water heater shall not be in any bathroom, bedroom or other occupied room normally kept closed, unless adequate combustion air is provided. An approved combination temperature and pressure relief valve and relief valve discharge pipe shall be properly installed and maintained on water heaters.
  • Mechanical Equipment All mechanical equipment, fireplaces, and solid fuel burning appliances shall be properly installed and maintained in good working condition.
  • Safety Controls All safety controls for fuel and burning equipment shall be maintained in effective operation.
  • Interior Surfaces All interior surfaces, including windows, doors, walls, and ceilings shall be maintained in good, clean, and sanitary condition. Peeling paint, cracked or loose plaster, decayed wood, and other defective surface conditions shall be corrected.
  • Laundry Facilities Dryer vent pipes shall be free of lint and vent flaps shall be in working order with outside louvers in good condition. Pipes shall be fastened firmly with no sags in pipe run.
  • Lighting Fixtures Every public hall, interior stairway, compartment, bathroom, laundry room, and furnace room shall contain at least one (1) electric lighting fixture.
  • Smoke Detectors A minimum of one (1) approved single-station or multiple station smoke detector shall be installed in each guest room suite or sleeping area. Smoke detectors are required on every story of the dwelling unit including basements.
  • Receptacles Every habitable space in a dwelling shall contain at least two (2) separate receptacle outlets. All receptacles and switches shall be tight in the wall and not recessed where cover is not flush. All cover plates must have all screws tightly fastened. GFCI receptacle protection required in bathrooms.
  • Plumbing Fixtures All plumbing fixtures shall be properly installed and maintained in working order and shall be kept free from obstructions or leaking defects.
  • Required Plumbing Facilities Every dwelling unit shall contain its own bathtub or shower, lavatory, water closet, and kitchen sink which shall be maintained in a sanitary, safe working condition.
  • Required Fire Extinguisher Where fire extinguishers are required, they shall be properly maintained and tagged.
Schedule Rental Inspection