Safety Features Every Rental Property Needs: A Landlord's Complete Guide

By PropsManager Team · Maintenance & Repairs · May 04, 2025

I learned the hard way that safety isn't optional in this business. Back in 2019, one of my tenants had a kitchen grease fire at 2 a.m. The fire extinguisher I'd mounted under the sink—the one I'd bought for $22 at Home Depot—stopped what could've been a $150,000 insurance claim and, far more importantly, kept a family of four from losing everything they owned.

That fire extinguisher paid for itself about 6,800 times over.

If you're managing rental properties, safety features aren't some bureaucratic checkbox. They're the difference between sleeping soundly at night and getting a 3 a.m. phone call from an attorney. Between a profitable investment and a devastating lawsuit. Between being a responsible landlord and being the defendant in a wrongful-death case.

Let's walk through every safety feature your rental property absolutely must have—plus some upgrades that'll set you apart from every other landlord in your market.

Smoke and Carbon Monoxide Detectors: The Non-Negotiables

This should go without saying, but I still walk into properties during acquisitions that have smoke detectors with dead batteries, disconnected CO detectors, or—and I wish I were making this up—no detectors at all.

Here's the deal: the National Fire Protection Association reports that three out of five home fire deaths happen in properties with either no smoke alarms or non-working smoke alarms. That statistic alone should keep you up at night.

Where to Install Smoke Detectors

Every state has slightly different requirements, but here's the baseline you should follow at minimum:

• Inside every bedroom. Not near the bedroom. Inside it.
• Outside each sleeping area in the hallway or common space.
• On every level of the home, including basements and attics if they're habitable space.
• In the kitchen, but at least 10 feet from the stove to reduce false alarms. Photoelectric models work best here.

Carbon Monoxide Detector Placement

CO detectors are legally required in most states if you have any gas appliances, an attached garage, or a fireplace. Even if your state doesn't mandate them, install them anyway. A $35 detector versus a wrongful-death lawsuit? That's not even a real decision.

Place CO detectors:

• Outside each sleeping area
• On every level of the home
• Near (but not directly above) gas appliances like furnaces and water heaters

The 10-Year Sealed Battery Trick

Here's a veteran landlord tip: buy 10-year sealed lithium battery smoke and CO detectors. They run about $25-$30 each, compared to $8-$12 for the cheapo models with replaceable 9-volts.

Why? Because tenants steal the batteries. I don't say that to be cynical—it's just reality. The TV remote dies, and suddenly your smoke detector battery ends up in a PlayStation controller. With sealed units, that's not an option. The detector chirps? They call you, and you replace the whole unit. Simple.

Brands like Kidde and First Alert both make excellent 10-year sealed models. Budget about $25-$30 per unit, and figure you'll need 5-8 per average rental. That's $125-$240 to outfit a property. Money well spent.

Deadbolts and Door Security: Your First Line of Defense

A hollow-core door with a $3 doorknob lock isn't security. It's theater.

Every exterior door on your rental property needs a proper deadbolt. Full stop. Here's what qualifies:

Deadbolt Requirements

• Single-cylinder deadbolts on all exterior doors (keyed on outside, thumb turn on inside)
• Minimum 1-inch throw into the door frame—anything less can be jimmied with a credit card
• Reinforced strike plates with 3-inch screws that reach the wall studs, not just the door frame trim
• Grade 2 or Grade 1 locks (ANSI ratings)—skip the Grade 3 builder-grade hardware

A quality deadbolt costs $40-$80. A reinforced strike plate kit runs about $10-$15. For under $100 per door, you've dramatically reduced the chance of a break-in and the liability that comes with it.

Smart Locks: Worth the Investment?

I've been converting my properties to smart locks over the past three years, and honestly, I should've done it sooner. Here's why:

• No rekeying between tenants. Just delete the old code and create a new one. Saves $75-$150 per turnover.
• Audit trail. You know exactly when someone entered and exited. Invaluable if there's ever a dispute.
• Temporary codes for contractors, inspectors, and maintenance workers.
• Remote lockout capability if a tenant is evicted (check your state laws first—some states prohibit this).

A Schlage Encode or Yale Assure runs $200-$250. Over three tenant turnovers, it's already cheaper than rekeying a traditional deadbolt each time.

Don't Forget Sliding Doors

Sliding glass doors are notoriously easy to compromise. The factory latch is basically decorative. Add:

• A Charley bar (security bar) in the track—$15-$25
• A secondary foot lock that screws into the track—$8-$12
• Anti-lift pins in the top track to prevent the door from being lifted off its rail

Total investment: under $50 for surprisingly effective security.

Exterior Lighting: The Cheapest Crime Deterrent

According to a study from the U.S. Department of Justice, improved outdoor lighting can reduce crime by up to 20% in residential areas. And motion-sensor lights? They're the landlord's best friend.

Where to Install Exterior Lighting

• Front door and back door: These are the two most common entry points for burglars.
• Driveway and parking areas: Not just for crime prevention—tenants need to see where they're walking at night.
• Side yards and alley-facing walls: Dark corners invite trouble. Eliminate them.
• Stairways and walkways: A slip-and-fall on a dark staircase is a lawsuit waiting to happen.

What Type of Lighting to Use

I generally go with hardwired LED motion-sensor lights for primary entry points and solar models for areas where running wire would cost more than the light itself. A Ring Floodlight Camera ($100-$200) combines lighting and surveillance, which brings me to my next point.

Security Cameras and Video Doorbells

This is where modern landlording gets interesting. Ten years ago, a camera system meant spending $2,000+ on a professional installation. Today, a Ring doorbell camera costs $100, installs in 20 minutes, and gives your tenant (and you) real-time alerts.

What's Legal?

Before you slap cameras everywhere, know the rules:

• Exterior cameras are generally legal in all 50 states, as there's no expectation of privacy in public-facing areas.
• Interior cameras are almost always illegal in rental units. Never install cameras inside a tenant's home. Ever.
• Audio recording is subject to wiretapping laws that vary by state. Some require all-party consent.
• Disclose everything. Put camera locations in the lease agreement. Transparency protects you.

Recommended Setup for Rentals

• One video doorbell at the front entrance
• One exterior camera covering the back door or parking area
• Optional: floodlight cameras on corners of the building

Monthly monitoring costs range from $0 (local storage only) to $10-$13/month for cloud recording per camera. Many tenants actually prefer properties with cameras—it's a genuine selling point, especially for single tenants and families with children.

Window Security: The Overlooked Vulnerability

Burglars love windows. They're easier to breach than doors, often left unlocked, and frequently hidden from street view. Yet most landlords barely give them a second thought.

Window Security Checklist

• All windows have functioning locks—test every single one during turnover
• First-floor windows have secondary locks or pins (a $2 solution: drill a hole through both sashes and insert a nail or pin)
• Basement windows have window well covers and locks
• Sliding windows have track locks or bars (same concept as sliding doors)
• Window frames are solid—rotted frames compromise even the best locks
• Ground-level windows in high-crime areas have security film ($8-$15 per window)

Security window film is an underrated upgrade. It won't stop a determined intruder, but it turns a quick smash-and-grab into a noisy, time-consuming effort. That extra 30 seconds of noise is often enough to deter someone.

Fire Extinguishers: Small Investment, Massive Protection

Every rental property should have at least one fire extinguisher, and most should have two.

Where to Place Them

• Kitchen: This is where about 49% of home fires start, according to the NFPA. Mount a 5-lb ABC-rated extinguisher on the wall near the kitchen exit—NOT right next to the stove, because if the stove is on fire, you don't want to reach over the flames.
• Garage or utility area: If the property has a garage, laundry room, or furnace closet, place a second extinguisher nearby.

ABC Rating Explained

• A = Ordinary combustibles (wood, paper, cloth)
• B = Flammable liquids (grease, oil, gasoline)
• C = Electrical equipment

An ABC-rated extinguisher handles all three. A quality 5-lb unit costs $35-$50 and should be replaced or recharged every 5-6 years. That's roughly $7-$10 per year for fire protection. Hard to argue against that.

Document Everything

Photograph the extinguisher during move-in. Note the manufacture date and pressure gauge reading. Add it to your move-in inspection checklist. If the extinguisher is missing or discharged during move-out, you've got documentation to charge for replacement.

Handrails and Stairway Safety

Slip-and-fall claims are among the most common—and most expensive—liability issues landlords face. The average premises liability claim costs around $20,000-$30,000, and severe cases can run into six figures.

Stairway Safety Requirements

• Handrails on any staircase with 4+ risers (some jurisdictions say 3+)
• Handrails must be graspable—that fancy flat-top decorative railing doesn't count
• Consistent riser height—uneven steps are a tripping hazard and a code violation
• Non-slip treads on exterior stairs, especially in climates with snow or rain
• Adequate lighting at the top and bottom of every staircase

Deck and Balcony Safety

If your property has a deck or balcony:

• Railings must be at least 36 inches high (42 inches in many newer codes)
• Baluster spacing cannot exceed 4 inches (the "4-inch sphere test"—if a 4-inch ball can pass through, it's a hazard for small children)
• Inspect the structural integrity annually—deck collapses happen more often than you'd think, and they're catastrophic

GFCIs and Electrical Safety

Ground Fault Circuit Interrupters (GFCIs) have been required in new construction since the 1970s, but older rental properties often lack them. GFCIs cut power in milliseconds when they detect a ground fault—the kind that electrocutes people in wet areas.

Where GFCIs Are Required

• Bathrooms
• Kitchens (all countertop outlets within 6 feet of a sink)
• Garages and unfinished basements
• Outdoor outlets
• Laundry areas

Replacing a standard outlet with a GFCI outlet costs about $15-$20 for the part and takes an electrician 10-15 minutes. If you're handy, it's a straightforward DIY job (just kill the breaker first, obviously).

Arc Fault Circuit Interrupters (AFCIs)

AFCIs protect against electrical fires caused by arcing—damaged wires, loose connections, that sort of thing. Newer codes require them in bedrooms and living areas. An AFCI breaker costs about $30-$45 each. If you're updating your electrical panel anyway, have your electrician add these. It's cheap insurance.

Radon Testing and Mitigation

Here's one most landlords completely overlook: radon. It's a naturally occurring radioactive gas that seeps up through the ground, and it's the second leading cause of lung cancer in the United States. The EPA estimates that radon causes about 21,000 lung cancer deaths annually.

A radon test kit costs $15-$25. If levels come back above 4 pCi/L (picocuries per liter), you'll need a mitigation system, which typically runs $800-$1,500 for a professional installation.

Some states now require radon testing and disclosure at lease signing. Even if yours doesn't, testing and mitigating shows good faith and protects you from future liability claims.

Putting It All Together: The Complete Safety Checklist

Here's a master checklist you can use during every turnover and annual inspection:

For a typical 3-bedroom rental, outfitting the entire property with critical and high-priority items runs roughly $500-$1,000. That's it. Compared to the average liability claim of $20,000+, you're getting a 20:1 return on risk mitigation.

How PropsManager Helps You Stay on Top of Safety

Look, knowing what to install is only half the battle. The other half is tracking it all—inspection dates, detector ages, extinguisher recharge schedules, code compliance documentation. That's where things get messy, especially if you're managing more than a handful of units.

PropsManager's maintenance tracking features let you set automated reminders for safety equipment inspections, log compliance documentation with photos, and assign maintenance tasks to your team with deadlines. When that smoke detector hits its 10-year expiration, you'll get a notification instead of discovering it during a frantic post-inspection scramble.

You can also use the platform to document every safety feature during move-in and move-out, creating the kind of paper trail that makes your attorney smile. Check out our pricing plans to see which tier fits your portfolio.

Need a property management solution that helps you stay compliant and sleep better at night? Request a demo and we'll show you how it works.

Explore More PropsManager Resources

Looking for the right property management software? Check out our in-depth guides:

• Compare Property Management Software — See how PropsManager stacks up against Buildium, AppFolio, Rent Manager, and Propertyware.
• Software for Small Landlords — Built for landlords managing 1–50 units without the enterprise price tag.
• AI-Powered Property Management — Discover how automation can save you 5–10 hours per week.
• Solutions for Property Managers — Scale from 50 to 500+ units without scaling your costs.

Frequently Asked Questions

What safety features are legally required in rental properties?

Requirements vary by state and municipality, but nearly all jurisdictions mandate working smoke detectors on every level and inside bedrooms, CO detectors near gas appliances or attached garages, GFCI outlets in wet areas, and deadbolts on exterior doors. Many states also require specific egress window sizes in bedrooms, handrails on staircases, and lead paint disclosure for pre-1978 buildings. Always check your local building code and landlord-tenant statute—ignorance isn't a defense in court.

How often should I inspect safety equipment in my rentals?

At minimum, inspect all safety equipment during annual property inspections, at every tenant turnover, and whenever a tenant reports an issue. Smoke and CO detectors should be tested monthly (encourage tenants to do this) and replaced every 10 years regardless of whether they still work. Fire extinguishers need annual visual inspections and professional servicing every 6 years. Document every inspection—it's your proof of due diligence if anything goes wrong. Tools like PropsManager make scheduling and tracking these inspections straightforward.

Who pays for safety upgrades—the landlord or the tenant?

Safety features that are required by code or law are always the landlord's responsibility and expense. This includes smoke detectors, CO detectors, GFCIs, deadbolts, and handrails. Optional upgrades like smart locks, security cameras, or security film can be handled differently—some landlords build them into a slight rent increase, while others offer them as amenities to attract higher-quality tenants. Never charge tenants separately for legally mandated safety equipment. That's a fast track to a code violation and a bad day in housing court.

Can I be held liable if a tenant removes or disables a safety device?

Yes, you can still face liability, which is why documentation is everything. If a tenant removes a smoke detector battery and there's a fire, you need proof that the detector was working at move-in and that you provided written notice about not tampering with safety equipment. Include a specific clause in your lease that prohibits disabling safety devices and requires tenants to report malfunctions immediately. Sealed-battery detectors eliminate the most common tampering scenario entirely—it's worth the extra $15 per unit.

What's the most cost-effective safety upgrade for rental properties?

If you could only spend $50 on safety, buy 10-year sealed smoke and CO detectors. Nothing else comes close in terms of cost-to-protection ratio. After that, the biggest bang for your buck is exterior motion-sensor lighting ($30-$60 per light) and reinforced strike plates on exterior doors ($10-$15 each). These three upgrades address the most common threats—fire, carbon monoxide, and break-ins—for under $200 total. Once the basics are covered, gradually add items from the checklist above during each turnover.

Take Safety Seriously—Your Investment Depends on It

Here's the bottom line: every dollar you spend on safety features is a dollar you're not spending on legal fees, insurance deductibles, or sleepless nights. The landlords who treat safety as an afterthought are the ones who end up in courtrooms. The landlords who invest upfront—even modestly—are the ones who build sustainable, profitable portfolios.

Don't wait for an incident to take action. Walk your properties this week with the checklist above. Identify the gaps. Budget the fixes. And if you need help tracking it all, PropsManager has your back.

Your tenants deserve a safe home. Your investment deserves protection. And you deserve the peace of mind that comes from knowing you've done right by both.

For more on keeping your properties in top shape, check out our guides on rental property maintenance checklists and summer maintenance tips.