Turning over a rental in Affton can feel like a race against the clock. Between occupancy limits, re-occupancy inspections, and deposit deadlines, one missed step can delay move-in or cost you money. If you know what to expect, you can set a realistic timeline and keep your next lease on track. Here is a clear, local guide to Affton’s rental rules and how to plan your turnover from start to finish. Let’s dive in.
Who sets the rules in Affton
Affton is an unincorporated area of south St. Louis County, so most rental enforcement and inspections happen at the county level rather than by a separate city government. That means county programs and county-contracted inspectors typically handle occupancy and re-occupancy checks in and around Affton. Always confirm the property’s exact jurisdiction, since some nearby municipalities and fire districts contract with the county for inspections. You can verify Affton’s unincorporated status in the area overview on Wikipedia.
Occupancy limits: how many people can live there
Occupancy limits in practice come from two places: room-size codes and general guidance on household size.
- Code standards. Many local programs use the International Property Maintenance Code. Inspectors look at usable bedroom area. A bedroom must be at least 70 square feet for one person, plus 50 square feet for each additional person who sleeps there. Living rooms and combined spaces also have minimum size requirements. See the IPMC summary for details on room-size rules.
- Missouri presumption. State law presumes that two persons per bedroom is reasonable, but that presumption can be adjusted based on the specific unit and code standards. See Missouri statute §441.060 for the state presumption.
- Federal fair housing guidance. HUD’s “Keating” guidance treats two persons per bedroom as a general starting point, but things like bedroom size, unit configuration, and ages of children matter. Occupancy policies should avoid unfair impact on families. Review the overview of the Keating guidance.
Quick occupancy checklist
- Measure bedrooms and document square footage before setting limits.
- Apply the 70 sq ft and +50 sq ft rule to sleeping rooms.
- Use two per bedroom as a starting point, then adjust based on room sizes and layout.
- Put your occupancy policy in writing and keep it consistent.
Re-occupancy inspections at turnover
A re-occupancy inspection is typically required when there is a change in occupant, including a new rental tenant. The owner or the owner’s agent usually applies, schedules, and pays the fee. Local municipal pages that use county inspectors show this “change of occupancy” trigger and owner responsibility; see this example from the Village of Marlborough to understand how county-contracted inspections work.
What inspectors look for
Re-occupancy checks focus on health and safety, not cosmetic items. Expect inspectors to review:
- Working smoke detectors and clear egress paths.
- Basic electrical and plumbing safety.
- Structural and exterior concerns.
- Evidence of pests or hazards.
- Bedroom size and egress compliance.
Regional inspection overviews describe these as property maintenance and life-safety checks, not full condition reports. See this regional inspection summary for typical scope and timing.
Scheduling, timing, and validity
- Scheduling often takes a few days to two weeks, depending on volume.
- If the unit fails, owners commonly have about 30 days to correct violations, then schedule re-inspection.
- Passed inspections are often valid for a set period, such as 60 to 120 days or up to six months, if the unit stays vacant.
Because details vary by locality, confirm timing, correction windows, and expiration with the county or municipal office. The regional directory notes these common timelines.
Fees
Fees vary by municipality and unit type. Examples in the region show single-family inspection fees typically in the low hundreds, often around 60 to 125 dollars, with re-inspection fees if needed. Check the current rates and application steps with the local office; the Marlborough page shows representative fee and process examples.
Paperwork and permits
Occupancy permit forms often request occupant information and an executed lease for rentals. Forms typically include a statement that the unit meets code. See a representative permit-content example in this codified ordinance excerpt.
Lease endings and evictions in Missouri
Ending a month-to-month lease
For tenancies less than one year, Missouri law requires one month’s written notice to terminate. See §441.060 for the notice rule.
Lease violations and nonpayment
- Violations. A 10-day notice to cure or quit is common practice for non-monetary breaches.
- Nonpayment. Missouri does not require a long pay-or-quit period in every situation. Many landlords issue a short demand, then file if unpaid.
Legal guides summarize these practices for Missouri landlords and tenants; review this state overview.
Court timeline and possession
After the required notice, the landlord files an unlawful detainer or rent and possession case. From filing to judgment, and then to a sheriff-scheduled lockout if needed, the full process often takes several weeks or longer, depending on court calendars and defenses. See this Missouri eviction timeline summary.
No self-help
Missouri bars self-help evictions, such as changing locks or shutting off utilities without a court order. Tenants have remedies if that occurs. For a plain-language overview of tenant protections, review this summary of illegal eviction issues.
Security deposits and the 30-day clock
Missouri caps security deposits at no more than two months’ rent. Within 30 days after the tenancy ends, the landlord must return the full deposit or send an itemized list of deductions with any remaining balance. Tenants have the right to be present at a post-move inspection if one is scheduled. Wrongful withholding can lead to damages up to twice the wrongfully withheld amount. See §535.300 for the deposit rules.
Pro tip: If you plan to deduct for repairs, collect invoices and receipts so you can support your accounting within the 30-day window.
A simple Affton turnover timeline
Use this as a planning baseline. Adjust for your property’s address and the county’s current scheduling volume.
- 4 weeks before new move-in: Apply for the re-occupancy or housing inspection. Allow 3 to 14 business days for scheduling.
- 2 to 3 weeks before move-in: Complete the inspection. If it fails, plan for about 30 days to correct and re-inspect.
- 1 week before marketing or move-in: Confirm your occupancy limits using measured bedroom sizes and your written policy.
- Move-out day: Conduct a walk-through and collect keys.
- Within 1 to 2 weeks after move-out: Finish repairs needed for the next inspection or for deposit deductions. Keep documentation.
- Within 30 days after move-out: Send the security deposit return or itemized deductions to the tenant.
- Before new tenant moves in: Ensure your passed inspection is still valid. If it expired, schedule a new one.
Ready to simplify your next turnover, or want a property-by-property plan in Affton and nearby suburbs? Reach out to Holly Crump for local guidance that aligns your timing, compliance, and market strategy.
FAQs
Do I need an occupancy inspection before a new tenant moves in at an Affton address?
- In most cases, yes. A change in occupant typically triggers a re-occupancy inspection in unincorporated St. Louis County. The owner or agent applies, schedules, and pays the fee. Confirm with the county for your exact address.
How many people can live in a two-bedroom Affton rental?
- Use two per bedroom as a starting point under Missouri’s presumption, then verify bedroom sizes against code minimums. Inspectors can apply room-size rules that may allow more or require fewer occupants based on square footage.
What happens if my unit fails the re-occupancy inspection?
- You typically receive a correction list and a window, often about 30 days, to complete repairs. Re-inspection fees may apply if multiple follow-ups are needed.
How long is a passed re-occupancy inspection valid?
- Many local programs set a validity window, commonly 60 to 120 days or up to six months if the unit stays vacant. Check the county or municipal office for your property’s exact rule.
What is the deadline to return a security deposit in Missouri?
- Within 30 days after the tenancy ends, you must return the full deposit or provide an itemized list of deductions with any balance.
How fast can I evict for nonpayment in St. Louis County?
- Missouri allows prompt filing after proper demand. Many landlords give a short pay-or-quit notice, then file. From filing to lockout can take several weeks or longer depending on the court’s schedule and any defenses.
