PMI partnered with a world-class branding firm to build a new brand identity that captures this mission and conveys the professionalism, service, and expertise that property owners, tenants, and customers can expect from PMI. 

PMI unveiled their new brand identity at their annual franchisee and vendor Summit on September 17, 2024. Central to this new brand is a logo that symbolizes a doorway (representing opportunity and optimism) and compass arrows, which signify leadership and guidance. “‘Opening doors to a better life’ is not just a metaphor; it symbolizes opportunity and access to resources that can significantly improve the personal and professional lives of our customers, communities, and franchise business owners,” said Steve Hart, PMI’s co-founder and CEO. “The new PMI brand identity serves as a powerful visual representation of this mission.” 

Other changes include new fonts and a revamped color palette that communicates approachability, professionalism, and sophisticated modernity.

The new brand will roll out in phases across the PMI network, beginning early October 2024. Follow PMI on LinkedIn to stay up-to-date on the latest brand news!

ABOUT PROPERTY MANAGEMENT INC.

Founded in 2008, Property Management Inc. is a rapidly growing franchise that provides expert property management services and solutions across 4 business pillars: residential, commercial, association and short-term rental management. These four pillars, in addition to realty-brokerage, provide owners behind the brand’s 400-plus locations with service options that build unmatched value in the industry. PMI’s consistent revenue-generating model has helped hundreds of property managers realize their dreams of successful business ownership. For more information about owning a Property Management Inc. franchise, visit www.propertymanagementincfranchise.com/. 

In this blog post, we will explore the legalities surrounding yard access, including landlord notice requirements, exceptions for emergencies, and what steps to take if your rights are violated. Let's get started with this guide to tenant privacy laws and landlord rights entry.

What Are Property Access Rights?

The first thing to highlight is that tenants have specific rights regarding the property they rent. These rights include the right to privacy and the peaceful enjoyment of their home and yard. This means that, generally, a landlord cannot enter the property without giving proper notice and having a legitimate reason.

Landlords, on the other hand, do have rights to access their property, but these rights are typically limited and regulated by law. They may need to enter to perform maintenance, repairs, or inspections, but they must respect the tenant's privacy and provide notice.

Properly understanding these access rights is crucial for both tenants and landlords to maintain a good rental relationship. Tenants should know what is considered reasonable notice and under what circumstances a landlord can enter the yard or home.

Landlords themselves should also be aware of the legal requirements for accessing their property to avoid disputes and potential legal issues. Both parties benefit from clear communication and adherence to the law.

Legal Regulations

Legal regulations surrounding landlord access to a rented property vary by location, but there are general principles that apply in most places.

Typically, laws require landlords to provide notice before entering the property. This notice period can range from 24 to 48 hours, depending on local regulations. The notice should specify the reason for entry and the date and time it will occur.

State-specific laws can have significant variations. For example, some states might allow shorter notice periods for certain types of repairs, while others may have stricter rules about when and how a landlord can enter the yard or home.

It's important for both landlords and tenants to familiarize themselves with the laws in their specific state to ensure compliance and also protect their rights.

Access to the Yard

Laws typically distinguish between access to the yard and access to the interior of the home. So, while landlords might have more leeway to enter the yard, they still need to respect tenants' privacy and follow legal procedures. Entering the home usually requires stricter adherence to notice and consent regulations.

Landlords may need to access the yard for various reasons. Routine maintenance, such as lawn care or gardening, is a common reason, as we have noted above.

In these cases, landlords should still inform tenants ahead of time. Emergencies, like a burst pipe or a fallen tree, are exceptions where immediate access may be necessary to prevent damage or ensure safety.

Tenant Privacy

As noted above, tenants have a right to privacy in their rented home. This means they should be able to enjoy their space without unnecessary interruptions from the landlord. Privacy is a fundamental part of the rental agreement, and respecting it helps maintain a positive landlord-tenant relationship.

Various laws protect tenant privacy. For instance, landlords are usually required to provide proper notice before entering the property.

These legal protections ensure that tenants have control over their living environment and can feel secure. If a landlord violates these protections, tenants may have the right to take legal action, such as filing a complaint or seeking damages.

Situations Where Notice is Not Required

In emergencies, landlords may enter the property without prior notice. Emergencies are situations that pose an immediate risk to the property or tenants' safety, such as a fire, severe water leak, or gas leak. The urgency of these scenarios justifies immediate access to prevent damage or injury.

Some routine maintenance tasks might not require advance notice, especially if specified in the lease agreement. For example, yard work or seasonal gardening might be expected and scheduled regularly. However, it's still good practice for landlords to inform tenants of these activities to avoid misunderstandings.

Even for routine inspections, landlords should strive to give notice to maintain transparency and respect. If the lease explicitly allows for certain types of access without notice, both parties should be clear about these terms to avoid disputes. Clear communication ensures that tenants are not caught off guard, and landlords can perform necessary upkeep efficiently.

What if Your Landlord Enters Without Notice?

If a landlord enters your yard or home without proper notice, it's important to document the incident. Record the date, time, and details of the entry, and take photos if possible. Keeping a detailed record can be helpful if you need to take further action.

You should aim to discuss the issue directly with your landlord. Explain your concerns and reference your rights under the lease agreement and local laws. Often, a clear and respectful conversation can resolve misunderstandings and prevent future issues.

If the problem persists despite your efforts to communicate, you may need to seek legal advice. For example, our team at Property Management Inc. can help you understand your options, which might include filing a complaint with a local housing authority or taking legal action to protect your rights.

Can a Landlord Enter the Yard Without Notice?

So, let's sum up by highlighting that the question, "Can a landlord enter the yard without notice?" is vital for both tenants and landlords. Knowing your rights and responsibilities helps maintain a respectful and legal rental relationship.

Property Management Inc., a leading property management company, can provide the guidance you need. Whether you're a tenant concerned about your privacy or a landlord unsure about legal access, our team is here to help. Speak to our experts to learn more about your rights and requirements.

Ensuring clear communication and adherence to the law will foster a positive living environment for everyone involved. Contact Property Management Inc. today to learn more.

Naturally, you might wonder if your realtor can also manage the day-to-day operations of your rental property.

After all, they are already familiar with the property and have a good understanding of the local market. Can a realtor be a property manager? Read on to find out more.

Understanding the Roles

A realtor primarily focuses on the buying and selling of properties. Their main responsibilities include conducting market analysis to determine property values, negotiating purchase or sale agreements, and guiding clients through the real estate transaction process.

Realtors need a deep understanding of market trends, strong negotiation skills, and the ability to manage client relationships effectively.

To operate legally, realtors must hold a valid real estate license. They may need additional certifications, depending on the state.

A property manager takes over the daily operations of rental properties. This role involves tasks such as screening and placing tenants, coordinating property maintenance and repairs, managing tenant relations, and ensuring that the property complies with local laws and regulations.

Property managers must be adept at financial management, including rent collection and budgeting for property expenses. Licensing requirements for property managers vary by state.

Some states require a property management license, while others may only require a real estate broker's license.

Overlap with Property Manager and Realtor Duties

There are several areas where the duties of a realtor and a property manager overlap. This makes it feasible for a professional to handle both roles.

Both realtors and property managers need a strong understanding of the real estate market. A professional who excels in market analysis can effectively bridge both roles. They can help you learn about property values and rental income potential.

Marketing skills are vital for both selling properties and attracting tenants. Realtors utilize marketing strategies to showcase properties to potential buyers, including listing services, open houses, and digital marketing.

Property managers must market rental properties to prospective tenants using various channels. This might include online listings, social media, and community networking. An individual skilled in marketing can efficiently promote properties for both sale and rent.

Financial acumen is another area of overlap. Realtors must manage finances related to property transactions, including pricing strategies and closing costs. Property managers handle financial responsibilities such as budgeting for maintenance, rent collection, and financial reporting to property owners.

Proficiency in financial management ensures both profitable sales and efficient property operations.

Advantages of Realtor Property Management

Choosing a realtor who also offers property management services can provide several advantages for real estate investors.

Having your realtor also manage your property creates a single point of contact for both acquisition and management. This can streamline communication and decision-making processes, potentially saving time and reducing miscommunication.

Realtors often have extensive networks of contractors, maintenance professionals, and other service providers. These connections can lead to faster, more reliable property maintenance and potentially lower costs for repairs and upgrades.

Some realtors offer à la carte property management services. This allows investors to choose only the services they need. This flexibility can be cost-effective for hands-on investors who want to retain some management responsibilities.

If you decide to sell one of your managed investment properties, it's helpful if you've been working with a realtor. They'll already be familiar with its features, history, and potential selling points. This can lead to a more efficient and potentially more profitable sales process.

Combining realtor and property management services can result in cost savings. Investors might benefit from bundled services at a reduced rate compared to hiring separate professionals.

A realtor-property manager can help negotiate better deals on maintenance, repairs, and other services, helping you further cut operational costs.

They can handle everything from setting competitive rental rates and managing rental income to budgeting for property expenses and maximizing investment returns. This comprehensive financial management ensures that properties remain profitable and well-maintained.

A realtor with property management skills can help investors develop and execute long-term investment strategies. They can advise on the best times to buy or sell properties, suggest improvements to increase property value, and provide guidance on maintaining and enhancing rental income.

This strategic approach supports sustainable growth and long-term success in real estate investing.

Realtor Property Management Drawbacks

While having a realtor manage your investment property can offer benefits, there are several potential drawbacks investors should consider.

Realtors often juggle multiple roles, including buying and selling properties. This can lead to less focused attention on property management tasks, resulting in slower response times to tenant issues or less proactive maintenance.

As your investment portfolio grows, a realtor-turned-property manager might struggle to keep up with the increased workload. Dedicated property management companies often have better systems and staff in place to handle larger portfolios efficiently.

A realtor who manages your property might be tempted to suggest selling it to generate a commission, even when holding the property might be in your best interest as an investor. This dual role can sometimes create conflicting priorities.

Property management requires specific skills and knowledge that may not be part of a typical realtor's expertise. Areas like eviction procedures, fair housing laws, and maintenance coordination demand specialized knowledge that some realtors may lack.

If your realtor decides to focus solely on buying and selling properties, you might need to find a new property manager unexpectedly. This turnover can disrupt your property management and potentially lead to tenant dissatisfaction.

Can a Realtor Be a Property Manager? Now You Know

Can a realtor be a property manager? The answer is yes, and there are a lot of benefits to finding a professional who can do both. But, you'll have to weigh everything properly and decide what's right for you.

Are you ready to start hiring? Property Management Inc.'s 400 franchises make it the biggest property management company in the world, so no matter where in the country you are, we're here to help you out.

Contact us today.

But a common question arises: how much does a property manager charge?

The fees can vary depending on several factors, from property type to number of units. Understanding them will be key to finding the right balance between cost and quality of service. Read on to discover the costs involved in this service and how to choose the best property manager.

Understanding Property Management Costs

One of the key factors that drive property management charges is the services provided. Here's a breakdown of the main expenses you might encounter.

Initial Setup Fee

Some property management companies may charge an initial setup fee to get your property onboarded and ready for rental. It covers the cost of inspecting the property, creating the necessary accounts, and setting up the management process. It is typically a one-time charge and can range from a few hundred dollars to $500 or less.

Monthly Management Fee

This is the most common and significant expense. It covers the day-to-day management of your property, including rent collection services and administrative tasks. Property managers typically charge a flat fee or a percentage of the monthly rent collected.

Property Maintenance Charges

The maintenance fee covers anything that goes toward the upkeep of your property. This includes routine tasks like trash removal and cleaning common areas. A separate reserve repair fund is often maintained separately for larger repairs or improvements. The property manager can then deduct the cost of repairs from this fund with the landlord's authorization.

Tenant Placement Fee

This fee covers advertising, lease agreements, and even tenant screening costs. It is typically charged as a flat fee or a percentage of one month's rent and can range from half a month's rent to a full month's rent. This fee is sometimes refundable if a tenant breaks their lease or is evicted.

Vacancy Fee

Some property management companies charge a vacancy fee to cover the costs of marketing and preparing the property for new tenants. This could be a one-time fee of one month's rent or a smaller fee per vacant unit.

Eviction Fee

If an eviction becomes necessary, property managers may charge a separate fee to handle the legal process. This typically includes court costs and can range from a few hundred dollars to over $1000.

How Much Does a Property Manager Charge?

Every property is unique, and several factors will come into play when determining pricing. Here are a few that drive property management costs.

Property Type and Size

Larger properties or those with multiple units often require more time and resources to manage. Unique features, architectural complexities, and even extensive amenities can increase the workload. This leads to higher costs.

Location

Expect to pay more if your property is located in a prime or high-demand area due to the potential for higher rental income. Urban centers and sought-after neighborhoods may command premium fees. Assessing the local market dynamics and how they align with your property's location is crucial.

Scope of Services

A comprehensive package that includes property maintenance, lease preparation, and financial management will likely incur higher fees. However, you can opt for more basic services to keep costs down. Tailoring the scope of services to your specific needs ensures a cost-effective arrangement.

Property Condition

Well-maintained properties in good condition require less immediate attention and oversight. As such, they may attract lower fees. The opposite is true for properties in need of extensive repairs or renovations.

Management Company Reputation

Reputable and established property management companies with proven track records often command higher fees. Their expertise, industry connections, and reliability come at a premium. While investing in a reputable firm can provide peace of mind, it's essential to balance cost with your service expectations.

Property Management Fee Structure Made Simpler

There are two main structures property managers use to charge for their services. These include percentage-based and flat-rate fees.

The percentage-based fee structure is the most common one. In this model, the management company charges a percentage of the monthly rent collected. The rate ranges from 5%-15% but can vary widely based on the factors discussed above.

Some companies opt for a flat-rate fee structure, charging a set amount each month based on the number of units or property size. This model makes it easy to predict your expenses. However, it's important to be cautious of ancillary fees that may be added on top of the flat rate.

Choosing a Property Management Company

When you're ready to hire a property management company, you'll likely receive multiple proposals to consider. Evaluating these proposals thoroughly is crucial to ensure you make the right choice.

Compare Fees

Start by looking at the overall cost of each proposal. Go beyond just the primary management fee and consider any additional charges. Some companies may have hidden costs, so it's important to be vigilant.

Assess the Value

Next, focus on the services included in the fees. More expensive proposals might offer better value if they come with more comprehensive services. For instance, some companies may offer guaranteed rent or free eviction services as part of a premium package.

Understand the Contract

Take the time to read and understand the contract terms and conditions. Be on the lookout for any hidden fees or clauses that could increase your costs unexpectedly. It's important to know exactly what you're agreeing to and to feel confident about the arrangement.

Reputation and Reviews

Don't forget to research the company's reputation and read reviews from previous clients. This insight can give you a good idea of their reliability, responsiveness, and overall quality of service.

Let Us Handle Your Property Management Needs

There's no simpler answer to the question "How much does a property manager charge?" However, understanding the factors that drive those costs is key to making an informed decision. With over 20 years in the industry, our goal is to help you maximize the potential of your investment.

We offer tailored solutions to meet your needs. Our transparent fee structure ensures that you'll never have to worry about hidden costs. Reach out today to learn more about our services.

This question is common and knowing the answer helps in managing properties effectively. Let's explore the eviction process and a property manager's role.

Understanding Eviction Laws

Eviction laws are different in each state and city. Property managers need to know these local laws.

These rules explain why a tenant can be evicted and the steps to follow. Understanding these laws ensures that evictions are handled correctly.

It will also help you from infringing upon tenants' rights. In scenarios like these, they could take legal action against you.

For example, imagine a situation where you try to wrongfully evict one of your tenants for a lease violation. They may file a lawsuit that could lead to major financial problems. Depending on the situation, this amount of money could be impossible to accommodate without major stress.

Property Manager Duties in Eviction

During an eviction, property managers have several duties. They must give notices, file paperwork, and sometimes go to court for the property owner.

It's important to communicate clearly with the tenant during this process. This helps keep things transparent and gives the tenant a chance to fix the problem.

In most cases, the ideal outcome is finding a way to resolve the issue with your tenant. Maintaining a strong relationship with them will minimize vacancies and decrease the chance of additional complications. Interacting with them will also be more pleasant.

Navigating the Tenant Eviction Process

The eviction process usually starts with a notice to the tenant, explaining why they are being evicted and how long they have to solve the issue. If the tenant doesn't respond, the property manager can then file an eviction lawsuit.

This process can take time and requires careful attention. Property managers will develop a poor reputation if they don't navigate it correctly, which can impact their ability to secure new clients.

Balancing Tenant Rights and Management Rules

Tenant rights must be respected during evictions. This means giving proper notice and following fair housing laws.

Property management rules should align with these rights to avoid legal issues. A common mistake property managers make is forcing the tenant to leave before they're legally required to.

In context, your local regulations may dictate you must give seven days' notice for evictions. Attempting to make the tenant leave before this time can cause unnecessary problems.

When to Seek Legal Assistance

In some cases, it's best to get legal help. Lawyers who specialize in property management can offer advice on dealing with difficult evictions and making sure all legal steps are followed. Their advice will help avoid mistakes and make the eviction process smoother.

Finding a Property Manager

To handle your tenant relations fluidly, you'll need to work with the right property manager. They have the tools and resources to help you overcome the issues you face. Listed below are some of the most notable attributes to keep an eye out for.

Experience and Credentials

Look for property managers with a solid track record and relevant credentials. Their experience will ensure they know how to handle various property management scenarios effectively.

Checking their background can give you confidence in their ability to manage your property smoothly. Never work with inexperienced property managers. They're unlikely to meet your needs and will potentially cause complications.

Communication Skills

Effective communication is essential in property management. A good property manager will keep you informed about your property and any issues that arise.

They should also be able to communicate clearly with tenants to resolve problems quickly and efficiently. If they aren't easy to get in touch with, continue your search elsewhere.

Problem-Solving Abilities

Property managers need strong problem-solving skills to handle unexpected issues. From maintenance emergencies to tenant disputes, they should be able to address issues promptly.

Assessing their ability to think on their feet is crucial for ensuring smooth operations. Having strong problem-solving skills will also help them get a better outcome when working through disputes. This leads to stronger tenant relations.

An Understanding of Local Laws

A thorough understanding of local property management laws is vital. Property managers must navigate regulations regarding leases, evictions, and tenant rights.

Ensuring they're knowledgeable about local laws protects you from legal complications. The last thing you want is to hire someone who isn't well-versed in these regulations. This can lead to major infringements later on.

Technology and Tools

Modern property management relies heavily on technology. The right property manager will use advanced tools for tasks like rent collection, maintenance requests, and tenant screening. Using this software can streamline processes and improve efficiency.

It's essential to find someone who prioritizes learning new technology, as well. This will prevent their methods from becoming outdated.

Reputation and References

A property manager's reputation speaks volumes about their reliability. Look for positive reviews and ask for references from past clients. Positive feedback from other property owners can give you confidence in their services.

Keep in mind that you may encounter fake reviews during your search. These often contain many identical keywords and are posted in large groups. It's best to ignore them so you can have an accurate point of view of the company.

So, Can a Property Manager Evict a Tenant?

The answer to "Can a property manager evict a tenant" is "sometimes." This will depend on details like the location of the property and the reason behind the eviction. The information in this guide will help you take the best course of action for your situation.

Property Management Inc. (PMI) delivers comprehensive property management services for residential, commercial, association, and short-term rental properties. Our team also aims to help you generate the highest rental income possible. You'll learn more about how we can help when you schedule a consultation today.

But what are the top improvements made to rental property by tenant occupiers? By getting a better idea of enhancements others have made, you can make your home into your personal oasis.

That's why we'll look at what you need to do before making upgrades, and the types of revisions that could improve your home.

Keep reading to learn more.

Approval to Make Rental Property Improvements

Before making any changes to your rental home, it's essential to gain approval from your landlord. There will almost certainly be clauses in your lease agreement stating that you cannot make amendments without their permission.

If you were to go ahead without your landlord's approval, there could be severe consequences. This could include being made to revert the property to its original condition at your own cost. A landlord could even be within their rights to evict you.

When asking for permission, ask your landlord to sign a written agreement. This can help protect both parties' interests.

Painting Interior and Exterior Walls

One of the first items on a tenant improvements checklist is often painting the walls. This is a simple job and can be easy on the bank balance. You may prefer to start with the interior of your rental home, as this is where you'll spend most of your time.

Think of the colors that will make you feel cozy, and paint at your leisure, watching your rooms slowly become more welcoming. When you're happy with the appearance of the inside of your house, you can move on to painting the exterior.

However, this can be a bigger job, and you might want to hire a professional contractor, especially if you don't like working at heights.

Putting Up Shelving

Another simple method for improving rental spaces is to install shelving. This can add to your storage space and give you somewhere to display personal items such as photographs.

Decide how many shelving units you need for each room and plan where they would be most useful. This could include having a shelf near your bed so you can keep your phone and a bottle of water nearby at night. Or, you might have books that you'd like to display on a shelf in your living room.

If you're going to drill into walls, remember to check what's behind them so you don't hit pipes or electrical wires. Of course, you can also buy shelves that you can put up using adhesives so you don't have to use a drill.

Upgrading the Security Features

Adding a security system is one of the most useful tenant renovation tips if you don't feel completely safe in your rental property. Installing cameras can deter would-be burglars, and provide evidence should vandals cause damage to your property. This could help you avoid a dispute with your landlord over who is liable for the cost of repairs.

A security system can also give you peace of mind should you go on vacation and leave your property empty. As many systems allow you to view the images from your cameras on a smart device, you can keep an eye on your possessions even when you're not at home.

Changing the Appliances

A fun way of enhancing rental properties is to buy modern appliances. A key benefit is that if they are not permanently installed, you can take them with you when you leave

For example, you could invest in a new television and sound system. Although you can fit them on the walls of your rental property, they will be easy to remove when the time comes to move to a new location.

You can also use light bulbs that you can control from your phone, and kitchen appliances such as a toaster oven that connects to your smart devices. These small touches can make your daily home life more convenient.

Investing in Solar Panels

Although it's one of the more expensive rental property upgrades, you may not want to rule out investing in solar panels. Having to pay an upfront fee and ongoing installments can be daunting, but if you plan to stay in a rental property for many years to come, the reductions in your energy bills may justify the expense.

It's best to speak to a solar panel installer who can advise you on potential savings. This will mean you have all the information you need before making such a big decision.

Backyard Improvements Made to Rental Property by Tenant Occupiers

Improving your backyard can be especially pleasing if you enjoy spending time outdoors. You can replace dead grass to bring a lush green color back to your lawn and install an automatic sprinkler system to keep it well-watered. Planting flowers can make your backyard look more attractive, and adding shrubs could add extra privacy, making it easier to relax in peace.

Should you have space, building a patio area can be a terrific enhancement. You can then make this into an area where you can soak up the sun, or use it as a dining area.

If you're looking for less permanent options, putting up outdoor lights means you'll be able to sit outside on warm nights in a well-lit environment. This can add to the ambiance of your backyard without costing too much money.

Talk to Property Management Inc. Today

These top improvements made to rental property by tenant occupiers can boost a property's value. They can also keep renters happy, which could mean they're more likely to renew their leases, providing landlords with a steady income source.

At Property Management Inc., we know what's needed to maximize landlord profit while maintaining tenant satisfaction. As the largest property management franchisor in the world, we have the knowledge and experience to look after your rental homes.

Enjoy working with expert property management professionals and contact our friendly team today.

Often, these pet families take good care of your home and are likely to renew their lease at the end of the initial agreement. Allowing pets in a rental unit presents risks too, but you can charge a pet deposit to cover them.

What if a tenant brings an animal into your home without permission, though? Read on for guidance on managing an unauthorized pet lease violation in your rental home.

Creating an Effective Pet Policy

Allowing pets in your rental property can cause havoc with neighbors, other tenants, and the general public. It can also result in costly repairs for damage to your property.

Unruly pets may cause several issues for landlords, as follows:

• Creating a disturbance by barking or roaming
• Damaging flooring and furniture
• Digging up landscaping
• Creating unpleasant, lingering odors in your rental unit

An aggressive dog may even bite an innocent person, potentially causing you to become embroiled in a lawsuit.

If the benefits of renting to a pet-owning family pale in comparison to the risks for you, it's best to set up a strict no-pet policy for your rental homes.

You must clearly outline everything relevant to your rental property in the lease agreement, from backyard rules to pet policies and rent due dates. The more detail you provide, the fewer the chances of misunderstandings between you and your tenants.

Clearly outline the fact that pets are not allowed anywhere on your rental property and describe the penalties for a rental agreement breach in detail. It's a good idea to highlight that you will carry out property inspections regularly as part of your pet policy enforcement.

If you decide to allow pets on your rental property, you must detail every aspect involving these animals in the lease. You should specify any breeds or species that aren't allowed, describe the owner's responsibilities, and agree on a pet deposit.

Always discuss the lease conditions in detail with your tenant to ensure they understand them, and keep a signed copy of the lease agreement in a safe place.

Managing Assistance Animals

Assistance animals don't fall into the same category as pets do. So, your pet policy does not apply to them.

Service animals enjoy widespread protections under U.S. law, and tenant rights regarding support animals may vary slightly from state to state. It's vital to check which local regulations apply to your rental units.

In most cases, you must waive your no-pet policy for assistance animals, and you may not charge a pet deposit for them either.

Service animals and support animals do not require any paperwork or registration. You may only ask the tenant why they require a service animal and ask them to describe what tasks the animal performs for them.

People who own service and support animals are still responsible for any damages caused by their assistance animals and must ensure that their veterinary records are up-to-date.

What to Do When You Discover an Unauthorized Pet?

Despite your best efforts, you might discover that a tenant keeps a pet in your rental home and tries to conceal it from you. If you discover a pet during a routine inspection, inform your tenant that you will be taking a photograph, and do so.

You might need this evidence if they deny the presence of a pet afterward. Similarly, if you discover evidence that a pet has been on the property at any time, take photographs so you can follow up with the tenant if necessary.

Managing an Unauthorized Pet Lease Violation

The next step after discovering an unauthorized pet is to send a lease violation notice to the tenant. Avoid informal types of notices, like an email or telephone conversation.

Rather, speak to a property manager or lawyer about the correct procedure in your state. Depending on where you live, the tenant may be allowed up to seven days to rectify the lease violation before you take any further action.

You must outline everything in this formal communication, such as any fines for violating the no-pet policy, charges for damages caused by the pet, and your intention to evict the tenant if they don't remove the pet from the premises.

You must consider all the factors that can make a notice to quit invalid before issuing this document to your tenants. It's imperative to follow the letter of the law when it comes to serious offenses.

Pet lease violations aren't only applicable to tenants who bring animals into a unit with a no-pet policy. They can't introduce a pet into your investment property without complying with your pet policy either.

Infringements on these policies might include:

• Harboring an unauthorized pet
• Introducing a breed that's forbidden under your pet policy
• Failure to pay a pet deposit
• Keeping unvaccinated pets

These infringements are highly specialized, depending on what you've stated in your pet policy. That's why it's important to list these specifics at the outset.

How to Prevent Future Violations

One of the most effective ways to avoid lease infringements of all kinds is through careful tenant screening. These background checks will help you identify problem tenants based on previous landlord references.

If you decide to allow pets, it's sometimes useful to interview the tenant with the pet present. This can help you gauge its level of training and obedience.

Hire a Property Manager to Avoid Pet Problems

An unauthorized pet lease violation requires prompt, effective, and legally compliant action to avoid frustrating landlord-tenant disputes. All lease infringements can lead to costly, drawn-out eviction proceedings.

Hiring a property manager is one way to ensure you can manage any tenant problems quickly and efficiently and avoid unpleasant evictions.

Property Management Inc. is a nationwide franchise supported by experienced, licensed property managers. We have over 400 branches and serve thousands of landlords and tenants across the USA.

We're acknowledged as the fastest-growing property management franchisor in the world and offer the full spectrum of property management services for your convenience.

Discover how we can help you navigate every issue you encounter as an investment property owner.

For renters and investors, this statistic highlights a key opportunity: solar panels on rental property not only promise reduced energy costs but also increase property values significantly. By addressing these economic concerns, installing solar panels does more than just save money. It turns rental properties into highly sought-after eco-friendly homes.

Read on to explore how integrating this sustainable technology can transform your property's market appeal and financial performance.

The Rising Demand for Eco-Friendly Living Options

Tenants today are not just looking for a roof over their heads. They're seeking homes that align with their values, especially when it comes to the environment.

This shift in tenant preferences is reshaping the rental market. More renters are drawn to properties that offer green technologies because these features align with their desire to live more sustainably.

A recent survey by the National Association of Realtors found that over half (55%) of clients consider sustainable features. This growing demand for eco-friendly living options means that properties equipped with sustainable technologies like solar panels are not only more attractive to prospective tenants but also tend to command higher rents.

Economic Benefits of Solar Panels on Rental Property

The decision to install solar panels on rental property is increasingly seen as a smart investment rather than just an ecological choice. Initially, the cost of solar panels can be substantial. However, the long-term savings on energy bills can significantly outweigh these initial expenses.

Property owners who invest in solar technology benefit from lower utility costs. This is a substantial selling point in attracting and retaining tenants who are budget-conscious and environmentally aware.

Furthermore, the installation of solar panels typically leads to an increase in rental property value. Studies show that homes with solar panels tend to list 56% above the average home price. This makes these properties more appealing not only to potential renters but also to investors.

The enhanced rental property ROI is clear. Properties with solar panels tend to generate higher income streams through increased rental rates and lower vacancy rates, as they attract tenants who value sustainability and are often willing to pay a premium for it.

Solar Panels as a Marketing Advantage in Property Listings

When it comes to standing out in the competitive rental market, showcasing solar panels can be a significant advantage. Properties equipped with solar panels tend to attract more interest from potential tenants who are environmentally conscious and interested in saving on energy costs.

Highlighting these features in property listings can capture the attention of a growing demographic that values sustainability. For landlords, including solar panels as part of rental property upgrades can not only increase the appeal of their listings but also potentially allow for higher rental pricing.

Regulatory Incentives and Financial Assistance

Navigating the financial aspects of installing solar panels can seem daunting at first. However, numerous regulatory incentives and financial assistance programs exist to help property owners manage the upfront costs associated with solar installations.

At the federal level, the Solar Investment Tax Credit (ITC) allows property owners to deduct 26% of the cost of installing a solar energy system from their federal taxes. This significant tax incentive can substantially reduce the overall expense of solar panel installation.

Moreover, many states and local governments offer additional incentives, such as rebates and grants, to encourage property owners to adopt solar energy. These incentives can vary significantly from one region to another, so it's essential for property owners to research local opportunities.

For instance, some states provide property tax exemptions on the added home value from solar installations. This can make the investment even more attractive by minimizing the tax implications.

Challenges and Considerations

While the benefits of installing solar panels on rental properties are substantial, several challenges and considerations must be addressed to ensure the success of such initiatives. One of the primary concerns is the upfront cost of installation. Although prices have decreased significantly over the past decade, the initial investment for solar panels can still be substantial.

According to recent data, the average cost to install solar panels in the United States ranges from $15,000 to $25,000 after tax credits. This initial cost can be a barrier for some property owners considering solar power.

Another significant consideration is the compatibility of solar panels with existing structures. Not every rental property is suitable for solar installation. Certain factors must be evaluated to determine whether a property can effectively support solar panels. These include:

• Roof condition
• Orientation
• Shading

For instance, a roof that is heavily shaded by trees or other buildings might not be ideal for solar installation due to reduced sunlight exposure.

Additionally, the process of obtaining permits and dealing with local zoning laws can be complex and time-consuming. Property owners need to navigate these regulatory challenges before installing solar panels. Different municipalities have varying regulations and requirements for solar panel installations, which can complicate the process.

Maintenance is also a crucial aspect of solar panel installations. While solar panels generally require minimal maintenance, they do need regular cleaning and occasional repairs to operate optimally. This aspect of rental property maintenance can add to the responsibilities of property managers and owners.

Enhance Your Property's Appeal and Efficiency

Throughout this discussion, the benefits of solar panels on rental property have illuminated paths to higher property values and better tenant attraction. By understanding the economic and environmental impact of these installations, property owners can significantly boost their rental property's appeal and functionality.

At Property Management Inc., we recognize the importance of staying ahead in the market through innovative solutions like solar energy. Our comprehensive property management services ensure that every upgrade, including solar, aligns with our clients' investment goals.

Interested in maximizing your property's potential? Contact us today for a free rental analysis and see how solar power can turn your property into a high-demand rental.

Backyard rules for tenants are your blueprint for preventing such headaches. This guide not only addresses these common frustrations but also provides practical solutions to enforce them effectively and ensure that your property remains a sanctuary, not a source of strife.

What are Tenant Rights to Outdoor Spaces?

Tenants often enjoy the privilege of using outdoor spaces associated with their rented homes, but the extent of this privilege can vary widely depending on state laws and the specifics of their rental agreements.

Tenant rights typically cover the use of yards, patios, and similar areas. They are designed to provide tenants with the opportunity to enjoy outdoor activities as long as they adhere to the terms set forth in their leases.

For instance, in many states, tenants have the right to quiet enjoyment, which implies they can use the space without undue interference from landlords as long as the activities conducted are reasonable and do not infringe on the rights of others.

However, the definition of "reasonable use" can often lead to disputes if not clearly defined in the rental agreement. This is where landlord guidelines become critical to prevent misunderstandings.

In California, for example, tenant rights include the ability to install satellite dishes or antennas in private outdoor spaces. This is subject to certain restrictions under the Federal Communications Commission's Over-the-Air Reception Devices Rule.

These rights empower tenants to make the most of their rented spaces, but they also highlight the need for clear communication and guidelines to ensure that these installations do not damage property or violate other aspects of the lease.

Defining Backyard Rules for Tenants in Lease Agreements

When drafting lease agreements, it's crucial for landlords to explicitly outline what constitutes acceptable use of backyard spaces. This clarity not only helps in maintaining the condition of the property but also minimizes conflicts arising from tenant activities that may be deemed inappropriate.

Landlord guidelines should specify which activities are permitted in the backyard. For example:

• Can tenants host large gatherings or barbecues?
• Are there restrictions on the types of outdoor furniture or play equipment that can be installed?
• What are the rules regarding gardening or landscaping changes by the tenant?

Clarity on these points within the lease agreement can significantly reduce potential friction between landlords and tenants.

Restrictions on alterations to outdoor spaces are also an important aspect of rental property rules. Landlords might stipulate that no permanent structures can be built in the backyard without prior approval. Or, that tenants must not make changes that could affect the structural integrity or aesthetic value of the property.

Such guidelines help ensure that any modifications to the outdoor spaces align with the landlord's property management objectives and legal requirements.

Including a section on gatherings in the backyard rules can also be beneficial. This part of the lease could detail noise levels, the number of guests allowed, and specific hours during which gatherings are permissible.

These stipulations help manage tenant noise control and ensure that one tenant's use of shared or private outdoor space does not disrupt others in the neighborhood.

Responsibilities: Landlord vs. Tenant

In managing a rental property, both landlords and tenants have specific responsibilities, especially when it comes to the use and upkeep of outdoor spaces. Landlords must ensure that the outdoor areas are safe and well-maintained at the start of a tenancy.

This includes:

• Handling major landscaping
• Securing fences
• Removing hazardous conditions that could pose a risk to tenants

On the other hand, tenants are generally responsible for maintaining the cleanliness of these spaces. They should handle routine tasks such as mowing the lawn, raking leaves, and disposing of trash properly.

Landlords also need to specify in the lease any restrictions on structural changes in the backyard. For instance, if a tenant wants to install a new garden shed, they might need to get approval first to ensure it does not affect the property's integrity or violate local zoning laws.

Similarly, liability for injuries occurring in these outdoor areas can be a significant concern. If a guest is injured during a gathering in a poorly maintained yard, the landlord could be held responsible if they neglect their duty to keep the area safe.

Ensuring Compliance and Handling Violations

Ensuring tenants follow backyard rules is crucial for landlords to avoid conflicts and maintain order at the property. A practical approach involves conducting regular inspections. These are not only for assessing the condition of the property but also for ensuring that tenants comply with the terms of their lease concerning the use of outdoor spaces.

Transparent and frequent communication is also vital. Landlords should clearly explain the rules and the consequences of violations at the start of the lease and provide reminders if necessary.

When violations occur, handling them promptly and fairly is essential. The first step is usually a verbal warning, giving the tenant a chance to rectify the issue. If non-compliance persists, a written notice may be necessary, outlining the specific breach and the required actions to resolve it.

For continuous or severe violations, landlords may need to consider more formal steps, such as mediation or legal action, to enforce the lease terms and protect their property.

Balance Tenant Freedom with Property Preservation

Navigating backyard rules for tenants is crucial for maintaining the delicate balance between tenant satisfaction and property upkeep. This article has outlined essential practices that can help landlords ensure their properties are both enjoyable and well-managed.

At Property Management Inc., we specialize in transforming property management challenges into opportunities for growth and stability. With our robust suite of services and local expertise, we empower landlords to maximize their rental investments. Contact us today for a free rental analysis and see how we can help you optimize your property management strategy.

But how do you ensure that you leave with the maximum possible value? This guide shows you proven strategies to make your company worth more, so that, when the time for exit comes, you truly reap the rewards from the business you've worked so hard to build.

Section 1: Understanding Your Business's Current Value

Professional Valuation: Before trying to upscale the value of your business, a professional valuation is necessary. This procedure, carried out by qualified appraisers or accountants, provides a clear picture of your business's financial health, operational efficiency, and market position.

Key Valuation Factors: The value of a property management business depends on several key factors: operational efficiency, client satisfaction and retention rates, diversification of revenue streams, and the local real estate market. Understanding these factors helps identify areas ripe for improvement.

Section 2: Operational Efficiency for Enhanced Profit Margins

Process Optimization: Streamlining operations is crucial. Adopt property management software to automate tasks such as rent collection, maintenance requests, and tenant screenings. This improves efficiency and eliminates errors that might otherwise prevent clients from being satisfied.

Cost Reduction: Periodically review vendor contracts and utility bills. Negotiating better terms or switching to more cost-effective providers can significantly reduce operational costs, thereby improving profit margins.

Section 3: Boosting Client Satisfaction and Retention

Communication Strategies: Develop and implement a client communication plan that includes regular updates, newsletters, and surveys, allowing clients to feel involved in the process. Use technology for effective, transparent, and timely communication. Loyal clients make excellent ambassadors and can help enhance your business's reputation and value through word of mouth.

Service Improvement: Identify areas where client feedback suggests service improvements are needed. This could include anything from property maintenance to value-added services like online rent payment or tenant portals.

Section 4: Diversifying Revenue Streams

New Service Offerings: Explore additional services that complement your core offerings, such as renovation management, real estate brokerage services, or specialized property consulting. This not only increases revenue but also makes your business more attractive to potential buyers by demonstrating growth potential.

Section 5: Strengthening Your Online Presence

Digital Marketing: Optimize your company's website, engage with clients and prospects on social media, and utilize email marketing to keep your business top of mind. These efforts can help attract new business and demonstrate a forward-thinking approach.

Reputation Management: Online reviews and testimonials are powerful. Encourage satisfied clients to share their experiences online. Proactively manage your online reputation by responding to reviews and addressing any negative feedback constructively.

Section 6: Preparing Financial Records for Transparency

Neat and well-organized financial records are essential for a smooth sales process. Ensure your books are in order, with clear records of revenue, expenses, and profits. Transparency in your financial dealings increases buyer confidence and can lead to a higher sale price.

Section 7: The Right Time to Sell

Market Conditions: Timing your exit can significantly influence the sale price. Monitor real estate markets and economic conditions to identify the best time to sell, ideally when property management services are in high demand and the market is robust.

Industry Trends: Stay informed about industry trends in property management that may affect your business's value. Selling ahead of major technological changes or shifts in regulatory environments can position you favorably.

Conclusion

Maximizing the value of your property management business before sale requires strategic planning, dedicated effort, and a deep understanding of the market. By enhancing operational efficiency, boosting client satisfaction, diversifying revenue streams, strengthening your online presence, and ensuring financial transparency, you can significantly increase your business's worth. Remember, this is not just about selling for the sake of selling, but about exiting with the maximum possible reward for your years of dedication.

Can a pit bull be a service dog? Certain breeds, like Labrador and Golden Retrievers, are usually associated with service work. However, a dog's suitability for service work depends more on individual temperament and training than breed alone.

In 2016, UniversalK9 decided to take on a rescue pitbull and see if she could be trained as a police dog. She made it with flying colors and was "employed" by the City of Poughkeepsie Police Department's K9 unit. So it is safe to say they can definitely be considered for service training.

If you are thinking about getting a pitbull as a service companion, we have you covered. Keep reading for information on this breed, and use our information and tips to make an objective decision about this breed.

Choosing the Perfect Service Dog

Choosing the perfect service dog can be daunting. When evaluating breeds for service dog work, several key criteria come into play to ensure the dog is well-suited for the task at hand. Consider the following:

Temperament

Service dogs must have a calm, stable temperament. This is crucial as they will have to navigate different environments and situations while assisting their handlers. They should be friendly, patient, and non-reactive to distractions.

Pit bulls, like any other breed, can vary widely in temperament. While they may have a reputation for being aggressive, this stereotype is often unfounded. With proper socialization, training, and positive reinforcement, pit bulls can exhibit traits such as loyalty, gentleness, and intelligence, making them well-suited for service work.

Trainability

Breeds that are highly trainable and eager to please are ideal for service work. Dogs should be quick learners and able to retain and perform tasks reliably. Pit bulls are intelligent and eager to please, making them highly trainable with the right approach.

Pit bulls respond well to reward-based training methods, where desirable behaviors are rewarded with treats, praise, or play. Additionally, early socialization and ongoing training are crucial to help pit bulls develop good manners, obedience, and appropriate behavior in different situations.

Physical Ability

Service dogs need to be physically capable of performing their duties. This may include tasks such as:

• Pulling a wheelchair
• Retrieving objects
• Providing mobility assistance

Breeds with the proper size, strength, and endurance are preferred. Pitbulls do have several physical attributes that make them well-suited for different service roles.

They are muscular and strong dogs and can assist with the abovementioned tasks. Their size makes them ideal for work that requires a certain level of physical presence without being overly large or cumbersome.

They have stamina and endurance and are agile, athletic dogs. These abilities mean they can do well with tasks that need quick and precise movement, like:

• Navigating through tight spaces
• Maneuvering around obstacles

Pit bulls are intelligent and trainable. They are naturally alert and attentive, which can be beneficial for tasks that require:

• Monitoring their surroundings
• Detecting potential hazards
• Alerting their handlers to changes in their environment

Their sturdy build and tolerance to physical exertion make them well-suited for the rigors of service work.

Health

Service dogs must be in good health to handle the demands of their. Breeds with a predisposition to genetic health issues may not be suitable for service work.

Sociability

Service dogs must be comfortable interacting with people and other animals, as they will accompany their handlers in various social settings. Breeds that are naturally sociable and enjoy human companionship are well-suited for this role.

Pitbulls can be social dogs, but their socialization and temperament can vary depending on factors such as:

• Genetics
• Upbringing
• Personality

With proper training and socialization from a young age, many pit bulls can be friendly, outgoing, and affectionate towards people and other animals. However, it's essential to note that pit bulls have a reputation for being strong and sometimes stubborn, so consistent training and positive reinforcement are crucial for social skills development.

Adaptability

Service dogs should be adaptable to different environments and able to remain calm and focused in challenging situations. Breeds that are versatile and adaptable to changing circumstances are preferred.

Their intelligence and willingness to please make pit bulls well-suited to deal with different environments and situations.

Task Suitability

Different breeds may excel in specific tasks based on their inherent traits and abilities. Pit bulls can be suitable for various tasks, including:

• Mobility assistance.
• Emotional support
• Medical alert
• Hearing assistance

Overall, the suitability of a pit bull for specific tasks as a service dog depends on factors such as their individual temperament, training, and the requirements of their handler.

Navigating Rental Restrictions

You may encounter rental property restrictions regarding your trained service pit bull. Some landlords or housing associations may have policies restricting certain breeds, including pit bulls, regardless of their training or service status. Or, you might find that renters insurance and deposits might be higher if you have a service animal, no matter the breed.

However, under the Americans with Disabilities Act (ADA), service dogs are not considered pets. Thus, breed-specific restrictions should not apply to them.

A violation of this policy, therefore, cannot lead to an eviction. Educating landlords about your rights under the ADA and providing documentation of your dog's training and certification as a service animal to ensure compliance with fair housing laws is essential.

Challenging stereotypes and misconceptions about pit bulls promotes a more inclusive and compassionate society. By viewing pit bulls as capable service dogs, you help break down barriers and demonstrate the breed's positive qualities, especially in rental spaces.

Final Question: Can a Pit Bull Be a Service Dog?

So, can a pit bull be a service dog? Absolutely.

While pit bulls may face challenges due to breed stigma and discrimination, they can excel in service work. With the right training, temperament, and support, they can be a trustworthy companion to any individual needing a service dog.

If you have any questions about how a service pet may influence your property value or rental income, look no further than Property Management Inc. With more than 400 franchises available, you will have no trouble finding an experienced property manager to assist you.

Contact us today to discuss your property management needs.

Without the consent of the landlord, a renter cannot install a pool. Tenants don't own the property and can't make changes whenever they want.

Whether you are a tenant or landlord, this informative guide will cover what you need to know about this process. Keep reading to learn more.

The Role of the Lease Agreement

A lease agreement is the most important document for renters and landlords. This legally binding contract outlines tenant and landlord responsibilities. Since it is signed by both parties, both parties must abide by it.

While the lease agreement might not specify the installation of a pool, it will likely include language about renovations. Some lease agreements specifically prohibit the installation of pools.

If the lease agreement states that pools are allowed but the tenant needs the landlord's permission, they cannot add a pool without the landlord's consent.

This may come off as less specific in the lease agreement. The contract could state that any renovations require the consent of the landlord first. A pool would fall under this provision.

Asking the Landlord for Permission

You can email or call your landlord about your request to put in a pool. It may be best to meet in person to discuss the topic thoroughly.

When asking for permission, it's good to come ready with some facts. Make it almost like a business pitch because it is at the end of the day. Explain how it will benefit you as the tenant and how it can benefit the landlord.

If the landlord has concerns, respond by suggesting how you plan to overcome them. It's also recommended to come prepared with information regarding the necessary permits and local building codes.

Landlords may leave many responsibilities of owning a rental property to a property manager. Likely, a property management company won't be able to give consent. Instead, they can refer the tenant to the landlord or act as the middleman.

Following Local Building Codes

Tenants can begin the pool installation process if their lease and landlord allow it. A new pool must follow local building codes.

As the landlord, you'll want to ensure tenants follow building codes when installing a pool. After all, it is your property.

If this isn't laid out in the rental agreement, be sure to have a tenant sign off on this agreement when you give your consent.

Tenants can work with the local building department to get a pool construction permit. Depending on the jurisdiction, tenants may need to acquire a license too.

Tenants are responsible for getting the permits and licenses. Without them, they could face fines and possible legal consequences.

Building Department Compliance

To stay compliant with the building department, understand and follow pool construction standards. This authority department will dictate how deep the pool can be and the fencing requirements, among other factors.

Building code compliance differs from zip code to zip code. Always research the construction standards in the area before getting started.

Most likely, a pool installation company will know the local building codes by heart. Still, it's recommended to know the rules yourself just in case.

Is a Pool a Good Investment?

Can a tenant put up a pool? With the consent of the landlord, yes. However, should a tenant put up a pool?

There are concerns about investing in renovations for a rental property as a tenant. Since you don't own the space, you are essentially spending money that you won't be able to enjoy in the long run.

Yet, some tenants are on a rent-to-own contract. In this case, it might be beneficial to invest in pool installation.

For a landlord, a pool may always be beneficial. You can increase your property's value without any legwork of your own. This could help you stay competitive, especially during summer.

It's still important to research the practicality of a pool. For example, your demographics might not want to live on a property with a pool. Additionally, the weather can affect a swimming pool's use.

Installation and Maintenance Cost

While you won't have to use rental income as a landlord to let a tenant install a pool, you should know the cost. This way, you can accurately increase your rental price.

If your property becomes vacant, you may need to handle the pool maintenance. It's ideal to know the price and how much it could cost with or without a tenant in place.

On average, it costs $35,000 to install an inground pool in the United States. The price can range from $28,000 and get up to $65,000. The price will depend on a variety of factors, such as:

• Customizations
• Features
• Labor
• Excavation
• Landscaping

Pool maintenance can cost anywhere from $960 to $1,800 a year. Ongoing maintenance tasks make up most of the cost. You'll need to spend extra money on pool equipment, cleaning supplies, and water treatments.

You may end up needing pool repairs that can cost a pretty penny. Leaks, equipment upgrades, and resurfacing are common.

Don't forget to include the price of insurance when calculating your overall costs. Landlords should require liability coverage for the pool, especially if the tenant plans to invite people over to swim on the property.

The Bottom Line: Can a Tenant Put Up a Pool?

Can a tenant put up a pool? The short answer is yes if they have consent from the landlord. There are benefits of a pool installation on a rental property for both parties.

Landlords can work with a professional property management team that can help increase property value. This may include recommendations regarding a pool installation.

PMI Property Management Inc. has over 400 franchises to help investors succeed. We offer great customer service to keep tenants happy too. For decades, our teams across the United States have maximized property value.

Contact us today to learn more about our services.

In this article, we'll explore what to do when your property manager ignores you and offer practical advice for resolving conflicts and improving communication.

Document Your Attempts to Contact Them

The first step in addressing a property manager who ignores you is to document your attempts to contact them. Keep a record of the dates and methods you've used to reach out, whether it's through phone calls, emails, or in-person visits.

Having a clear record of your communication attempts will provide evidence of your efforts to resolve the issue and support any future actions you may need to take.

Try Different Communication Channels

If your property manager is unresponsive to one form of communication, try reaching out through alternative channels. For example, if you've been sending emails without receiving a response, try calling their office or stopping by in person.

Different property managers may have preferred methods of communication, so experimenting with different channels can increase your chances of getting a response.

Be Persistent, But Polite

While it can be frustrating to deal with an unresponsive property manager, it's essential to remain persistent and polite in your communication attempts.

Avoid resorting to aggressive or confrontational tactics, as this is unlikely to yield positive results and may strain your relationship with the property manager further. Instead, maintain a professional tone and continue to follow up on your requests until you receive a response.

Contact the Property Management Company

If your attempts to reach your property manager directly are unsuccessful, consider contacting the property management company or landlord responsible for overseeing your rental property.

Explain the situation and provide documentation of your communication attempts, highlighting the issues you're experiencing with your property manager's lack of responsiveness. The property management company may intervene and help facilitate communication or address the underlying issues causing the lack of response.

Seek Legal Advice

If your attempts to resolve the issue through communication channels fail, you may need to seek legal advice to explore your options further. Depending on the nature of your concerns and the terms of your rental agreement, you may have legal rights and remedies available to address the situation and you need to report a property management company to the correct authorities.

Consider Escalating the Issue

In some cases, escalating the issue may be necessary to get the attention of your property manager or landlord. This could involve filing a formal complaint with a relevant regulatory agency, such as a local housing authority or consumer protection agency.

Alternatively, you could consider posting online reviews or lodging complaints on social media platforms to raise awareness of your concerns publicly. While escalation should be a last resort, it can be an effective way to prompt action when other avenues have been exhausted.

Document Any Property Issues

If your property manager's lack of responsiveness is related to maintenance or repair issues with your rental property, it's essential to document any problems thoroughly.

Take photographs or videos of the issues you're experiencing, and keep a written record of the dates and times you reported them to your property manager. This documentation will act as valuable evidence if you need to pursue legal action or seek resolution through alternative means.

Consider Finding a New Property Manager

If your property manager won't return calls, you may need to consider finding a new property manager or exploring alternative housing options.

Look for property management companies with a reputation for responsive communication and proactive problem-solving. While transitioning to a new property manager may involve some inconvenience and additional effort, it's essential to prioritize your comfort and satisfaction as a tenant.

Engage With Other Tenants

If you're experiencing difficulties with your bad property managers, chances are other tenants may be facing similar issues. Consider reaching out to your neighbors to see if they're encountering similar challenges and discuss potential strategies for addressing them collectively.

Grouping together can amplify your voices and increase the likelihood of getting the attention of your property manager or landlord. Additionally, forming a tenants' association or committee can provide a platform for sharing information, coordinating efforts, and advocating for your collective interests.

Keep Records of All Correspondence

In addition to documenting your attempts to contact your property manager, it's crucial to keep detailed records of all correspondence related to your rental property. This includes emails, letters, phone calls, and in-person conversations with your property manager or landlord.

Having a comprehensive record of communication can help support your case if you need to escalate the issue or pursue legal action. Be sure to include dates, times, and details of the discussions or requests made, as well as any responses received (or lack thereof).

Explore Mediation or Arbitration

If communication with your property manager has reached an impasse, you may consider exploring alternative dispute resolution methods such as mediation or arbitration. Mediation involves a neutral third party facilitating a discussion between you and your property manager to help reach a mutually acceptable solution.

Arbitration, on the other hand, involves a neutral arbitrator hearing both sides of the dispute and making a binding decision. These processes can be less adversarial and time-consuming than litigation, offering a more efficient and cost-effective way to resolve conflicts.

Here's What to Do When Your Property Manager Ignores You

There are lots of options available to you if you are trying to figure out what to do when your property manager ignores you. It's not an ideal situation, of course, but that's life.

Next time, make sure to choose a reputable property management company that will take care of your needs and not ignore you no matter what. Property Management Inc. (PMI) is one such company. With lots of experience behind us, we are here to make property management a cinch for you.

Contact us to get a quote or learn more about our services.

Hiring a property manager helps alleviate the stress and effort involved in managing your rental property, but how much does property management cost?

It's important to keep the cost-saving benefits of hiring a property manager in mind as you investigate this question. Hiring a property manager helps you secure good tenants, preserves the value of your property, and limits potential vacancies.

Read on to discover more about typical property management fees and extra charges.

Types of Property Management Fee Structures

There are two main ways that property managers structure their fees. These are listed below.

Percentage of Monthly Rent

Property managers who offer this pricing structure usually charge about 4-12% of the monthly rent collected. If your property becomes vacant, they may switch to a fixed fee until it's leased to someone new.

Pay attention to your contract if you agree to this fee structure. You must insist that the property management service charges you according to rent collected rather than rent due.

This motivates them to collect rent on time.

Fixed Property Management Fee

Fixed property management fees are most often based on the size and type of the property as well as the services provided by the property manager.

Full-service property management fees usually include most of the services you need and are more expensive than a-la-carte management services, where you choose only a few of the available services.

A flat-fee structure might seem like a good way to ensure predictable monthly expenses, but it does not motivate your property manager to maximize your rental income.

Other Costs Associated With Property Management

Most property management fees cover a range of basic services. These include the following:

• Rent collection
• Property inspections
• Maintenance coordination
• Tenant communications

You're likely to pay extra for once-off services, especially if these take a lot of extra time or effort. By charging extra for these incidents, property management services help keep their monthly fees lower.

Some common extra charges include:

Set-Up Fees

The one-time setup fee usually covers all the administration involved in setting up your account with the property management company. It includes things such as the following:

• The initial property inspection
• Setting up your account for bookkeeping
• Opening a new bank account, if necessary
• Assistance with acquiring any necessary licenses

Licensing requirements vary widely across the country; you should contact your local authorities to find out whether you need one to operate your rental business.

Tenant Placement Fee

You can expect to pay extra charges whenever your property manager finds a new tenant for your property. This fee covers the cost of cleaning the property and the administration involved in adding a new tenant to their property management system.

Vacancy Fee

Depending on your contract, your property manager might charge you an extra fee if you want them to oversee your property. Without tenants in place, properties are at risk of vandalism and unexpected maintenance issues.

For a fee, your property manager will inspect your vacant property regularly to ensure everything is in order.

Repairs and Maintenance

Routine preventive maintenance is vital for maintaining the appeal and value of your investment property. It's also an expensive undertaking.

The good news is that well-established property management companies have a network of trusted local contractors on call or employ an in-house maintenance team.

These relationships mean you'll always get the best prices and service for maintenance and repairs.

While interviewing prospective property management teams, be sure to ask about these services. You should also ask whether they charge an additional project management fee for overseeing the work.

Property Inspections

Bi-annual property inspections are vital for checking up on your property and ensuring your tenants are complying with their lease agreements. These inspections also provide an opportunity to check that your home still meets the expected levels of habitability in your state.

Many property managers do not charge extra for this service, but you should ask about these charges before signing up with a property management service.

Factors That Impact the Cost of Hiring a Property Manager

Property management fees vary widely from state to state and city to city. Numerous factors cause this, such as local market conditions or the dominant property types in an area.

These are the major things that can impact property management pricing:

Type and Size of Property

Property managers charge different fees based on whether you own a multifamily building, a single-family home, or a vacation rental property.

Property size also comes into play when determining pricing. It's common for property managers to adjust their prices depending on the number of bedrooms, the square footage of the home, or the number of units in a multi-family building.

The Condition of the Property

Older homes generally require more property maintenance and repairs than newly built ones, which creates more work for your property manager.

They may charge higher fees for these buildings or take a larger percentage of the rent.

The Location of the Property

Highly-rated neighborhoods have better schools and amenities, so you can charge more for them. In lower-rated places, your tenants will pay less rent, so your property manager might take a larger percentage to cover their costs.

Market competition in your area can also impact property management pricing. In less competitive markets, property managers can risk charging more for their services.

How Much Does Property Management Cost in My Area?

From all the variables mentioned above, it's clear that there's no easy answer to the question, "How much does property management cost?"

Despite all the available options, the two most important considerations when hiring a property manager are your budget and the value of your time. We can help you make the most of both.

PMI Property Management has over 20 years of experience in the property management industry. We operate the fastest-growing network of dedicated and experienced property managers across the country.

Reach out to one of our PMI property management specialists in your area to discuss your needs.

As a landlord, one of your main goals is to enhance the appeal and durability of your rental units. An often overlooked yet crucial aspect of this is the choice of carpeting.

Choosing the best carpet for a rental property can significantly impact its aesthetics and longevity. This guide provides you with essential tips to help you make an informed decision when selecting the best carpet for a rental property.

Read on to learn more.

1. Consider Durability

Durability is paramount when selecting a carpet for your rental unit. Rental properties typically experience higher foot traffic compared to a typical home, making it essential to choose carpets made from hard-wearing materials.

Nylon and polyester are excellent choices known for their resilience. They can withstand considerable wear and tear, ensuring that your carpet maintains its appearance over extended periods.

Both nylon and polyester carpets come in a variety of styles and textures, allowing property owners to choose options that suit their aesthetic preferences without compromising on durability. It's also worth noting that these materials can be treated with protective coatings to further enhance their resilience and lifespan.

2. Choose Stain-Resistant Fabrics

The unpredictable nature of tenancy means spills and stains are inevitable. To mitigate the need for frequent replacements, it's wise to select carpets with stain-resistant properties.

Carpets treated with protective coatings or those made from solution-dyed fibers are ideal. They offer ease of cleaning and maintenance, saving you time and money in the long run.

3. Opt for Neutral Colors

While vibrant carpet colors can be attractive, neutral shades such as beige, gray, or taupe are more suitable for your rental property carpet color. These colors provide a timeless and versatile backdrop, allowing tenants to easily integrate their decor style.

These neutral shades have a broad appeal. They tend to complement various interior design trends, making them a safe choice for landlords who wish to attract a wide range of potential tenants. This universal appeal can be especially beneficial in the rental market, where tenant preferences can vary significantly.

4. Consider Low Pile Carpets

Low-pile carpets are not only a budget-friendly option but also simpler to clean and maintain. They are less likely to trap dirt and dust, making them ideal for areas with frequent foot traffic. Their durability and ease of maintenance make low-pile carpets a smart choice for rental units.

Moreover, low-pile carpets are known for their allergy-friendly properties. Since they trap fewer allergens like pet dander, pollen, and dust mites than their high-pile counterparts, they can significantly improve indoor air quality. This aspect is particularly beneficial for individuals with allergies or respiratory issues.

5. Prioritize Easy Maintenance

As a property owner, reducing maintenance costs is a key consideration. Opt for carpets that are effortless to clean. Carpets that can maintain their appearance with regular vacuuming and occasional professional cleaning will ensure your rental units remain attractive to potential tenants.

Opt for synthetic fibers like nylon or polyester. This rental property carpet material is not only stain-resistant but also retains its color and texture over time, even with heavy foot traffic. Nylon fiber, in particular, is known for its resilience and easy-to-clean nature.

That way, you won't need a rental property carpet replacement any time soon.

6. Invest in Quality Padding

The padding beneath the carpet is just as important as the carpet itself. Quality padding enhances the comfort underfoot and extends the carpet's lifespan. It provides better insulation and noise reduction, providing tenants with a more comfortable and quiet living environment.

Some paddings come with antimicrobial properties that inhibit the growth of mold, mildew, and other allergens, making them an excellent choice for those with allergies or respiratory issues.

7. Consider Allergen-Friendly Options

Be mindful of tenants with allergies. Hypoallergenic carpets with low VOC emissions are a considerate choice, promoting a healthier indoor environment. These carpets can be particularly appealing to prospective tenants who are health-conscious or have specific allergies.

8. Budget Wisely

Balancing quality and budget is crucial. Seek out carpets that offer a mix of affordability and durability. Remember, investing a bit more initially can be cost-effective in the long run, as durable carpets require less frequent replacements.

High-traffic areas need more durable carpets, which might be more expensive. However, investing in a durable carpet for these areas means you won't have to replace it as often, saving money in the long run

9. Get Professional Installation

Proper installation is key to maximizing the lifespan of your carpet. Professional installation ensures that the carpet is laid evenly and securely, reducing the risk of premature wear and tear. While DIY installation might seem like a cost-saving option, it can lead to issues down the line.

Another key aspect is the use of specialized tools. Professional installers have access to tools and equipment that might not be readily available to the average homeowner. These tools, such as power stretchers, knee kickers, and seam rollers, are essential for a tight and secure fit.

10. Review Warranty and Maintenance Guidelines

Before finalizing your carpet choice, thoroughly review the manufacturer's warranty and maintenance guidelines. This will help you understand the longevity and care requirements of the carpet, ensuring you adhere to best practices for maintenance and warranty claims.

Note the length of the warranty period. Some warranties may cover only a few years, while others might extend to a decade or more. Understanding the time frame helps in planning long-term maintenance and budgeting.

Finding the Best Carpet for a Rental Property Made Easy

In conclusion, choosing the best carpet for a rental property is a decision that significantly influences both the aesthetic appeal and long-term costs.

By following these top 10 tips, you can make a choice that not only enhances the look of your rental units but also keeps your tenants satisfied.

If you're looking for more guidance or ready to make your selection, don't hesitate to contact us. With over 400 franchises nationwide, PMI is here to help you find the best carpet for a rental property and other property management needs.

In this article, we'll delve into this pressing question to provide clarity and guidance. Whether you're a tenant concerned about potential penalties or a landlord facing legal challenges, understanding the implications of renting an illegal apartment is crucial.

Here, we'll explore the risks, consequences, and steps you can take to navigate this complex situation effectively. Let's get started with this guide to illegal apartment tenant rights and more.

What Is an Illegal Apartment?

Illegal apartments are rental units that don't meet local building or zoning regulations. They may lack proper permits, violate safety codes, or fail to provide essential amenities. These units often arise from unauthorized modifications or conversions of existing spaces.

Living in an illegal apartment can pose serious risks to tenants, including safety hazards and limited legal protections. Additionally, landlords who rent out illegal units may face:

• Fines
• Legal action
• Property closures

Recognizing the signs of an illegal apartment and knowing your rights as a tenant are essential for protecting yourself and ensuring safe, lawful housing.

Potential Risks for Renters

Renting an illegal apartment exposes tenants to various risks and challenges. These units may lack essential safety features, such as proper ventilation or fire escapes, putting occupants in danger in case of emergencies.

Additionally, illegal apartments might have substandard living conditions, such as inadequate insulation or plumbing issues, leading to discomfort and health concerns for tenants.

Moreover, renters in illegal units may face eviction without proper recourse or legal protections. It's crucial for tenants to be aware of these risks and advocate for their rights.

Reporting violations to authorities and seeking legal advice can help tenants address issues and ensure their safety and well-being in rental housing.

Legal Consequences for Landlords

Renting out illegal apartments can have serious legal ramifications for landlords. They may face fines, citations, or legal action from local authorities for violating building and zoning codes.

In severe cases, landlords might be required to pay substantial penalties or even lose rental income if authorities shut down the illegal units. Additionally, landlords could damage their reputation and credibility within the community. This can impact their ability to attract tenants in the future.

It's essential for landlords to understand and comply with all relevant regulations to avoid legal consequences and ensure the safety and legality of their rental properties. Seeking legal guidance, partnering with a property management company, and addressing any compliance issues promptly can help landlords mitigate risks and maintain a positive rental business.

How Fines Are Determined

Fines for renting illegal apartments vary based on factors like location and the seriousness of violations. In some areas, fines can range from a few hundred to several thousand dollars per violation.

Repeat offenders or landlords with multiple illegal units may face steeper penalties. It's important to know the specific regulations in your area to understand the potential fines you could face.

Taking proactive steps to address any violations and ensure compliance with local laws can help landlords avoid hefty fines and legal trouble.

Enforcement and Reporting

Local authorities are responsible for enforcing building and zoning codes to ensure safe and legal housing. Tenants can report suspected illegal apartments to the appropriate agencies, such as the building department or housing authority.

Reporting violations not only protects tenants but also safeguards the integrity of rental housing in the community. Authorities investigate complaints and take action against landlords who fail to comply with regulations.

By reporting illegal apartments, tenants play a crucial role in upholding housing standards and promoting a safer living environment for themselves and others. It's essential for tenants to know their rights and take action if they suspect their rental unit is illegal.

Legal Options for Tenants

If tenants discover they're renting an illegal apartment, they have rights and legal options. Depending on the situation, tenants may be entitled to reimbursement of rent, relocation assistance, or compensation for any harm suffered.

Consulting with a legal aid organization or tenant advocacy group can provide valuable guidance on navigating the process and asserting rights. Tenants should document any violations, review their lease agreement, and communicate concerns with their landlord.

In cases of severe violations or unsafe living conditions, tenants may have grounds to withhold rent or seek legal remedies. Understanding their rights empowers tenants to take action and ensure safe, lawful housing.

Steps to Take

When faced with the realization of renting an illegal apartment, knowing what steps to take is crucial. Here's a brief overview of the key steps tenants can take to address the situation effectively.

Document the issues

Take photos and notes of any safety hazards or code violations in the apartment. This evidence can be valuable when addressing concerns with the landlord or reporting violations to authorities.

Review your lease

It's important that you understand the terms of your rental agreement, including your rights and responsibilities as a tenant. Pay attention to clauses related to habitability and landlord obligations.

Communicate with your landlord

Inform your landlord about any issues or concerns regarding the apartment's legality or safety. Be sure to request repairs or improvements to address violations.

Seek legal advice

It can help to consult with a lawyer specializing in landlord-tenant law to understand your legal rights and options. They can provide guidance on how to proceed and advocate on your behalf if necessary.

Consider relocation

If the apartment is deemed unsafe or uninhabitable, explore options for finding alternative housing. In some cases, tenants may be entitled to reimbursement of rent or relocation assistance. Remember to prioritize your safety and well-being when making decisions about housing.

How Much Is the Fine for Renting an Illegal Apartment?

In conclusion, understanding the ramifications of illegal apartment rentals is essential. So, how much is the fine for renting an illegal apartment? Well, it varies, with factors like location and violations determining fines, ranging from a few hundred to several thousand dollars.

Ready to streamline your property management needs? Contact our expert team at Property Management Inc. today to learn how we can help maximize your investment and alleviate the burdens of property ownership.

This article delves into the crucial topic of how often should carpet be replaced in rental properties. We'll explore the lifespan of carpets in rentals, landlord obligations, tenant rights, signs that indicate it's time for a change, balancing costs with quality, the impact on rental value, and navigating local area regulations.

Get ready to gain insights that could transform your property management approach.

The Lifespan of Carpet in Rentals

In rental properties, the carpet's lifespan varies but typically ranges from 5 to 10 years. The key factor influencing this is the carpet's material. Higher quality carpets can withstand more wear and tear, thus lasting longer. On the other hand, cheaper materials may need replacement sooner.

Tenant usage greatly impacts carpet longevity. High tenant turnover, along with factors like pets or children, can accelerate wear. Carpets in areas with heavy foot traffic will show signs of aging quickly. Regular maintenance, including professional cleaning and prompt repair of damages, can extend a carpet's life. This not only enhances the property's appeal but can also be cost-effective in the long run.

Environmental conditions like humidity and sunlight exposure also play a role. Humidity can lead to mold, while sunlight can cause fading. Landlords should consider these aspects to determine the best time for carpet replacement in their rental properties.

Landlord Obligations and Tenant Rights

Landlords have rules to follow about replacing carpets in rental properties. These rules can be different depending on where you are, but usually, landlords must make sure carpets are safe and clean when a new tenant moves in. This means replacing carpets that are too old, torn, or have health issues like mold or bad smells.

For tenants, having a carpet that's in good shape is a basic need. They expect carpets to look decent, not be worn out, and be safe to live with. It's key for landlords to remember that even though people have different tastes, carpets need to be safe and work well.

Taking care of carpet problems quickly meets legal rules and helps keep a good relationship with tenants. Talking openly about carpet care can stop problems and make sure everyone knows what they should do.

Signs It's Time for New Carpets

Recognizing when to change carpets in a rental property is key. Certain signs clearly show when it's time for a new one.

Wear and Tear Indicators

Visible signs of wear and tear are your first clue. Check for areas where the carpet is fraying, has holes, or the fibers are flattened. High-traffic spots often show more fading and might feel less cushioned. If the carpet doesn't spring back under your feet or is tough to clean, these are clear signals.

Health Implications

Old carpets can also affect health. They can hold onto allergens, dust, and mold, especially if they're damp or have stubborn stains. If the air in the rental doesn't feel right, or if there's a constant musty odor, the carpet could be to blame.

Looking for visible damage and thinking about health factors are important. These indicators let you know it's time to get new carpets in a rental property.

Balancing Cost and Quality

Finding the right balance between cost and quality for carpet replacement is essential for landlords. To budget effectively, consider the lifespan of different carpet types and their costs. Setting aside a small amount each month can help manage the expense when it's time for replacement.

Investing in quality carpets may cost more upfront, but they tend to last longer and look better, reducing the need for frequent replacements. Cheaper carpets might save money initially but can wear out quickly, leading to more replacements and higher costs over time.

Think long-term: a slightly higher investment now can mean less spending in the future.

Impact of Carpet Condition on Rental Value

The state of the carpet in a rental property plays a big role in both attracting and keeping tenants. Fresh, clean carpets make a strong first impression. They show tenants that the landlord cares about the property and their comfort. This can be a deciding factor for someone choosing where to live. Plus, tenants are more likely to stay longer in a well-maintained home.

The condition of the carpets also affects the rental property's value. Properties with newer, well-kept carpets often command higher rent prices. They're seen as more desirable and comfortable. On the flip side, old or damaged carpets can lower a property's appeal and value. It might even lead to longer vacancies between tenants.

So, keeping carpets in good shape isn't just about aesthetics; it's a smart business move. It can make your property stand out and potentially bring in higher rental income.

Navigating Local Area Regulations

Understanding and following local housing laws is crucial for landlords, especially regarding carpet replacement. Each area might have different rules about when and how carpets should be replaced. For instance, some places require carpet replacement after a specific number of years or between tenancies.

It's important for landlords to stay informed about these local regulations to avoid legal issues. Non-compliance can lead to fines or disputes with tenants. These rules can vary widely, so checking with local housing authorities or a legal expert in property management is a wise move. Staying on top of these regulations ensures a smooth, lawful operation of your rental property.

How Often Should Carpet Be Replaced In Rental Property?

Knowing the answer to "how often should carpet be replaced in rental property" hinges on material quality and tenant usage. Landlords must balance legal obligations with tenant expectations. Key signs like wear and health concerns indicate when it's time for a change. Balancing cost with quality and the carpet's impact on rental value is crucial.

Remember, a well-chosen carpet can transform a rental property. For expert property management that combines a comprehensive suite of services with the unique advantage of local expertise backed by a global brand, reach out to Property Management Inc.

Let's collaborate to enhance your property's potential.

If you've ever needed to issue a notice to quit, you know it's not as straightforward as it seems. Knowing what makes a notice to quit invalid is key. There are specific legal rules that can render such a notice ineffective. This can lead to unexpected problems down the line.

In this guide, we'll address the critical question of what invalidates a notice to quit. We'll guide you through the legal protections afforded to tenants and the common pitfalls that can make a notice to quit ineffective. Getting to grips with these aspects is key to ensuring your actions as a landlord are both lawful and fair.

Incorrect Timing

Did you know there's a specific timeframe for delivering a notice to quit? Each state has its rules and guidelines regarding how much notice you must give a tenant before you can start eviction proceedings. Depending on your local regulations, it might be 30, 60, or even 90 days.

For instance, some states require a 30-day notice for month-to-month tenancies, while others may require more or less. Issuing a notice that doesn't meet these time requirements can invalidate it. It's crucial to understand and adhere to these timelines to ensure your notice is legally binding.

Vague or Incorrect Information

Like other legal documents, a notice to quit must contain accurate information. These include specific details such as:

• The amount the tenant owes
• The date the notice is served
• The date by which the tenant must vacate
• A clear statement of the reason for eviction

Errors in these details, or a lack of clarity, can render the notice ineffective. Double-check all information on the notice for accuracy and completeness.

State the reason for termination explicitly, using legally recognized grounds like non-payment of rent, lease violation, or property damage. Ambiguity could open the door to challenges.

Non-Compliance With Rent and Eviction Control Laws

Some areas have rent control laws that limit your ability to increase rent or evict tenants without just cause. Similarly, eviction control laws may require that you provide a justified reason for eviction, such as non-payment of rent or violation of lease terms.

Ignoring these laws when issuing a notice to quit can lead to legal complications. It also helps to acquaint yourself with potential legal defenses your tenants might have.

Eviction laws sometimes provide exceptions for specific tenant situations, like disability or discrimination. Consulting with a local housing attorney can help you anticipate and avoid these roadblocks.

Improper Delivery Method

Proper service of the notice is as important as its content. Most states require that you either hand-deliver the notice to the tenant, leave it with a responsible person at the residence, or send it via certified mail. Failure to follow the prescribed delivery method can invalidate your notice, so be sure to check your local laws for specific requirements.

Leaving a casual sticky note on a tenant's door might not cut it!

Violation of Tenant Rights

Although the specifics can vary by jurisdiction, U.S. tenants have several rights that are generally upheld across various states. Some common tenant rights include:

Right to a Habitable Home

Tenants have the right to live in a safe and well-maintained property. Essential services like heat, water, and electricity should be in working order. The property should also be free from serious hazards.

Right to Privacy

Tenants are entitled to privacy in their rental units. Landlords must provide notice (usually 24-48 hours) before entering the property, except in emergencies. This requirement is often mandated by law to protect tenants from unwarranted intrusions, ensuring a secure living environment.

Right to a Fair Eviction Process

Tenants have the right to a fair eviction process. This usually requires the landlord to provide a written notice and a reasonable time to rectify any lease violations or to vacate the property. Illegal evictions, such as changing locks or shutting off utilities, are prohibited.

Right to Security Deposit Return

Tenants have the right to receive their security deposit back within a specified period after moving out, assuming they leave the property in good condition. Landlords must provide a detailed account of any deductions made for repairs or unpaid rent.

Right to Repair and Deduct

In some states, if a landlord fails to make necessary rental repairs, tenants may have the right to arrange for repairs themselves and deduct the cost from their rent. Specific conditions and limits often apply.

Right to Withhold Rent

In certain circumstances, tenants might have the right to withhold rent if the landlord fails to maintain a habitable living environment. This should be done with caution and often requires following specific legal procedures.

A violation of one or more of these tenant rights can render a notice to quit invalid. For example, if a tenant complains about a significant repair issue and you respond with an eviction notice, this can be seen as retaliatory. It's important to address legitimate tenant complaints accordingly.

Don't use eviction as a tool for shunning your responsibilities as a landlord.

Discriminatory Evictions

You cannot legally evict a tenant in retaliation for them exercising their rights, such as complaining about unsafe living conditions. Similarly, eviction based on race, gender, religion, disability, or other protected classes is illegal and can invalidate a notice to quit. Ensure that your reasons for eviction are legitimate and non-discriminatory.

Seek Professional Guidance on What Makes a Notice to Quit Invalid

Struggling to navigate the process of ending a tenancy agreement? Whether you're new to the landlord game or a seasoned pro, knowing what makes a notice to quit invalid is key to ensuring a lawful and fair eviction.

At Property Management Inc., we offer property management solutions to help landlords and real estate property investors like you manage tenancies better. Please get in touch with us today to see how we can help with your property management goals.

Update and Clean the Property

You’ll want to prepare your property for the showing. Take time to make any necessary updates (before the marketing photos). A fresh coat of paint and new flooring can do wonders! You’ll also want to ensure the property is clean from top to bottom.

Make Showings Easy

Make showings easy for prospective tenants too. If it’s difficult for a prospective tenant to get a hold of you, they may just decide it’s not the right fit without even looking at the property. One of the ways to make this process simple is to offer the option for them to see the property on their own. There are ways to set this up safely and simply. In fact, it’s something we offer to our clients. Even if you’re not going to be available at the showing, you want to ensure that someone is available if anyone has questions. So, make sure they have a point of contact that they can easily reach. This will help the process go faster and smoother.

Provide Flyers with Additional Information

At the showing, it’s a good idea to have some information about the property and the local area. You can print flyers. You may even find it’s something you can send out as a digital flyer if you have the prospective tenant’s email address. This will allow you to further highlight the property. It’s not a necessary item, but it can help your rental stand out from competing properties. What do you highlight in this? Well, you can go over the amenities in the apartment and the shared areas. You can also talk about what is in the local area. Many people who move from out of town may wonder what this town/city has to offer. By listing some of the community’s features, it can help the prospective tenants picture themselves moving there.

What types of things should you highlight about the area? Consider who your target audience is and what types of establishments people usually frequent as well as what makes your area special.

• Gyms/Fitness Centers: Health is a hot topic. Many people like to have gyms/fitness centers nearby, whether you have the amenity in your apartment community or there’s a gym right down the street. Highlight the local fitness centers in the area. You may even want to let prospective tenants know how close they are. Spelling out convenience is always a good idea.
• Grocery Stores: Everyone needs groceries. Whether your prospective tenants order their groceries online for pickup/delivery or they go in-store, it’s good for them to know what grocery stores are in the surrounding area.
• Restaurants/Cafes/Bars: Prospective tenants will want to know the best places to eat in the area. Try to highlight some of the top picks for them.
• Convenience Stores/Gas Stations: If prospective tenants know where to stop in for something quick and pump their gas, it can be helpful, especially if it’s right down the road from them.
• Specialty Shops: List some of the specialty shops in the area that they might not find somewhere else. Consider what stores are extra special and well-loved by current locals.
• Pharmacies: Sometimes you just need to go to a pharmacy. It’s one of those life musts, so make sure to include a list of local ones.
• Entertainment: Here’s your chance to highlight some of the entertaining things to do in the area to help prospective tenants picture themselves living in the area.
• Playgrounds: Families with small kids will want to know where the closest playground is located.

While providing a flyer with extra information isn’t a necessary thing, it can help better sell the area if you’re looking to further motivate potential tenants to sign the dotted line. These are just a few of the potential community amenities you could mention as you think carefully about what prospective tenants would desire. Also take note, if you don’t provide the flyer, it’s a good idea to at least be very familiar with the area in case anyone asks about local grocery stores, restaurants, etc.

Ask the Right Questions

Another thing to keep in mind when handling rental showings is that this is a good opportunity to ask the prospective tenant questions. It’s kind of like a pre-screening before the tenant applies. You may want to ask them why they’re looking for a new place when they’re hoping to move if they smoke or own pets, who all would be living on the property, and if they’d consent to a credit check. These are things you could ask over the phone prior to the showing or, if you’re showing the property in person, you could do so during the showing. Just remember that you should ask every tenant the same set of questions so everyone is treated equally.

When it finally comes down to signing the lease, make sure to go through it with the tenant, highlighting the important details and anything for which you and your tenant are responsible.

If you’d like help marketing your property, showing it, and finding the right tenants, please reach out to us at PMI. We provide trusted property management services.

When it comes to HOA insurance, some HOAs may not even be aware of what their insurance includes. The problem is not all insurance brokers are well-versed in this insurance, so it’s important to work with someone who is. And, many HOAs simply renew their insurance from year to year, expecting that it will provide enough coverage if something unfortunate should happen. The issue, of course, with both of these situations is that the coverage may not be enough.

When choosing the right HOA insurance, it’s important to take into account what coverage it provides. Most HOA policies provide protection under two basic areas: liability coverage and property protection for common areas. When it comes to single family home HOAs, it’s easier to define what areas are considered common use. That would be places like the pools, clubhouses, the walking paths, fitness rooms, etc. When it comes to condominiums, there is additional coverage. With a bare walls coverage, the HOA insurance also includes the walls as well as structure within the walls such as wiring and plumbing. With all-in coverage, it also covers built-in items, such as countertops. Anything else within the home would need to be covered by condo insurance (just like with single family homes needing homeowners insurance for their property).

Taking a Look at Liability Coverage and Common Area Property Protection

But, let’s break down exactly what is referred to with liability coverage and property protection.

Liability coverage has to do with protecting people and the HOA if they’re injured in a common area. See, if someone does get injured, say they slip and fall on the sidewalk or by the pool, they might then decide to sue the HOA. If that happens, liability coverage should provide protection. This not only helps the HOA but it can also help homeowners living within the HOA. This is because if the HOA did have to pay out without HOA insurance, they could end up pulling from reserve funds and then needing to raise homeowner dues or having to use a special assessment to raise funds. The same thing could happen if there’s no HOA insurance and physical damage occurs in a common area. Thankfully, that’s where property protection comes in. If damage occurs in a common area (and it’s something that is covered) the HOA insurance can provide protection to help ease the financial burden to fix or rebuild. You’ll want to see what your actual HOA insurance covers though, because some may exclude certain events such as fires, floods, hurricanes, or earthquakes. It’s important to look over the policy and see that it provides adequate protection for your HOA needs. This may require buying additional coverage to ensure that the right protection is in place.

Additional Protections to Consider

While we’re talking about additional protections, you may also want to see if your HOA has criminal protection, D&O insurance, and umbrella insurance. Criminal protection could provide coverage in case of theft or fraud from volunteers, vendors, or others. Directors and officers (D&O) insurance helps protect the board members if a homeowner files a suit against one or more of them. And umbrella insurance can provide additional protection to help HOAS avoid exceeding what a policy limits.

A Quick Note About HOA Insurance Costs

When it comes to the cost of HOA insurance, this can vary significantly because the cost depends on various factors. The property size and location will be two of the biggest determining components in creating the right price.

What Homeowners Should Know

Homeowners may be curious why it’s important to have HOA insurance along with homeowners or condo insurance. It’s important to provide clear and effective communication so that homeowners know why this is essential and why part of their dues are going to HOA insurance. As mentioned above, homeowners and condo insurance only offer some protection, but they don’t cover common areas. If a common area is damaged it could end up costing a significant amount. If adequate HOA insurance isn’t in place, then it could take a long time to fix or rebuild, and it could become costly. Homeowners would essentially end up paying for the expenses after reserve funds were depleted, and then you’d need to rebuild the reserve fund. All, while the homeowners waited to be able to use that common area again. However, by paying dues toward HOA insurance now it helps ensure protection in case the unfortunate should happen. If someone were to become injured and sued the HOA, this could also deplete reserves and increase homeowner expenses. When homeowners understand the importance of HOA insurance and the differences between it and homeowners/condo insurance, it can help them feel better paying for the extra protection.

Make Sure Your HOA Insurance Policy is Up to Date

Now if you’re a part of the board, it’s important to ensure that your HOA insurance is up to date and has good protection. Avoid simply renewing it when it comes time to do so. Instead, do some research. Ask questions. Make sure that you know what’s covered and what’s excluded from your policy. This will help ensure you’re properly protected if something unexpected should happen.

If you’d like assistance managing your HOA, please reach out to us. We’re happy to help things run smoothly. Learn all about us by visiting our website today.When choosing the right HOA insurance, it’s important to take into account what coverage it provides. Most HOA policies provide protection under two basic areas: liability coverage and property protection for common areas. Learn more about this in our latest blog.

An HOA master policy will cover the shared areas in an association. However, it won’t cover personal belongings or a detached home’s property. In a condominium, the master policy will vary. Bare-walls policies will only cover the actual structure and includes things within the walls such as wiring, insulation, and plumbing. Another type of policy, called All-in Coverage, will include all of that as well as coverage for things that are built-in such as countertops and appliances. A third type of policy, called Special Entity, will typically cover the interior but not any modifications made to it. When purchasing either homeowners or condo insurance, it’s important for community members to get to know the association’s master policy. This can help them better understand what is covered by the association while also knowing what they need coverage for.

While an association’s master policy typically only provides liability protection and property damage coverage for shared areas, having a separate policy can help ensure that a homeowner or condo owner has the protection they need. Here are some of the areas that can be protected in one of these policies:

Personal Property Coverage

This type of coverage offers protection in case personal property would be stolen or damaged. This is not something that a master policy will cover, so it’s essential that everyone living in associations have this protection. Remember to consider the value of your personal property to determine how much coverage you require.

Loss Assessment Protection

This is important if you live in an association. While the association’s master policy will have protection for shared areas, a situation could arise when there isn’t enough coverage to take care of the total bill. If an association runs into a situation where more money is needed to cover the claim, it may need to put forth a special assessment to collect enough money to cover the issue at hand. If a member has loss assessment protection, it may help cover the member’s special assessment costs.

Liability Coverage

This type of coverage helps to protect the insurer in case someone would get injured on their property or another person’s property would be damaged accidently. A homeowners insurance policy would need more coverage since it would need to cover the interior and exterior of the property. However, condo insurance would only need to cover liability within the unit, since liability should be covered in shared spaces by the association’s master policy.

Dwelling Insurance

This type of insurance helps protect the insurer in case there is damage to the structure of the home or any other attached buildings/structures on the property. For homeowners, the policy will typically cover things like “the roof, foundation, floors, doors, windows, and walls… and also generally includes anything attached to the structure, such as garages, porches, decks, and built-in appliances or fixtures.” However, for condos, it’s a little different. If a member lives in a condo association that doesn’t cover the built-ins, such as cabinets and appliances, then dwelling coverage may be needed. Although, these members will not need the full coverage that homeowners require.

As you can see, homeowners and condo insurance do vary a little from each other, but both offer the protection needed to fill the gaps that an association’s master policy won’t include.

Now, it’s important to keep in mind that there will be specific situations that are covered under insurance. Insurers may find that not every type of incident is covered. For example, you’ll find that under liability protection that it’s only accidents that are covered, nothing that is done intentionally. And under personal property and dwelling insurance, there will be a list of perils that can be covered. Floods are typically not covered under standard insurance and would require additional protection if desired. However, things like fire, frozen pipes, theft, wind damage, or hail damage will probably have coverage. Also, even though water damage from a flood isn’t typically included, insurers can usually make a claim if it’s a result of faulty plumbing, an appliance, or an air conditioning unit.

Insurers will find the cost to vary a good degree, depending on several aspects. The location will play an important factor in determining the cost; other things that will be considered include the value of the home/unit and how old it is. And as everyone knows when shopping for insurance, different providers will come at varying prices as well. It’s a good idea to look around and compare prices. And while it’s important to find a policy that is within the insurer’s budget, it’s also essential that the insurer receives the coverage they need.

A couple quick side notes to keep in mind, if a person owns a townhouse in an HOA, the insurance is typically similar to condo insurance. If you rent in an HOA, you won’t need homeowners or condo insurance, but rather renter’s insurance (we did another blog on this, so please check out our other posts).

Thanks for taking time to read this blog and learn about homeowners and condo insurance policies. If you’d like to find out more about us, please check out our website. We are a trusted and experienced community management group.

When it comes to insuring your commercial property as a landlord or insuring your business as a tenant, you should be aware of a few things.

Commercial Property Insurance and General Liability Coverage

Every landlord should have some type of insurance to help provide protection. While standard landlord/property insurance is good, it only typically provides protection regarding the damage of the property. It’s important that landlords who own commercial properties have insurance that includes property protection as well as general liability coverage. When it comes to general liability coverage, this typically provides protection if someone should be injured on the property as well as protection for damaged property. It can also include providing coverage if you should be sued because of an injury. General liability protection often also includes coverage regarding suits involving libel or infringement to a copyright.

As a landlord, you probably require tenants to have general liability coverage and may be wondering why you need it as well. In some cases, people will go after the landlord instead of the tenant because they’re seen as a “bigger fish” with more funds. It’s important to have coverage if this happens. It’s also important to have the tenant list the landlord on their general liability insurance so there is further coverage. The other reason to have general liability coverage is if someone gets injured on the property in an area that isn’t covered by the tenant’s insurance. For example, what if they fall outside on the sidewalk that isn’t deemed part of the business property? This could fall under the landlord’s general lability coverage instead of the tenant’s.

A business owner’s policy can be a great choice for both landlords and tenants, especially for small businesses trying to save some money. It bundles both commercial property insurance and the general liability coverage into one policy. This is generally more affordable then buying separate insurance policies. Just make sure it offers the coverage you need.

Business Interruption/Income Insurance

Another insurance coverage that is important for tenants and landlords to have is business interruption/income insurance (this should be included in a commercial landlord insurance policy). If the worst should happen and a business has to shut down for a period of time, it can help provide payment for any lost expenses. This allows tenants to continue paying their rent, which also helps the landlord. Many landlords require this type of insurance to ensure that they don’t lose rent in a worse case scenario. It’s also helpful for landlords to have since it can provide protection for them if a property needs fixing or rebuilding and they’re unable to rent it out during this time.

Auto Insurance for Businesses

Commercial auto insurance is another coverage that can be good to look at if the landlord or the tenants have automobiles that their staff drives. In fact, landlords often require that tenants include them on their commercial auto insurance in case something should happen and the injured party ends up going after the landlord in a legal battle.

Errors and Omissions (E&O) Insurance

Landlords may also want E&O insurance. This type of insurance helps to protect them in case there is an error on the lease or a tenant feels mislead. If the tenant comes back and files a suit against the landlord because they feel there was misinformation provided, then this can help provide protection. Even if the landlord wins the battle, lawsuits can cost a pretty penny.

Additional Protection

When it comes to finding the right coverage, it’s important to ask exactly what your insurance includes. You may find you want to buy additional insurance if your property is located in area predisposed to floods, hurricanes, or earthquakes, since these things aren’t often included in a standard policy.

How is the Price Figured Out?

What you pay into insurance will obviously have to do with how many policies you need and many additional factors. The size of your business, where it is located, the type of business, and how many previous claims you’ve placed will impact the price that you pay. Even the amount of people employed under you will impact the total cost. How well the property is maintained and updated can also affect the pricing. It’s important for landlords to keep a list of updates especially when it comes to things such as wiring, HVAC, and plumbing so that they can show the insurance provider. You can see why insurance coverage pricing can vary greatly. It’s important to talk with an experienced broker and discuss your options and find coverage that provides the right protection within the correct price point.

If you’d like further help with your investment property, reach out to us at PMI. While we don’t sell insurance, we do work hard to help you find the right tenants, create competitive pricing, market your property, and much more!

One of the reasons that renter’s insurance can sometimes be dismissed is because people often assume that the landlord’s policy covers more than it does. However, the landlord’s policy typically applies directly to the actual property not to the tenant’s personal property. Renter’s insurance also helps provide certain liability protection for tenants and even potentially temporary relocation costs due to covered disasters (a fire, for example).

It Protects a Tenant’s Personal Property

Let’s talk about that first part: the tenant’s personal property. If property should be stolen or damaged, then in most cases the renter’s insurance should cover it. Renter’s insurance typically even covers their property when they’re traveling, so whether their property is at home or with them during their travels it will most likely be protected. It’s, of course, important for tenants to double check their policies to ensure they know exactly what is covered.

Some tenants don’t believe that their property is worth paying rental insurance for. However, this is typically a false conclusion since the value of personal property can add up quickly. It can be helpful for a tenant to look over their personal property and try to put a number to what things are actually worth, so that they can adequately decide whether renter insurance is worth it (in most cases, it is). Electronic devices, furniture, clothing, and shoes can be expensive for a tenant to have to replace if something should happen (a fire, a theft, etc.).

It Provides Certain Liability Coverage

If the tenant or someone else gets injured at the rental unit, typically, this is something the rental insurance will cover. There are a variety of ways a person could be injured. For example, if the tenant owns a dog and their dog decides to bite someone or if someone trips in the apartment and get hurts. These are just two possibilities. Keep in mind, renter’s insurance typically won’t cover an injury that was intentional or done because of a tenant’s obvious negligence.

It Often Offers Relocation Expenses

What about that third part we mentioned above — relocation expenses? This is another item that renter’s insurance will commonly offer (make sure to check the policy). In this case, if something happens to the apartment that makes it an uninhabitable environment (such as a fire), the renter’s insurance may cover the added expense of having to stay somewhere else. Staying in a hotel can add up fast, so this is a real value added for many tenants. It’s also beneficial to landlords since some states might require that they cover the relocation costs if the tenant doesn’t have renter’s insurance to cover this. It can also help out landlords who feel sympathetic and want to chip in to help tenants temporarily relocate; this allows the landlord and the tenant to rest easy, knowing the tenant’s stay is taken care of.

It Can Help Protect Against Legal Costs

Another way renter’s insurance helps both landlords and tenants is by lowering the possibility of a lawsuit or associated court costs. For example, if the renter’s insurance covers the damage, the tenant isn’t likely to go after the landlord trying to get some kind of restitution. This helps eliminate the hassle and expenses of a lawsuit. Renter’s insurance also helps reduce the chance of having to pay high court costs for the tenant by providing protection in case someone would sue the tenant if injured on the property.

It’s easy to see how renter’s insurance can help both the tenant and the landlord. However, not all renters pay for it. Many may not be aware of how affordable it really is. In 2022, it was said to range from just $15 to $30 a month. That’s a minimal fee when you weigh how much the tenant’s personal property is worth and the added coverage it provides. While it can be greatly beneficial to tenants, not all tenants will choose to purchase it. This is why some landlords require it. Because not only does it provide the tenant protection, but it also helps protect the landlord from a potential lawsuit or having to pay relocation fees, for example.

If you’re a landlord, should you require rental insurance? Most likely. In the majority of states, landlords can require this and probably should. However, landlords need to check their local and state laws to make sure it’s allowed before putting it in the lease.

There’s a lot that goes into creating a thorough lease, finding the right tenants, protecting your investment, and the day-to-day management of your rental properties. If you’d like any help, please reach out to us at PMI. We’re invested in helping our client’s investments prosper.

What Fees Will You Be Charged During the Purchase of an Investment Property?

If you’ve bought a property before, then you’re probably already familiar with the fees that go into doing so. However, it’s important to know that buying a rental property will be a little different than buying a home for you to live in. For example, typically the down payment is going to be more expensive. This payment may range from 15% to 30%, but it will probably be closer to the 20-25% range. Your mortgage rate will probably be a little higher too (possibly 0.75-1% more). Like any property, you’ll also have closing costs to cover (expect to pay 2%-5% of the loan). These fees include a number of things such as the title search, the inspection, the credit report, attorney fees, the transfer, and more.

What Fees Should You Account for Ongoing?

Now that we’ve looked at the basic fees that you’ll face upfront during the purchase, let’s take a look at the fees you should account for ongoing. Of course, you’ll have your mortgage to pay, but there will also be added expenses. Make sure to keep these in mind when coming up with an operating budget and determining your reserve funds.

1. Tenant Turnover Expenses. Attracting new tenants will cost money. You’ll need to market your property, pay to screen tenants, and do thorough property cleanings in between. Depending on the size of your property and tenant retention rates, these expenses could vary significantly. Remember to require a security deposit for any damage that is beyond typical wear and tear.
2. Property Maintenance Costs. You’ll need to put money aside to handle preventative and emergency maintenance needs. While your tenant’s rent may cover the typical expenses, it’s extremely important to have a good reserve available in case you face a larger expense or a tenant would move out. You don’t want to have to rely on the rent to cover the maintenance needs.
3. Landscaping Costs. Depending on the type of property you purchase, you may or may not have landscaping fees to keep in mind. If this is something that falls on your list of responsibilities, remember to account for whatever the cost would be to maintain the landscaping.
4. Fees for Pest Control. No matter where your property is located, you will probably need to take care of some sort of pest. For example in some areas you have to spray for cockroaches. In other areas, there might be yellow jackets or ants. It’s important to have money set aside for any pest control fees that you may encounter.
5. Utility Costs. If you’re responsible for any of the utility costs, remember to factor this into how much you’ll need to spend annually on the property.
6. Property Taxes. Along with the mortgage, you’ll have ongoing property taxes that you’ll need to pay on the rental investment. This amount will depend on where the property is located and the property value.
7. Landlord Insurance Fees. You’ll need to account for landlord insurance. The average cost in the United States is $1,288 a year.
8. Hired Expert Fees. Hiring an attorney, accountant, property manager, or another expert to help you out will be an added expense. However, some of these experts can end up being a cost-effective decision that saves you money (such as property management).

While you can see that there are many ongoing expenses to keep in mind, some of these are actually tax deductibles such as business expenses, mortgage interest, property taxes, attorney fees, accounting fees, property management fees, and landlord insurance. The depreciation of your property can also be tax deductible. Just make sure to talk with a tax expert so that you know exactly what you can and can’t write-off to save you money and keep you legally compliant.

Residential rental properties have a lot of expenses tied to them from purchasing to the ongoing management of the property. However, it can still be a lucrative investment, you just need to figure out your Return On Investment (ROI) and ensure you have enough money set aside. It’s important to know what you could reasonably make in rent annually as well as what expenses you’ll face ongoing and upfront. This can help you determine if it’s a sound investment. As Rocket Mortgage puts it, “[ROI is] how much money you made divided by how much money you spent.”

If you’d like help managing your property, please reach out to us at PMI. We’re experts in tenant retention, property maintenance, marketing, and much more!

But, what do people do when things are slowing down? The response will probably be different depending on the specific situation. Regardless of the response plan though, the most important thing is to have an idea in mind ahead of time. If you have a plan in place, it allows you to ebb and flow easier and more efficiently as your seasons change. We’re not going to leave you stranded though. In this blog, we’ll provide some tips on what to do if you’re going to have an empty (or mostly empty) building.

Your building might be sitting empty for multiple reasons. Maybe you’re between tenants, maybe your tenants have adopted a hybrid workstyle, or maybe you have a short-term rental and you don’t currently have guests. There are plenty of possibilities here. No matter what the reason, we’re going to discuss some tips on how to save money and to be more efficient when the building has less (or no) people in it.

1. Turn off or unplug appliances. Obviously, this one only works if there’s no one in the building. When appliances don’t need to be used, you may as well turn them off or unplug them. There’s no reason to have an empty fridge sitting there using electricity, for example. Of course, you’ll want to plug it in before people do arrive, so it’s cold enough when it comes time to store food and beverages.

Bonus tip: If your tenants are switching to a hybrid work environment, you could provide them with some tips on how to save energy. One of the tips is to use smaller appliances. They could potentially sell their large fridge and opt for a smaller fridge to save energy, for example.

2. Adjust the thermostat. A smart thermostat can come in really handy here. You can easily adjust it when guests come and go, helping you to save energy and money. If you don’t have any current tenants, it’s also a good idea to adjust the thermostat down a little. Businesses are probably already adjusting the thermostat based on when people will be in the building, but if they adopt a hybrid work environment, they may be able to make further adjustments to save even more.

3. Use occupancy sensors. Instead of having lights be turned off or on physically in a commercial building, you can opt for occupancy sensors so that the lights only go on if people are in the building. However, there are times when occupancy sensors may need to be adjusted so that they’re not turning on when no one is in the area. It’s a good idea to do a walkthrough in the building to see when the sensors are triggered and make sure they’re in the right place and the sensitivity level is correct. If they’re not working properly, it could be unhelpful and wasteful.

4. Reconfigure your rental space. If your tenants are considering going to a hybrid work environment and mention that they don’t need as much space anymore after the lease is up, you could consider discussing a reconfiguration of the space. If you can downsize their space, it allows you to rent out the additional space to another tenant, potentially bringing in a larger income. This allows your other tenant to save money too, so it’s a win-win.

5. Use a smart power strip. On a normal power strip your electronics will still be using some energy even when they’re not actually being used. But a smart strip reduces the power consumption when those items are in standby mode. This works great for computers, cable boxes, game consoles, and home theater devices. These devices can also be unplugged when not in use, but this may not always be convenient.

6. Make sure your building is well insulated. The better insulated your building is the less chance you’ll be heating or air conditioning more than needed. When there’s no one in the building, it’s a great time to make improvements like this.

In every industry, there will be busy and slow times, but it’s important to know how to adjust. If you don’t already have one, create a plan for how you’ll increase efficiency.

We’d love to help. We’re experts in property management. Learn more by visiting our website today.

Dishwasher: The dishwasher is one of those appliances that can get a little filthy inside. Make sure to check under that bottom rack to ensure there isn’t any food left behind. Woman’s Day suggests that you also give dishwashers a deep clean periodically. “One way to do this is to fill a dishwasher-safe cup or bowl with white vinegar and place it on the upper rack of your dishwasher. Afterwards run the (otherwise-empty) dishwasher on the hottest setting.” If you’re not a fan of the odor that vinegar puts off, they suggest using a cup of baking soda sprinkled “along the bottom of your dishwasher and rinse on a hot-water cycle instead.” Don’t forget to also clean the drain trap. “remove and disassemble it and — once it’s apart — use a sponge or toothbrush and dish soap to remove any stuck-on food bits or mold.”

Coffee Maker and Electric Kettle: Coffee and tea are known to stain, and minerals can build up inside these small appliances. That’s why it’s a good idea to use a 50/50 vinegar and water solution to clean them. Good Housekeeping recommends for a coffee maker that you “let the solution brew halfway, then stop and let it sit for 30 minutes before completing the cycle. Rinse by ‘brewing’ a pot of clean water afterwards.” You can do the same thing for an electric kettle; however, 15-20 minutes sit time is recommended by Women’s Day for this particular appliance.

Microwave: Want to remove the gunk from a microwave? It’s much easier if you first heat up a cup of water (and a few tablespoons of vinegar and pieces of lemon to the mix) then microwave. When the window in the microwave starts to steam up, you can stop it (this will probably take two to three minutes depending on the microwave). Don’t wipe immediately though. Leave the mix sit in the microwave for a few more minutes. After which, you can remove it and give the microwave a wipe down.

Oven: This can be a source for food build-up. Make sure to check to see if it needs cleaned. Some ovens have self-cleaning options. Others might need a store-bought oven cleaner or a homemade mix. If you don’t have a cleaner, Good Housekeeping suggests you “sprinkle table salt to absorb fresh spills and wipe it up with a damp sponge or cloth once the oven is cool.” Women’s Day suggests that you “remove your oven racks and let them sit in dishwashing liquid for at least an hour before scrubbing with a mild abrasive cleaner if needed.” They suggest wiping down the inside of the door while your oven racks are soaking. A store-bought oven cleaner or a “paste using baking soda and water” can be effective. If using this paste, they suggest wiping it over the oven door and leaving it on there “no more than 20 minutes” before you wipe it off.

Stove top: If you have a glass one in your rental, this will be an easy clean. Make sure it’s turned off and wipe it clean. But if you have tougher stains you can use “baking soda and vinegar. First, make a baking soda paste using a three-to-one ratio of baking soda to water, mixing it in a bowl until it thickens.” After it’s ready, you can spread it over the stove top. Women’s Day recommends “using a spatula or a brush.” After this point, then you just lightly spray the paste with vinegar. Leave “warm, wet towels” on top for about 30 minutes. Afterwards you can wipe down “the surface in circular motions.”

Refrigerator: Periodically, the entire fridge will need cleaned, which means taking out the shelves, drawers, and racks. You can wash these using water and dish soap. If you have a difficult spill, then leave a “warm, wet cloth” on there for a “few minutes” as this will make it easier to scrub up afterwards. The areas that you can’t remove will need to be wiped down. You can use “one part baking soda and seven parts water.”

Toaster: Make sure to dump the crumb tray and wipe down the exterior while it’s unplugged. You can wash the toaster tray as well, but make sure it’s fully dry before replacing it. Women’s Day suggests using “a small pastry or basting brush to get into the hard-to-reach corners.”

Cleaning is hard work, and we just tackled the kitchen appliances! But the good news is, when you partner with us, we have this covered. Our housekeeping vendors work wonders for keeping properties clean from top to bottom! Learn more about our services by visiting our website today.

If you’re new to the eviction process, it can feel overwhelming. There are required steps involved and laws that need to be followed. The eviction process can also get costly. It’s certainly not something any landlord wants to have to deal with, but sometimes it’s necessary. In this blog, we’ll go over some details to help prepare you in case the worst should happen.

What Are Typical Causes for Evicting a Tenant?

The typical reasons that landlords start the eviction process are related to a tenant not paying rent, violating the lease, or damaging the property.

Keep in mind, it’s important to remember tenant rights. Landlords can’t evict them for discriminatory reasons. Landlords should also not file an eviction notice as a retaliation method, for example, if a tenant stops paying rent because the landlord doesn’t fulfill their end of the lease (providing livable accommodations) then the landlord may not win an eviction lawsuit (if it came to that). It’s important that a landlord uphold their end of the lease and hold onto documents that provide proof of this.

What’s the First Step?

Your first step will be to send out a notice. Different types of termination or eviction notices might be sent out; ones that involve a cause and ones that do not. Take note you can only send out a no-cause notice in certain states for those on month-to-month leases or less. With cause, notices can be written in a few different ways. If the tenant is overdue on rent, an eviction notice may give the tenant a specific number of days to make rent payments or leave. Another option is the quit notice, which is used if a tenant does something that goes against the lease. An example would be a tenant having pets when the lease prohibits this. The tenant is often given a date that this situation needs to be fixed by or the landlord will file for eviction. Another option that only works if the tenants are repeat violators is the unconditional quit notice. This is where the tenant is told they have to move out and aren’t given the option to fix the problem. Make sure to check your state laws about rules regarding evictions to make sure you’re following suit since these can vary from state to state.

What to Include In Your Eviction Notice?

You will need specific information in your notice. If there is a cause, you need to list the reason why you’re evicting the tenant. If a tenant is given the option to correct the problem, make sure you list the date this needs to be remedied. If they owe rent, ensure to include the exact figure of how much is owed.

How Should You Deliver an Eviction Notice?

Keep in mind that your state laws will probably have a requirement for how much time you need to give tenants. Make sure to look into this. When providing the eviction notice, it’s a good idea to not just place it on their door, but also to deliver it through certified mail. Make sure that you get a return receipt so that you have proof the tenant did receive it. Some states will have specific rules regarding how eviction notices should be delivered, so check this before moving forward.

What Options Do Tenants Have When They Receive an Eviction Notice?

When a tenant receives an eviction notice they have a few options to consider (depending on the type of notice given). The tenant may simply decide to move out or remedy the problem, making it easier for the landlord. However, there are other cases where a tenant may choose to do nothing, which means the landlord will need to proceed with an eviction lawsuit next.

What Do You Do If a Tenant Doesn’t Follow Through?

If the tenant does follow suit with the eviction notice, then it’s time to move toward an eviction lawsuit. Remember, no matter what the reason, it’s important to show up for the hearing. If a tenant is a no-show, it’s often ruled in the landlord’s favor. When prepping for your upcoming hearing, make sure that you keep a record of everything that could potentially be helpful in the case. It’s better to bring too many documents than not enough. The typical documents that you’ll want to include are the lease, payment records, bounced checks, a duplicate of the eviction notice, proof of delivery of the notice, and any records of communication between the tenant and you.

If you’re owed back rent, you may be able to file for a small claims case when you file for the eviction lawsuit or this may be handled during the eviction lawsuit. Make sure to talk to an attorney, your property manager, and check state laws for the best way to proceed with getting back rent.

What to Do If You Won an Eviction Hearing?

If you’ve won your eviction hearing, congratulations, you’re that much closer to getting your property back and being able to rent to new tenants. Make sure to follow any of the rules set out by the lawsuit. The tenant will be provided with a certain amount of time to gather their items and vacate the property. If the tenant doesn’t leave by the court-given date, then you will want to have a local law enforcement officer come to the property and accompany the tenant off the premises. If the tenant leaves anything behind, make sure to check state laws regarding what to do with this. You may be required to put it in storage for a said amount of time.

The eviction process can feel frustrating and overwhelming, but we’re here to help. When you choose to work with us at PMI, we’ll work hard to help avoid evictions by offering a thorough tenant screening process. And if the worst should happen, we will handle the eviction process for you. Check out our website today at: {{account:url}}.

The Basics of Staying Competitive

Your peak season will be your highest season. This is when people are most often visiting the locale where your rental is located. You can charge more during this season, increase your minimum stay requirements, and even make a stronger cancelation policy. In this season, your main objective is just to get people excited to book your rental over a competitors’.

There are a few ways that you can keep your property competitive during the peak season (and really, every season thereafter). You need to create an excellent and accurate listing. This should be detailed, but not too lengthy (using bullet points can help break up the text). Include a listing of your amenities (this can help people choose your property over another). If you have amenities for different seasons, you can adjust your listing depending on the season or include a note about seasonal amenities that are offered. Another thing you can do in your listing is mention a few of the local attractions (try to include information for every season, or update per season). Also, include professional photos of your property in the listing (capturing various seasons). Another way to motivate more people to book with you is to keep your pricing competitive. Make sure you know what others are doing in your area so you can create just the right price for your market. In addition, capturing great reviews will help you stay competitive. You can do this by keeping guests satisfied when they book with you through great communication, excellent maintenance, and going the extra mile. Don’t forget to request reviews too; ask your satisfied guests to leave you a review before or right after their departure.

Finding the Right Price for Your Rental

Let’s talk about setting the right pricing a little further. Take a look at your base rate (this can be created by doing research and discovering what your type of property typically rents for). The base rate can then be moved up or down depending on the season. For example, your peak season will typically be at your base rate. However, you may have another “season” such as a holiday or event. If the locale is a popular destination during Christmas, July 4th, or an annul festival, for example, you can increase your base rate for those days (possibly up to 200%). On the other end, during the shoulder season (which is located between your peak and low season) you’ll reduce your base rate. The rate usually lands somewhere between 60 to 75% of the price you’d charge during your peak season. So, if you charge $300 a night normally, you might charge around $225 a night during your shoulder. Then your low season drops further. This is typically closer to 25 to 30% of the base rate. So, if your base was $300, then you might charge closer to $90. A holiday that lands during your low season may also be at a reduced rate, depending how much it attracts visitors during this time. As you can see, to stay competitive, it’s important to adjust your pricing as the season changes.

When creating your pricing structure, take time to carefully consider what your seasons are so that you can adjust it appropriately. It’s best to do this at least a half a year or even a year ahead of time, since some people will book ahead (especially for popular destinations in peak seasons).

Staying Competitive During the Low Season

If you’re struggling to get people to book with you during your low season, remember to switch up your marketing strategy. You want to consider what might draw people to your area during this season and use that to your advantage. Consider what amenities you can offer and local happenings you can mention to make the area more attractive during this time. It can also be beneficial to reduce your minimum stay requirements during this time as well as make the cancelation policy more flexible. Also, consider reaching out to previous guests to see if they’d like to book with you (possibly at a reduced rate). Another way to help fill your rental during the low season is to change it up to a one to three month rental to fill the void (just make sure to check any applicable laws). This strategy can work in a few ways. It could make it attractive for someone local that’s new to the area and still apartment/house shopping, someone having their home remodeled, or in warmer destinations, it can attract the snowbirds.

You can see there are ways to keep your rental competitive and increase bookings no matter what time of the year it is simply by making adjustments per season. We’d love to provide you with more tips and help your investment success. Please reach out to us at PMI today.

When the pandemic began, we saw a lot of people moving to more suburbs and rural areas. Many wanted out of the inner cities because they typically had the highest numbers of COVID. Many of these people were given the option to work from home. This allowed them to move out of the city since they no longer needed to go into their job site every day. Some may have even desired larger spaces at home because of working from there. Now that we’re no longer in the heat of things and many companies have returned to “normal,” many people have moved back to the cities. Although some have remained in the suburbs and rural areas, since some companies decided to adopt a work-from-home environment.

Some landlords lost money during the pandemic because of the eviction moratorium. However, some were able to make up for this as rental prices increased with inflation and they could raise their rates. Some were also able to raise rates because of the people who moved out of the cities. But even before the pandemic started, rental prices had been increasing. However, recently, there’s been a slight decrease in most areas of the U.S. It’s speculated that this has to do with people not wanting to take on larger expenses because of inflation and the fear of recession.

That doesn’t mean that landlords won’t be able to fill occupancies. It just means that landlords need to stay competitive with today’s market. Keeping the price competitive with the current market will help. It’s also important to know what renters are looking for post-pandemic.

So, what are renters looking for? Beyond competitive pricing, many people have added a few things to their checklist when looking for a new place to rent, due to the pandemic experience.

• Room to work. Because many people worked from home during the pandemic, and many still do (either full-time or as part of a hybrid environment), they desire an area that allows them to do their job from home. Many tenants want more space in their units or at least a dedicated area that would work as an office. People are also being attracted by extra amenities that a remote worker would desire, such as WIFI and a coworking space.
• Outdoor areas. During the pandemic, many people learned to appreciate the great outdoors, where they didn’t feel trapped inside or unsafe. Because of that, many now desire outdoor areas for alone time, entertaining, etc. Tenants will appreciate amenities such as a walking trail, a gazebo, a community garden, a rooftop entertaining space, a patio, etc.
• Smart devices. Even before the pandemic, people were adopting smart devices in their home. As technology continues to advance, people are desiring these features even more. Not only do they make things easier but many devices also save energy.
• Pet areas. Many people got pets during the pandemic. So, if you allow pets on your rental property, you may want to consider offering areas for pets such as a dog park or walking trails that allow dog owners to easily take their pets for a walk.

Added amenities are always a great feature for attracting renters, especially when the renter might be spending the majority of the time in this space. Also, keep in mind that some renters may also be looking to sign shorter leases because they may have found themselves wanting to move during the height of the pandemic and unable to do so because of a longer lease. This may be something to consider as you look to attract more tenants.

Another feature that grew more popular during the pandemic was the ability to do virtual tours. At the beginning of the pandemic, we were being told to stay home and then not to be around a lot of people. Many of us were very selective about who we spent our time with and tried to limit our interactions. There were also restrictions placed in several areas across the U.S. Treading carefully allowed technology to grow and blossom though. Many more landlords adopted the use of virtual tours for prospective tenants. This growing option now allows more people to check out a property quickly and make decisions faster. There’s also another option that made things easier, which was the ability to visit properties on your own (without the landlord needing to be present). These conveniences not only make it easier for the prospective tenant but also the landlord.

Overall, we’ve seen a lot of changes in the past few years. But we can learn from them and use them to make our properties more attractive to potential tenants. If you’d like help managing your residential rental, please reach out to us at PMI. We help landlords stay competitive.

A new home project can be exciting, but there’s something that all homeowners in an HOA need to be aware of and that is whether the project requires approval or not. If a homeowner were to start a project that required approval but didn’t request it first, there could be consequences (these would depend on the specific HOA and their guidelines, of course). In some cases, homeowners could be fined, and projects may be paused or stopped altogether. When approvals aren’t sought after first, it can waste valuable time and money for homeowners.

The Importance of HOA Guidelines Regarding Home Renovations

While it can be frustrating for homeowners at times to need to seek approval to make changes, these guidelines are in place for a good reason. Since there are various people living within the community, it’s important for the HOA to think carefully about how projects will affect the whole community. Is it in the best interest of the community and the property values? The HOA needs to consider what will help the community retain value and cohesiveness. Overall, the rules are in place to protect the community.

What Projects Often Require Approval?

The best way to find out what projects require approval in your HOA is to look at the rules and regulations. What’s required will vary from HOA to HOA. However, we can discuss the projects that typically require approval.

Usually, when it comes to the exterior, anything involving renovating or remodeling that affects the appearance will need to have approval. Examples include adding a new roof, any change in exterior paint (including the door), changing the landscaping, and updating the trim outside. Exterior projects are not the only things to keep in mind though. There are interior projects that often require approval as well. These typically include doing full remodels of the bathroom or the kitchen since utilities are involved. Anything that involves plumbing or electricity services will often require approval. Sometimes new flooring will require approval as well, especially if you’re adding hardwood or tile. If you want to open up a space and plan to have a load-bearing wall moved, this will also need approval first.

What Projects Don’t Usually Require Approval?

Again, it’s always important to consult the HOA’s rules and regulations before assuming what’s permitted without approval. However, these are the typical type of projects that do not require it. You’re typically allowed to replace existing things such as countertops, tubs, light fixtures, showers, sinks, and kitchen appliances. You can usually update the interior walls with new paint or wallpaper. Updating interior trim is typically permitted without approval as well. When it comes to the exterior, you can usually make any gardening improvements without approval as long as you have a fence around your yard (adding a new fence would typically require approval though).

If you’re not sure whether a project requires approval or not, it’s best to just ask. By asking first, you can help reduce the chance of running into more costly issues later like redoing a project or facing a fine.

What are the Steps to Seeking Approval?

The first step is to find out what form/s you need to fill out in order to gain approval from the HOA. If you can’t easily find these, ask the HOA to find out then fill out the forms and wait to hear whether the project has been approved or not. If you gain approval, then you can move on to the next one which is finding the right contractors. Typically, it’s required that they be licensed and insured. In fact, your HOA may have a list of recommended contractors. After this step, it may or may not be necessary to offer up a more detailed plan once the contractor puts this together. You’ll need to find out if your HOA requires this or not. Keep in mind that if you change anything to the project after approval, you need to run it by the HOA to ensure that you’re not violating any rules, otherwise your project could end up being halted. Also, be aware that the HOA may do an inspection when the project is complete so they can guarantee that none of the rules have been violated during the process.

While the rules and regulations can sometimes feel confusing or frustrating, there in place for a good reason. These regulations help the HOA maintain a set of community standards and keep property values at a maximum. When it comes down to it, if unsure, it’s just best to seek approval before a project to ensure that HOA compliance is being met.

At PMI, we know how important it is to help HOAs maintain property value and homeowner satisfaction, learn more about what we have to offer on our website today.

Preventative maintenance just makes sense. It’s good for tenants and it’s good for business. It helps protect your wallet from more costly expenses by keeping things in better working condition. It also helps you retain current tenants and attract new ones. Overall, it’s a win-win scenario. But, what preventative maintenance and cleaning practices should take place every year and when should each project happen?

In this blog, we’ll break down several practices to adopt and provide advice on when these jobs should get finished. We hope it helps you in keeping your property in top-notch shape.

Monthly

There are a few tasks that are actually best if done every month, whether this is something you do or the tenant is responsible for. Here are a few of the things to keep in mind:

• Smoke and Carbon Monoxide alarms should be tested.
• Fire Extinguishers should be checked for any damage.
• The garbage disposal should be cleaned: â€œSprinkle a half-cup of baking soda into the opening of the garbage disposal. Pour in a cup of white vinegar and allow to sit for 1- minute. Turn on the garbage disposal and allow hot water to rinse away the baking soda. As an alternative to baking soda and vinegar, use chopped citrus peels.”
• Most air filters for HVACs should be replaced every three months: Check the manufacturer’s label for specifics.

Seasonally

Some of these items can be done between seasons to reduce how often you need to visit the property.

Fall

• Inspect the HVAC System: The HVAC system should be inspected at the beginning of fall. This can even be done near the end of summer.
• Insulate pipes: Before it gets too cold, it’s a good idea to insulate pipes if needed. We also advise providing tenants with some tips on how to spot frozen pipes.
• Service the water heater: This is a good time to have a professional come out to service the water heater.
• Check for leaks: While on the property make sure to look it over for any leaks. Check around faucets, appliances, showers, and toilets.
• Check windows and doors: Check by windows and doors to see if there is moisture residue. You may need to reseal windows before winter comes in full force. Check the doors and windows to see how the seals look.
• Examine the property for any small entryways: These could allow rodents and bugs to easily access the interior of the property, so you want to catch them early so you can plug them up.
• Take a look at the exterior: Does any of the paint need to be updated? Does any of the siding need to be replaced?
• Check the roof: Make sure it’s in good condition and there aren’t any signs of damage.
• Check Chimneys and fireplaces: Chimneys and fireplaces should also be inspected during this time.
• Clean the gutters: In late fall, the gutters should be cleaned before the first snowfall hits.
• Winterize any outdoor faucets and hookups.
• Prune trees and bushes: This is the ideal season to do some pruning. Trees should also be inspected to see if there are any dying trees or dead branches (before winter hits with a snow or ice storm).
• Turn off the sprinkler.
• Close up the pool.

Winter

• Cover the AC unit: Before you get deep into winter, we recommend putting a cover over the AC unit.
• Inspect the roof as needed: While you’ll probably have the roof inspected during the fall, you may want to consider sending someone over to inspect the roof if there’s a bad storm during this season.
• Clean fridge and freezer coils: This is a good time to clean refrigerator and freezer coils (if this isn’t something you handle, it’s a good idea to remind tenants to handle the task, especially if you provide the appliance).

Spring

• Do a roof inspection and clean the gutters: This is a great time to have the roof inspected again to make sure it didn’t take any damage after the previous seasons. Check for any signs of leaks as well. In addition to checking the roof, the gutters should be cleaned out again.
• Powerwash: The siding, windows, patio, and sidewalks can use a power washing this season to help remove any of the residue from fall and winter.
• Check windows to see if any screens need to be replaced.
• Check for leaks and if any new caulking is required: Inspect the house to see if any leaks have started around sinks, showers, and toliets. See how the seals look and if anything needs new caulking. Check the windows and the doors to see if any new caulking is needed here as well.
• Check window and door locks: Make sure all are in working order.
• Flush the water heater and service the HVAC system.
• Fertilize the lawn and turn back on the sprinkler system.
• Tackle remodel and renovation projects: This is a great season for tackling any of the projects you’ve been putting off.

Summer

• Clean the dryer vent and exhaust fan: This is a good time to clean out the dryer vent (this should be done at least once a year). In addition, this is an ideal time to clean the exhaust fan in the kitchen.
• Reseal grout: If any grout needs to be resealed, spring or summer is a good time to do this.
• Check that the thermostat is working well.
• Do attic and basement inspections: This is a good time to do any attic and basement inspections to ensure there is good ventilation in both areas (also to check for potential roof leaks in the attic or structural damage).

We hope this breakdown helps you as you plan your maintenance schedule for the year. If you’d like any help managing and maintaining your property, please reach out to us at PMI.

Know About Tax Requirements

Looking at taxes, it can be a little tricky. There may be a few taxes you need to consider such as self-employment tax, income tax, etc. Remember to also save receipts when you make any purchases involving the rental. For example, if you buy to upgrade the property and for guests to use, save the receipt. These often qualify as deductions at tax time. Keep in mind, you may not need to pay income tax if you rent out for less than two weeks a year. You’ll want to talk with an accountant or property manager to make sure that you’re proceeding correctly and staying in compliance. You also need to remember the importance of the lodging tax. Your guests will pay an occupancy/lodging tax when they book with you. You need to ensure that you’re charging the right amount of tax (check with local government if you’re not working with a property manager). This tax will then need to be remitted to the government.

Look Into Licensing

You’ll also want to consider any licenses that may be required in your local area. Many places will require that you have a business permit or license. It’s important to find out what your area requires. Check out local government websites for further information. When you register as an LLC or corporation, it can also help protect you. There may be rare cases where a guest may try to sue you. Having this registration can help you in these situations. Business insurance can also be beneficial. Another license you may be required to have is a short-term rental license. This will ensure that you’re staying in compliance with any health and safety regulations.

Check Into Zoning Laws

Depending on where you live, there could be a lot of stipulations about what you can and can’t do. Some places will not allow short-term rentals. Others may limit how many rentals are allowed within the vicinity. Some may only allow you to rent for a certain number of days. And keep in mind zoning laws will also dictate how many people can stay in a property at one time. Look into what the zoning laws are in your area. They may also mention where and when you can have a rental. For example, in some locales, you can only have a short-term rental at the place where you live.

Know the Legalities for Special Situations

There are also additional legalities you need to be aware of. For example, if you’re under a lease with someone else but want to rent short-term to a guest, you need to check what your lease allows. Does it allow a sublease? If you’re a part of an HOA, there could be association rules regarding what you can and can’t do when it comes to short-term rentals.

Make Sure You’re Staying in Compliance

As you can see, there are a number of things you need to keep in mind when running a short-term rental. It’s a business that requires a lot of knowledge, planning, and working with experts. Accountants, lawyers, and property managers can help ensure that you stay in compliance. You can check your state and county websites to stay up to date on what the local regulations are. You can also check out the website AllTheRooms. This site will show you information regarding various cities’ “legal requirements, local laws, licensing requirements, short-term rental taxes”, and more.

It can be a lot of information to research and compile on your own. Our recommendation is to work directly with experts from the beginning to help you along the way. A qualified and trusted property manager is an excellent choice. Property management companies, such as us at PMI, are very familiar with laws and taxes that apply to short-term rentals. We have years of experience managing properties in various locations. We also stay up to date on the latest legalities, since they can change over time, ensuring that rentals are always in compliance. Sure you can look at government websites and locate information, but it will take time to gather everything. It will save you time and frustration if you work with a property management company.

Speaking of time, property managers can give you back your life. Short-term rentals can be lucrative but they can also be time-consuming. When you trust PMI to handle the day to day, you can gain access to a truly passive income that allows you to live life the way you want. So, not only will we help you stay in compliance and out of legal trouble, but we will also give you more time to enjoy life (or even make more investments). Learn more by visiting our website today at https://www.propertymanagementinc.com/

Let’s talk a little about cancelation policies because this is an important thing to figure out when you run a short-term rental. Initially, it may seem best to go with a super strict policy because that helps provide more protection for lost income. However, when a policy is very strict, it could also make it harder to bring in more bookings. That’s why it’s important to weigh a few factors when deciding what cancelation policy is best for your particular property.

Cancelation policies tend to range from flexible/relaxed to very strict (and everything in between). We’ll discuss this in more detail below. But, first, let’s talk about what policies tend to be best depending on your situation. If the goal is to attract more guests, a relaxed policy can be a great option. Many guests will be more inclined to book a property with a generous refund policy. In addition, a flexible policy may be a good option during the off-season when you’re trying to encourage more bookings. A policy that falls somewhere in between flexible and strict may also be attractive to guests, especially those scheduling their trips with lots of time to spare. It also provides a little more protection for the host than a flexible schedule. A stricter policy may be better for those who have an inflexible schedule and those who don’t live near their rentals. Hosts may also want this type of policy if they have rentals in an area that books up fast. Now let’s talk about what these policies tend to look like.

Relaxed Cancelation Policy

A relaxed policy is going to be more flexible and guest-focused. This is the policy that allows a larger window of time for a guest to cancel and still receive a refund. The policy may start out by allowing the guests a set number of months to cancel their reservation in order to receive a full refund. After this specific point has passed, the policy will probably allow the guests to only receive a certain percentage of the total they paid as a refund (often 50%). Then, if they don’t cancel until they’ve shown up at the place, the guests may be charged for the amount of time they stay and then be refunded a percentage for the days they don’t stay. Some relaxed policies are even more lenient allowing guests to cancel up until 24 or 48 hours prior to their booking for a full refund, and if they decide to cancel after staying in the property for part of the duration, the host may charge for the number of nights the guest stays. The host may also have in their cancelation policy that the guests will have to pay for one extra night in addition to the nights they actually stayed.

Moderate Cancelation Policy

A moderate policy is obviously the in-between policy. It considers the guest’s and host’s needs carefully to determine a plan that works well for both. Some moderate plans will allow guests to cancel within about a week prior to their arrival in order to receive a full refund. Once that deadline has passed, the policy will probably only provide a certain percentage of the refund back to guests. If the guest doesn’t cancel until they’ve shown up at the rental, then they will most likely be charged for every day they stay. Sometimes hosts also charge for an additional night, then they charge about 50% for the remaining nights that the guests do not stay.

Strict Cancelation Policy

This type of policy focuses on providing the host with more protection. It can range from firm to very strict. A host may choose to allow guests to cancel up to about a month prior to their arrival in order to receive their full refund, then the host may offer a 50% refund for those who cancel within a week of their arrival. If the guest doesn’t cancel until after that time, then the guest would not receive a refund. A stricter policy may only provide a full refund if the guest cancels the booking within 48 hours of making it. This policy may still allow guests to receive a 50% refund if they cancel within 1-2 weeks of the arrival date. Just like with the previous example, there would be no refund after this timeframe. Of course, the strictest option here is to not allow any refunds. Keep in mind, if you do choose a stricter policy, it’s a good idea to recommend guests purchase travel insurance so they can protect themselves in case they would need to cancel.

While these policies provide you with some examples of your cancelation policy options, keep in mind that you may want a different policy for longer stays. This is an important thing to consider if you allow month-long stays.

No matter what policy you do decide on, the most important thing is to make it clear. Guests need to know your cancelation policy before booking. Make sure that it’s easy for them to access and understand.

Keep in mind, the above policies are for examples only, there could be special exceptions depending on specific cases.

If you’d like help determining the best policy for your property and would like to partner with a trusted property manager, please reach out to us at PMI. Visit our website here at: https://www.propertymanagementinc.com/ 

Managing a short-term rental may not look too involved from the outside. Some may think, “it’s just a matter of getting the place fixed up, listing it on Airbnb, renting it out, and cleaning up after guests.” People may even be under the impression that it is easy money. Well, before you go down this route, let’s talk a little more about this investment. Yes, it CAN be a lucrative income that can be passive when managed by a property manager. However, there are a lot of things that need to be considered in the beginning, and the process can be a lot more complicated if you decide to manage the rental on your own. Here’s what you should know…

It’s Imperative to Follow Local Laws and Handle Taxes Correctly

Before you can even get a property ready for rent, you ought to find out what the government’s rules and ordinances are in your area. You’ll find that not all cities have the same regulations for short-term rentals. Also, keep in mind that as the property owner you’ll be responsible for remitting the taxes collected from the short-term rental stays.

It’s a Business

A short-term rental investment is a business and needs to be treated as such. Make sure you have a solid plan in place. Know what your expectations are going forward. Think about your plan for operations, marketing, and how you’ll handle finances. Consider who will run the business. Know what makes your rental competitive in the market.

You may also be required to create a corporation or LLC, depending on what state you live in. This is a good idea even if not required since it can help protect you and your investment. There can also be tax perks to this.

It’s Important to Ask Yourself These Questions

There are several things you should know before venturing into this endeavor, and some of these answers will help you formulate your business plan. Consider who will handle your accounting, the house cleaning, and any needed repairs. Also come up with a plan for how guests will enter the home (with a smart lock, a hidden key, etc.). Think about how guests will be able to get a hold of someone when needed (24/7). Also, think carefully about what rules you’ll set for the property.

Careful Planning Needs to Be Taken to Get the Property Ready

You need to know that the property you rent out should be in excellent condition, including being up to code. You need to make sure that it doesn’t have any code violations, that it’s sparkling clean, and that everything is in good working condition. You also want to consider what updates may help entice more renters to choose your property since it’s a competitive market. Do some research, see what others are offering, and consider what guests will desire from this location.

Getting the property ready for guests means also coming up with the right pricing. It’s essential to have competitive pricing so that it covers your expenses and allows you to earn a profit, while also being reasonable enough that guests want to choose your place. This can take some time and research to determine if done alone, especially since you’ll want to consider how pricing might vary during peak, shoulder, and off-peak times as well as during holidays. You may also consider whether you’ll discount the rate if guests stay for longer than a set number of nights.

Marketing your property takes extra work too, you’ll need to consider where you’re going to list the property and advertise it. You’ll also want to write a great description and capture some high-quality photos to put with your listing.

In addition, don’t forget to include a handy guidebook to assist guests. This is an important part of readying your property for rent. It can be something that is sent digitally or left at the property for the guests.

Choosing whether to invest in a short-term rental or not takes careful consideration and planning. Like any investment, you need to consider the potential risks and rewards before moving forward. You also need to have a detailed plan for how you’ll run your business.

Think carefully about these things and make sure to do research on your local area. Know what the laws are and what is needed in order to get started. When you’re ready to start the process of getting your property ready for rent, please don’t hesitate to reach out to us at PMI. We can handle everything from preparing your property to marketing it to accounting and everyday management. Check out our website to learn more: {{account:public_name}}. We’d love to help you with your investment property.

When it comes to short-term rentals, it’s best to embrace your locality. When people are visiting a community, they often want to get the full experience. They want to take it all in and enjoy the surroundings as a local would. Beyond that, featuring some of the local favorites on your listing can also help motivate people to visit your area if they’re just perusing properties for their next adventure.

In this blog, we’ll dig deeper into this topic and how to provide more local content to your short-term rental property.

Update Your Listing

Let’s start with your listing. Not only can you capture beautiful shots of the interior and exterior of the property, but also some of the amazing local scenes. Take pictures of some tourist hotspots and local favorites to feature in your photos section. If you have a beach nearby or a beautiful mountain overlook, capture it for potential guests to see in your listing.

When it comes to writing your description, don’t forget to mention some of the amazing things to see and do in the area. Write down some cool events that happen annually (if you can, capture events that happen in various seasons to prompt more stays). Also, consider some local attractions that you can list in your description. Really motivate people to want to explore this area.

Partner With Local Businesses

This is a great way to boost your potential bookings. Get to know local businesses and build relationships with them. Find some businesses that are willing to partner with you. If you agree to promote one another, you can both potentially earn more. Consider ways you can promote each other through social media, on each other’s websites, and through emails.

Another way to benefit from these partnerships is to come up with an incentive for potential guests. The business and yourself can determine what type of deal you want to offer guests if they book both at the same time. Say they get a discount off an experience the business offers or their stay at the short-term rental. By offering an incentive you can motivate more bookings.

Another option is to talk with local businesses about what type of discounts or freebies they might want to offer towards welcome gift baskets. When you put together gift baskets of local goodies it increases guest satisfaction and can help these businesses curate more sales. It also increases the local vibe of your short-term rental.

Create an Instagram Wall

An Instagram wall can really be anything that someone wants to take a picture in front of, but to make it feel more local, you’ll want to stick to that theme. Consider an ocean theme if the property is near the beach (maybe a giant shark mouth they can stand inside for pictures). You can also consider a mural that says the city name in it with pictures of local attractions (picture the word Seattle with the Space Needle, for example). An Instagram wall could be something as simple as posting a bunch of Polaroids of local hot spots clipped together to create a beautiful collage for people to take pictures in front of. It could also be a solid wall with words painted on it. A city or state slogan can be a great way to make this idea local. You can also consider something that’s on the theme for the location, for example, if your property is in the mountains, it could say, “The mountains are calling, and I must go.” – John Muir

Instagram walls are a fun way to get people talking about your property online. They’re basically free marketing. While they don’t have to be locally themed, they can be a great way to make your short-term rental feel more local.

These are just three creative ways you can really increase the local vibe and experience for your guests. There are of course plenty of more ways to bring that local feel into your rental. You can decorate the whole property to fit the local atmosphere. You can also create a comprehensive guide with recommendations for them of local hotspots, eateries, attractions, and more. You can even send them a few recommendations digitally as you see fit, like when you hear about something happening last minute and want to let your guests know about it. You can also offer cool tours and experiences (think hiking tours, wine and cheese tasting, kayaking tours, a yoga class, etc.). You have loads of options when it comes to increasing guest satisfaction and providing that local experience they desire.

If you’d like more great tips or help managing your property, please reach out to us at PMI. We excel in hospitality, are readily available to assist, and can even increase marketability.

Nothing stays new. Over time, things age, including infrastructure, and HOAs need to be prepared for this. Many HOAs run into problems because of aging infrastructure issues. Oftentimes, by the time HOAs realize there is an issue, they don’t have enough funding available, so they have temporary fixes completed. Sometimes these issues also get put aside until they grow into problems that can’t be ignored. Either situation can end up costing the HOA more money in the long run. This is why we often stress the importance of regular maintenance because issues only grow more costly when they’re not caught and taken care of early on.

The FCAR Researches Aging Infrastructure

Because aging infrastructure has been a problem for many HOAs, the Foundation for Community Association Research (FCAR) did some research in 2018 to find some answers that could help HOAs move forward. They created a task force “comprising attorneys, reserve specialists, engineers, insurance providers, managers, and bankers, to determine what issues are the most prevalent in failing physical components, and—especially—how associations can prepare themselves to address and resolve these issues when they inevitably arise.” They surveyed “CAI managers, board members, and contractors in community associations across the U.S.” The survey revealed a lot of data. Concerningly, “More than three-quarters (81%) of survey respondents reported encountering unanticipated and unplanned-for infrastructure issues over a recent three-year period.” This result is a reminder of how important preventative maintenance and comprehensive reserve studies are to an HOA’s success.

The Main Issues Reported in the Study

What were the “majority of issues reported by survey respondents? Water intrusion in windows and siding, deteriorating balconies or fences, or failing pipes or roofing, among a variety of other problems.” These results did not surprise those on the task force. The report states that “in many cases, the underlying cause of the problem was known, however, the community delayed correcting the actual cause because association decision-makers wanted to attempt a minor repair to control the damage, or they needed time to develop a financial plan for repairs.” They mentioned how deferring maintenance can end up “costly for the community,” as we would agree with. Other than water intrusion issues, about “36% of respondents experienced plumbing or electrical system issues in the most recent three-year period…” and “30% relayed other initially unidentified problems with components like roofs and roof sheathings, building envelope and structure, and recreational facilities.”

The Importance of Regular Comprehensive Reserve Studies 

The research also revealed that some of these unexpected things were missed in the “most recent reserve study.” There are three types of reserve studies that can be done, some items could get missed if a comprehensive reserve study isn’t completed. Reserve studies should also be completed often, at least every three years. It’s equally essential that these studies are done by a reserve specialist. Following this procedure can help reduce the chance of running into unexpected costly issues that require special assessments. HOAs will have more knowledge about how much should be in their reserve funds so there’s less chance of them being caught off guard.

How to Get Homeowners on Board With Expenses

Whether HOAs need to increase fees or initiate special assessments, there’s an important component in getting homeowners committed to the cause. That is communication. We could have told you this before reading the research since it’s something that we hold near and dear to our hearts. The research only further backed our beliefs. According to the study, “homeowners and residents were more receptive and supportive of major infrastructure repairs when they were given the opportunity to learn—in advance—about the scope and costs of the project from experts, like the engineers and contractors who had specific knowledge of the damage and how to fix it.”

Additional Lessons to Take With You 

Many involved in HOAs had to learn the hard way about the importance of addressing issues with aging infrastructures. One of the case studies included in the report involves an issue that arose at the “University Towers Condominiums in New Haven, Conn.” You can read all about it in “Breaking Point: Examining Aging Infrastructure in Community Associations.” “Kate Bowman, CMC, the on-site manager” talks about the importance of communication with homeowners. The study also talks about lessons that were learned through the experience: “Make sure board members are educated on reserve studies and why funding reserves sufficiently is necessary. … Be vigilant with inspections and keep up with code issues. … Don’t shirk preventive maintenance. … Take the time to identify a qualified engineer and project manager.” These lessons are good ones for any HOA board member to remember as they move forward. Let’s quickly talk about that last point… The need to hire the right contractor was mentioned in the report more than once. Finding the right contractor can make all of the difference when it comes to addressing concerns correctly, timely, and at the right price point. So, be sure to vet your vendors carefully. And let’s not forget the importance of aligning yourself with a great property management company.

We know that aging infrastructure is an ongoing issue for HOAs, but thankfully, when you work with PMI, we can help address these issues. We work with trusted vendors, increase HOA transparency, improve communication, and prioritize maintenance needs. If you’d like to learn more about what the report found, we encourage you to give it a full read. And, please reach out to us at PMI by emailing {{account:email}} if you’d like to learn more about what we have to offer.

A safe and secure property is good for you, your tenants, and their customers. By increasing safety and security measures, you can help protect against vandalism, break-ins, theft, and more. Not only will this help your investment say safe but it can also make a property more attractive to prospective tenants. The good news is that there are several ways you can enhance safety and security at your commercial property.

1. Consider lighting

Parking lots, entry points, and walkways should have good lighting. A criminal is less likely to target a person or property that is well-lit. Make sure that burnt-out bulbs get changed promptly.

2. Add security cameras

Security cameras are a great way to keep an eye on your property. They can also help deter criminal behavior. In addition, security cameras can help provide helpful information if a criminal act does take place.

3. Hire guards and/or security patrol staff

Depending on the type of business you’re trying to attract, you may want to take additional security measures like hiring guards for the parking lot and/or hiring security staff that can patrol the property during off hours when no one is there.

4. Make sure doors and windows are secured

Doors and windows need to have good locking systems. Make sure that they’re all in working order. Deadbolts can help secure doors even further.

5. Use smarter lock systems

The standard lock systems may not be secure enough. They can also be tricky if there’s a high employee turnover rate since new keys need made once employees leave. Thankfully, there are smarter lock systems that can help increase safety overall. Keyless entry systems and biometric access controls are two options that can be considered. You can easily reprogram a keyless entry system when an employee leaves. And biometric access controls require the use of a facial feature or a fingerprint making them very secure.

6. Add fences

Adding a fence around the property can help increase privacy and security. You may even want to consider a secure gate for entry.

7. Keep up with landscaping

Overgrown shrubbery can make it easier for criminal activity. A burgler or attacker can easily hide behind greenery waiting for their next victim or to sneak into a building. Hire a landscaper to cut back any overgrown trees or shrubs. Keep walkway, parking lots, and entry points free of easy hiding spots.

The other benefit of hiring a landscaper is that the property will be more attractive overall which can increase the likilhood that you’ll find and retain great tenants.

8. Focus on fire prevention

Fire prevention is an important aspect of protecting your investment. Make sure that you have fire (and carbon monoxide) detectors on your property. Fire extinguishers need to be available too. Sprinklers are also a good thing to have in commercial settings.

In addition, you may want to invite someone in to do a fire department inspection. This can help ensure you’re taking the necessary safety measures. Also, inviting someone from the fire department to check out your property ahead of any potential emergencies is a good idea. This way they’ll be more familiar with your property and its layout in the chance of a worst-case scenario playing out.

9. Use security glass

Regular glass is easy to penetrate and can shatter quickly, creating a mess of glass shards. While windows may not be a criminal’s first choice for entry, they can be a common backup option if a criminal is unable to get through the door. By adding security glass, at least at entry points, it can better protect your property from invaders.

Overall, you can see there are plenty of options when it comes to protecting your investment, tenants, and their customers from criminals. You will, of course, need to follow health and safety codes to ensure you’re in compliance and safety is a top priority. But you probably also want to increase safety and security with additional measures. Take time to think about the area your property is located in. You can also Google to see what the crime rates are for that location. Also, consider what type of business you want to attract to the property. Taking these things into consideration can help you better determine how much security will be needed for your property and your tenants.

If you’d like additional help preparing your property for tenants and managing it, please check out our website: . We can help ready your property, create thorough leases, market your property, screen tenants, and more. We have years of experience and partner with a wide range of property owners looking to protect their investments. We’d love to come alongside you and help you make the most out of your commercial investment. With our help, you’ll have more time on your hands and more opportunities for growth.

Repeat bookings are great for business. These guests have already been to your property so they don’t necessarily need to be sold on how great it is — they’ve experienced it, they know! This leads us to one of our top ways to get repeat business, and that is providing an excellent experience the first time around. We’ll discuss this further in a few of the tips below along with providing more ideas on how to increase repeat bookings.

1. Make Them Feel Welcomed

From the moment your guest arrives, you want them to feel welcomed. You can do this by having someone available to greet them and/or you can provide a welcome basket. You can fill them with local goodies or self-care items or even make a movie night basket.

Providing guests with a welcome note is another great way to let them know you care. And you can include a list of recommendations for local places they can go to eat or for entertainment.

2. Connect With Them During Their Stay 

Don’t just go silent while your guests are on the property. You don’t want to bombard them with outreach, but take time to at least check-in with them and ask how their stay is going as well as if they need anything. It shows you truly care about them having a good time. It also allows you to correct an issue if there is one.

3. Provide Great Amenities

Go a step up when choosing amenities for your rental. Make sure to choose comfortable furniture your guests will enjoy sitting in. Provide high-quality sheets and towels. Offer streaming options and a smart TV. Throw in a few higher-end travel toiletries. There are plenty of ways to stand out from your competition.

4. Offer Extras 

Think about ways you can provide a few extras for your guests. For example, put a dozen eggs in the fridge, provide guests with some local produce, and offer a basket of extra items they may have forgotten (body wash, face wash, loofah, shampoo, conditioner, etc.).

5. Be Available

Make sure it’s easy to reach someone if your guest needs assistance. Nothing is more frustrating for a guest than not being able to reach out to the host if there’s an issue. Make sure guests know how to get a hold of someone when needed and don’t let this outreach get ignored. Be quick to respond and handle any problem.

6. Clean the Property Until It’s Spotless

There are certainly different ways to clean a property, but this isn’t just a home it’s one that guests will be staying in, this means cleaners need to go the extra mile. It needs to look fresh when guests arrive, not regularly lived in. Cleaners need to take care of everything from top to bottom so that guests feel comfortable and safe when staying there.

7. Offer Flexibility 

A lot can be said about being flexible. This is one thing that can certainly set you apart from competitors and make you more appealing to repeat bookings. One of the ways to offer flexibility is with your cancelation policy. Instead of choosing not to offer refunds, consider offering a full refund by a certain date. You can also opt to offer a partial refund by a certain date. Offering a cancelation policy will increase the likelihood that guests will feel comfortable booking again.

Another way to offer flexibility is through your check-out time. Check-out times are important to ensure that there’s plenty of time to prepare a property in between guests, but there may be times you can be flexible with this. For example, if you know that you’ll have a day or two between guests, consider sending out a message to your guests ahead of time and giving them a little more time that morning. Guests will be thankful for your willingness to let them spend a few extra hours in your place. Even if they want to get on the road sooner and they choose to leave by check-out, they’ll still appreciate the offer.

8. Keep In Touch 

First of all, make sure to send a thank you to guests after they leave. You can even encourage them to leave a review for your property. We all know that these reviews can be a great way to attract new guests. However, that’s not the only purpose for them. These reviews also help you determine which guests you may want to be more intentional about reaching out to for repeating bookings. The guests that leave a great review are the ones that are ideal to target.

You can send out messages to previous guests periodically, but we don’t recommend doing this more than two or three times a year, otherwise, guests may ignore or block you. Carefully consider how you’ll use each piece of outreach. You can send out holiday messages for example. You can also send out an email to let them know about updates you’ve made to the property or local events/happenings. Another great email to send is just to invite them to book with you again. To help increase the likelihood they’ll rebook, you can offer them a discount on their stay. You may also want to offer them another type of incentive, for example, maybe you can partner up with businesses to provide discounts on local attractions.

Repeat bookings are a great way to increase your investment income. If you’d like more ways to help keep guests happy and coming back, please reach out to us at PMI: {{account:url}}. Guest satisfaction and your investment’s success are top priorities for us.

It’s a special time of year when family and friends come together to celebrate. So, it only makes sense to try and bring the community together during this time and increase the joy within your HOA. People who love this season will appreciate the HOA’s investment in celebrating, and those who may find the season a little difficult because of loneliness, may find solace in community events. There are so many reasons to take extra steps to spread joy over the holidays. But, how can you do this? Read on, we have a few tips to share with you.

1. Get Charitable

There are plenty of ways to do this. You can organize a drive to collect toys, canned foods, or other donations. You can also arrange a volunteer event, for example, maybe you visit a local retirement home to spread joy with cookies, holiday cards, games, or carols. You can also check out local charities that are looking for extra help over the season and recruit those within the community. There are so many ways to bring people together and get charitable.

2. Decorate and Highlight Community Favorites

Holiday decorating is a fun way to celebrate the season. Encourage the community to decorate (following the HOA rules of course) by highlighting some of the favorites in your social media group or newsletter. You may also want to host a contest where the top three contestants win prizes.

Also, consider decorating the community areas (think the hallways, parks, fitness areas, and clubhouses). You may even want to arrange a group effort for this one, recruiting others within the community to join in on the fun. (Just remember to keep the rules in mind; the last thing you want to do is violate the HOA rules while decorating a shared area.)

3. Arrange Community Gatherings

There are plenty of options here. We’ve already discussed a charitable outing or a group decorating event, but we have a few more ideas for you. Consider a holiday party (remember to keep in mind the various beliefs within your community). You can also host a gingerbread decorating party, holiday movie night, cookie exchange, or wrapping party.

4. Offer an Optional Gift Exchange

Arrange the option to do a Secret Santa exchange within the HOA. You could have those who want to participate sign up, then do an anonymous drawing. There are some easy ways to do this, like the “Secret Santa Generator” that the DrawNames app and website offers.

5. Plan a Holiday Shopping Event

Some people prefer to shop local and provide unique gift items. They like to choose that perfect homemade item or support their neighbors when shopping. Others like convenience and would appreciate a shopping experience that’s close to home. You can appease all of the above by hosting a craft fair within your community. It’s a great way to make holiday shopping fun and easy for the homeowners living in your HOA.

As you can see, you have options when it comes to spreading joy within the community. If you’re not sure what your community would like the best, you can always do a survey. Even if you find it’s too late to do some of these things this year, you can start planning for next year. Knowing what your community desires to see within the association will help keep the homeowners happy and can increase retention. It may even draw more people into your community when they’re looking to move.

Remember that spreading joy can also be found in the small things. Smile more, be pleasant with others in your community, do random acts of kindness…. By spreading positivity you can encourage happiness to spread.

One more thing to keep in mind when trying to boost joy within your community is to encourage more effective communication. Issues can arise anytime of the year, including the holidays, where neighbors may have disagreements. One of the ways to help reduce these issues is to clearly communicate HOA rules and address issues quickly, as they occur. Also, encourage neighbors to communicate with one another to help resolve problems before they escalate. If needed, it’s good to offer to be a mediator and hash out the problem with a calm and level-headed demeanor.

Effective communication is one of the essential tools to helping grow and build relationships. That’s why it’s included in our brand promise. If you’d like additional help managing your HOA, please reach out to us. You can visit our website here. We’d love to help you spread joy over the holidays and all year long. We’re here to make your job easier, help increase communication and transparency, and keep the homeowners satisfied.

 

September 6, 2018

There’s more to marketing a rental property than just slapping an address on Craigslist or a similar site. The best property managers always strive to optimize a property’s earning potential, providing property owners the most income from their investment for the least cost. To do that, managers need to attract high-quality tenants, which not only includes creating an appealing and well-crafted listing that will make a good impression to potential renters but also requires analyzing a property’s potential from the very beginning – becoming familiar with the property and the local rental market. I’ve broken effective property marketing down into four main steps property management experts follow to market a rental property the right way.

1. PRE-RENTAL ANALYSIS: FINDING THE RIGHT ANGLE

The best property managers know that in order to maximize an owner’s profits they need to understand the local rental market that the home is in. Rental costs vary based on factors like location, property type/size, and amenities. The most accurate way to find out the optimum rental amount for a property is to use a software like RentRange to run a comparative market analysis on any property. RentRange uses actual data about rental rates in your area to determine a rent rate potential. In my experience, combining comparative market analysis with the experience and knowledge of a top-notch property manager is the best way to find the rental amount that will make the owner the most money. It’s also vital that the property manager crunch numbers to find how much money they’ll need to maintain the property month to month while still making a profit for the owner.

2. PRE-RENTAL INSPECTION: MAXIMIZING POTENTIAL

Before listing a property, an expert property manager will examine the property thoroughly to familiarize themselves with the building and evaluate how to maximize its value and income. The manager will gather data and take photographs for records that may come in handy if anyone has questions or concerns later on. The best property managers will identify any issues that need to be addressed before the property can be listed or occupied and create a recommendation for repairs or renovations for the owner to consider. Many times, additional improvements to the property can increase the rental value and the additional income can make up for the costs over time.

3. COMPILING A LISTING: PRESENTING YOUR PROPERTY

Once the property is prepped and a price has been set, it’s time to put the property out on the market. The best property listings are both appealing and informative, significantly increasing renters understanding of the property being offered. The text of the listing should clearly describe the property’s specifications and selling points. Your potential tenants will appreciate a lot of well-lit full-color photographs to give them a feel for the property and help them picture living in it. You can take this visual engagement one step further with a video walkthrough. According to Todd Breen, founder of VirtuallyInCredible and a pioneer in using video to market and manage rental properties, “video walkthroughs give viewers a much better spatial understanding of a home and prospective tenants can know sooner if a rental property is going to be right for them.” Breen also says the homes listed with video get four times the inquiries of homes listed without video. Good property managers are educated in Fair Housing law and will ensure your listing is legally compliant.

4. LISTING EXPOSURE: REACH

When it comes to listing a property to rent, a great property manager doesn’t toss the listing onto a single site. Instead, they methodically target markets to give your property the maximum range and reach, posting the property on multiple websites including their own. With real estate listing syndication websites like Zillow and Trulia, property managers can have listings shared on sites across the internet for potential renters to peruse. Using multiple listing services, for example, will put a rental property on most national realtor branded sites as well as thousands of individual agents’ sites. A great property manager tailors their listing strategy to the property, picking which national and local sites to target to match the property’s needs and spreading the word far and wide. They will also share and market your listing on social media. You never know where your ideal tenant will be coming from and what platform they’ll look at first, so it pays to get the word around.

PROPERTY MARKETING AS A FOUNDATION FOR SUCCESS

In today’s market, there is no shortage of demand for rental housing. If your property receives only a few leads or generates little interest this indicates something went wrong during the property marketing process. Whatever your property type, whatever your location, the four steps above will prime a property for success on the rental market. Determining a price that will maximize profits, resolving any issues with the property before tenants have a chance to consider moving in, putting your best foot forward in your marketing campaign, and dropping the listing directly at the fingertips of interested parties all ensure your property will be able to find the right tenants and provide both manager and owner a healthy return on investment. If you’re seeking professional management services for your rental property contact your local PMI property manager today to find out how they can optimize and protect your investment.

Of course, effective property marketing is only the beginning. Once leads start pouring in it’s time to begin screening tenants…

September 11, 2018

If a property management company has marketed a property effectively, they will soon have a stack of applications to review and a number of potential tenants. From the list, a professional property manager will begin the tenant screening process to assess the likelihood that a tenant will fulfill the terms of the lease agreement and take care of the rental property. There are four basic questions that need to be answered about a prospective tenant in order to determine if they are a good fit for the property. Using a thorough tenant screening process, property managers reduce the risk of property damage, lost income, or eviction.

A thorough tenant screening process will answer the following four questions about a prospective tenant:

1. IS THE APPLICANT WHO THEY SAY THEY ARE?

The screening process begins with identifying and confirming who the applicant is with the prospective tenant’s:

• Government Issued Identification

• Social Security Number Verification

Not only does an ID confirm the most basic information about a tenant and help prove who they are, but the information it provides also builds a foundation for the rest of the screening process. After all, if their ID and SSN are fake or incorrect, no other information about the person can be relied on as accurate.

2. DOES THE APPLICANT HAVE A HISTORY OF PAYING THEIR BILLS?

Past behavior is the best predictor of future behavior and if an applicant has a history of late or unpaid rent they are a financial liability. Good property owners are wary when background checks display a pattern of reckless behavior and difficulty honoring financial commitments. A few things property management professionals like to check to verify financial history and make sure the tenant does not have a history of unpaid debt, missed rent, or eviction include:

• Credit Score

• TeleCheck Check Verification

• Previous Address Tenant History

• Public Records Search

• National Eviction Search

3. CAN THE APPLICANT AFFORD THIS PROPERTY?

Whether a property is affordable or not depends on the resources available to the renter. Property managers want to make sure tenants have some kind of stable income so they can make rent a part of their regular budget. As a rule of thumb, rent should not exceed roughly a third of a tenant’s income. Admitting tenants who do not meet this criteria increases risks of missing rent and eviction. To verify income, property managers will want to run these tests:

• Pre-screening Income Qualification

• Income Verification

• Employment Verification

4. WILL THE APPLICANT BE A GOOD RESIDENT AND TAKE CARE OF THE PROPERTY?

Beyond financial standing, property managers will look into a tenant’s rental and legal history. The following sources provide essential information, such as criminal history, needed to assess any potential risk associated with placing an individual in a rental property.

• Previous Landlord Verification

• National Criminal Search

• National Sex Offender Search

• International Terrorism Database Search

TENANT SCREENING THAT COVERS EVERY ANGLE

A wise property manager will always be sure to meet applicants in person before signing any lease agreements. Meeting in person completes the picture of the tenant the property manager has been building throughout the screening process, gives both parties an opportunity to ask questions, and even reduces tenant fraud since rental scam artists want to avoid meeting their marks in person.

It is important that property owners understand that federal law requires property managers to follow the Fair Housing Guidelines when accepting and denying applicants for rental properties. These federal guidelines mandate that all applications are processed without regard to the race, color, religion, sex, handicap, familial status or national origin of the applicant. A property manager that violates fair housing law out of disregard or ignorance is placing themselves and their clients at risk of a lawsuit.

To find out more about how effective tenant screening protects your investment contact your local PMI property manager.

If the property manager is satisfied with the results of their screening process and ready to move forward with lease signing, that doesn’t mean every detail has been resolved. Collecting rent is a factor all its own, and the decisions an owner and property manager make about rent collection will affect them and their tenants throughout their partnership.

April 10, 2018
By Cassie James, PMI Communications Manager

Tax season can be stressful for solo entrepreneurs and landlords. The last thing any investor wants is for an unexpected tax bill to cut profits on their real estate investment. If you own residential property, you are aware that there are a number of unavoidable costs and expenses that go along with the territory. If you want to maximize the return on your investment, it is essential to understand what expenses you can deduct related to your property so that you don’t end up overpaying during tax season. In fact, the opportunities that come with an understanding of tax policies is a big part of why real estate is such a popular investment. The Internal Revenue Service taxes the rent you collect from your residential rental property as business income. As a business income, the expenses of owning a rental property are considered business expenses, and much of the cost of maintaining and managing your rental property can be subtracted from that income, reducing the tax you pay.

DEPRECIATION OF RENTAL PROPERTY

Depreciating real estate is one of the most impactful ways to immediately reduce income taxes from your rental. The IRS allows owners to depreciate residential rental property over a period of 27.5 years, which enables you to write off everything except the land which is non-depreciable. Here is a simplified example of how to calculate depreciation allowance.

A $300,000 rental house that has an allocated value of $75,000 of land and $225,000 of building improvements. Then divide $225,000 by 27.5 years to find an annual depreciation allowance of $8181.82.

There is one catch to taking this deduction; the catch is that the government doesn’t forget that it gave you this break and you have to pay those taxes when you sell the property. In the year you take the deduction, the depreciation allowance is considered an expense and lowers taxable income for that year. If you sell your depreciated rental property for more than its depreciated value, the IRS will impose a depreciation 25% recapture tax on the total depreciation that you claimed while you owned it. Whether or not this is financially beneficial depends on your specific situation. For example, if you are in a tax bracket above 25%, the recapture tax is less than you would have paid. If your tax bracket is less than that you may end up paying more, but it could be worth the cost to have the money to use at the time you took the depreciation.

Many real estate investors avoid paying the recapture tax by taking advantage of a 1031 exchange, with which investors can defer depreciation and recapture tax liability and capital gains, making it possible to re-invest with more cash. Be aware; the IRS has very specific requirements for using a 1031 exchange.

INSURANCE PREMIUMS

Rental property insurance premiums are tax deductible. The amount of premium you deduct must be for no more than one year of coverage. If you pay for multiple years at once, you can only deduct the part that covers one year.

MORTGAGE INTEREST & POINTS

Interest is one of the most reliable yearly deductibles most landlords have. Interest payments on bank loans and other financing are tax deductible as long as those loans are used to purchase and improve the rental properties. The exact amount you claim should be mailed to you from the lender on a Form 1098 or similar statement.

Because the IRS considers the rental property to be a business, credit card interest for items and services used for your rental is deductible too. To claim this on your taxes, the credit card used must be exclusive to business-related charges. If you use the card for personal expenses, you can not claim the interest on that card as a business expense.

PROFESSIONAL & LEGAL

Many property owners have found it beneficial to hire a professional property manager for worry-free landlording that doesn’t necessarily reduce profits because of the issues a property manager can resolve and prevent. If you pay for professional property management services for your property, these fees are deductible expenses. If you paid an attorney or title company for legal services regarding your rental property, these expenses are deductible as well.

TRANSPORTATION & TRAVEL*

If you drive your vehicle to and from your rental property to collect rents, maintenance inspections, or other management activities, the mileage may be tax deductible. If you’re an out of state (or just out of town) property owner who travels to collect rent, managing, or maintaining their rental property, you can allocate travel expenses and deduct to portion attributed to your rental property. Something to remember is that if the purpose of the travel is to make improvements to the property, the travel expenses are not deductible because the cost of improvements is recovered when depreciating the property.*Keep all records for transportation and travel so that you can submit them with your tax returns as required by the IRS.

BUSINESS AND PRE-RENTAL EXPENSES

As soon as your property is available for rent, and not being used as a primary residence, the costs you incur towards renting your property are deductible. Here are some common examples of these types of expenses.

• Advertising and listing the rental property
• Tenant screening
• Software needed to manage the property
• Cleaning
• Equipment rental costs
• Repairs
• Maintenance
• Tax preparation

IMPROVEMENTS ARE DEPRECIATED NOT DEDUCTIBLE

While the expenses just discussed generally may be deducted, owners must capitalize improvement or betterment expenses. According to the IRS, “an expense is an improvement if it results in the betterment of your property, restores your property, or adapts your property to a new or different use. The following are a list of types of improvement expenses that can not be deducted.

• Fixing a pre-existing condition
• Enlarging or expanding the property
• Increasing capacity, strength, or quality of the property.

Expenditures to improve or add to your property are depreciated over time. Improvements are things you must buy or replace completely, not simply maintain. Buying a new porch would be considered an improvement while painting the existing porch would not. The IRS determines the estimated life value of these additions, so you can schedule the depreciation you deduct according to how long their value lasts. If the porch is estimated to last ten years, you could divide its cost by ten and then deduct that much for the next ten years you operate the property. The expenses you accrue improving your property can generally be depreciated as if the improvement were separate property.

TAKE ADVANTAGE OF TAX LAW TO MAXIMIZE INCOME

As a landlord who wants to get the most out of your investment, you’ll want to make sure to keep detailed records of your expenses throughout the year. Save your receipts, digital and physical, and hang on to any contracts you’ve made. Having this information close at hand will make it easier to remember what expenses you incurred so that you can be sure to claim each one. Understanding the implications of depreciating the property will allow you to make an informed decision to create the best outcome for your situation. If you hire a tax professional with this portion of your taxes, remember to claim that expense as a deduction in the following tax year.

For a more detailed explanation about income tax on residential rental property and vacation rental property, please see IRS Publication 527.

May 15, 2018
By Doug Heath, PMI Social Media Coordinator

“… has left a review on your business page.”

When you get the notification, your heart begins to race. It’s possible that you’re about to read a glowing recap of the excellent service you’ve given, but the message could also be a cold-hearted blow to the reputation you’ve been trying to build.

As a professional social media coordinator for property managers, I have seen and responded to countless reviews, both positive and negative. I also consult with property managers on review response strategy and have had many unpleasant experiences trying to unwind the damage caused by an emotionally driven response to a poor review. Each review situation has its own unique set of circumstances, but I have found that certain methods are more likely to resolve the situation in a positive way.

Online reviews have completely changed the way people search for products and services, and nearly every property manager has been the recipient of bad reviews, regardless of the quality of service they provide their clients. As a property manager, you have two very different groups to please, property owners and tenants. Unfortunately, sometimes making one client happy conflicts with the desires of a property owner. The majority of bad reviews I’ve seen have been from unhappy tenants while the property manager was providing great customer service to their property owner client.

While you can’t censor the reviews you receive, you can respond to them. I’ve seen review scores improved or removed by customers when a company responds with a caring and helpful message. While not every reviewer will be kind enough to adjust their score, a strong review response will encourage future customers to place their confidence in you.

What to do? What to do?

There are a few things you should do once you’ve finished reading your new review.

If the review is good: 

Breathe a sigh of relief. A four or five-star review from a happy customer will improve your online reputation instantly, and the people who read it will know you’ve provided quality service. Respond with a brief, clear thank you and confidently continue doing awesome work for your owners and tenants.

If the review is bad: 

Wait. Read the review in it in its entirety. Then don’t do anything until you’ve calmed down. Whether you’ve received a three-word bash or a ten-paragraph tragedy, the way you respond will say more about you than that review ever will. The most important thing to do is to respond Professionally, not Emotionally. Do not respond, do not even thinking about responding, until you have a cool head. I tell the property managers I work with that the best way to remove the emotional element of a response is to give the review a little space. For some managers, this may take a few hours, for others it may be a full day’s delay depending on the review.

Once you have cooled off enough to view the situation more objectively, you can begin planning your response. The most successful responses to negative reviews focus on resolving the problem the reviewer had and not solving the bad review. Most people want to know that they have been heard and that you care about their situation.

Keep this advice in mind now that you’re calm and ready to respond:

1. Be kind: As much fun as it would be to call your critics out or catch them in their own words, this won’t do your reputation any favors. Kindness usually begins with being able to see someone else’s perspective even if you don’t agree with them. Though it may seem too soft in the moment, a kind answer can cool anger and diffuse conflict with the reviewer. Returning criticism with genuine concern also gives you the opportunity to demonstrate character strength and shows potential customers that you can handle a problem gracefully.
2. Only promise to resolve what you are willing and able to: Making restitution is important in any kind of conflict resolution, a promise to send that forgotten security deposit goes a long way. When the deposit arrives in the next week, the reviewer will likely be happy again. However, don’t make any promises you can’t or shouldn’t keep just to appear as if you resolved the issue.
3. Admit when you’re wrong: Nobody is perfect. Is any part of the accusation true? If so, then it’s best to own up to it. If you forgot to send a reviewer their security deposit, apologize and promise to send it immediately. Making mistakes is normal and most people know that. Some will always be unforgiving, but reasonable people will understand. Trying to hide a mistake generally leads to angry responses from the reviewer and makes you appear less trustworthy to whoever reads the exchange.
4. Stand by your principles or, in this example, company policy: No, someone can’t bring their pet alligator to live in the rental with them just because they complained online. If your lease specifically says only dogs and cats allowed, stick with it. You gain nothing from conceding in this one, very public case. Owners lose faith in you, potential tenants feel they can walk all over you, and suddenly your headaches increase.
5. Take the conversation off the review platform: Rather than allow upset customers to berate you continually in a public forum, ask them to send you a private message, email, or phone call. Better yet, promise that you’ll call them and then do so immediately. Taking the conversation off the platform shows your interest in knowing the full story. Dissatisfied customers with sincere concerns who reach out to you and offer the opportunity to rectify the situation will be willing to let you help resolve their issues. Reviewers who are not sincere will likely let the issue die once they don’t have an audience.

By Davis Pratt, PMI Public Relations Specialist

Imagine finding a great rental home for a young family; the location, size, and price range are all ideal for their needs and they even like the layout and color scheme. Everybody is happy until moving day, when you find a different family you’ve never met living in the house you’re about to rent, insisting they have a signed lease agreement and have paid the deposit and first month’s rent to the owner (a property owner you’ve never heard of whose contact info is different from the owner who hired you). Now, instead of making sure a simple move goes off without a hitch, you’re overwhelmed, not knowing what to do. Do you call the police, try to find the fake owner? The victims of listing fraud want their money back and obviously won’t be happy about being turned out on the street, while your tenants want their new house. How do you keep tensions from boiling over? The property owner thinks you made a mistake and wants an explanation you don’t have. Meanwhile, you’re trying to help your new tenants get safely situated like you promised while investigating what went wrong and trying to figure out how to get the wrong tenants who just moved in, out.

This scenario is far from uncommon. According to a July 2018 survey by Apartment List, 6.4 percent of United States renters said they had lost money to rental fraud, resulting in an estimated 5.2 million U.S. rental fraud victims per year. Furthermore, 43.1 percent of those surveyed reported having encountered listings they suspected were fraudulent.

For a property manager, fraud not only costs you time and money, it also damages your reputation, which can result in poor word of mouth that takes a bite out of your revenue later on, even years down the line. Whether you’re managing properties for yourself or as a professional property manager, taking precautions to avoid being scammed is worth your while.

How Rental Listing Scams Happen

There’s some variation when it comes to rental scams, but they typically have two elements in common: 1) the perpetrators advertise a rental property they have no legal right to rent and 2) attempt to collect money from unsuspecting renters who are interested in that property.

The scammer will:

• Search listings for vacant or vulnerable properties to target, often taking the photos and information from the official listing for their own use
• Make their own listings and advertisements for the property, offering rent below market value to attract consumers
• Sometimes scammers will claim to advertise the property for or on behalf of an owner who is a friend, family member, or business associate.
• Scammers will ask for application fees, deposits, rental payments or other charges from interested parties.
• Sometimes scammers will break into the home so that they can show it, or may even take advantage of the real manager’s automated key dispensers to give people entry to the properties.
• If the con is successful, the scammers will then make off with the money from early rental payments or other leasing and processing fees they convince clients who think they’ll be getting a secure place to live out of the deal to pay.

Criminals don’t need to be in your area, or even your country to attempt rental scams. Nigerian scams revolve around convincing marks to send money overseas, and in the rental scam sphere this usually means listing properties the scammers have never even visited and requesting an advance rental payment or a different fee through a money wiring service.

Scammers sometimes target property managers as well as tenants, like with 419 phone scams, where scammers will answer online postings and ask to pay an advance, usually through a money wiring service. The scammers ask for a refund or will overpay, and ask for the excess funds to be returned. If the manager returns the money without waiting for the fraudulent payment to clear the bank, they’re out that amount of cash.

6 Red Flags: Signs of Rental Scams to Watch Out For

Reading about scams in this kind of forum makes them sound very obvious to detect and avoid, and that’s true to a certain extent, but millions of people are still scammed every year. Warning signs can slip past you if you’re not vigilant. Here’s a list of common signs of con artistry that will help tenants know how to better avoid potential listing scams, and help property managers know how they can appear open and trustworthy throughout the entire rental process.

1. The Price is Too Good to Be True

If the price range of a property sounds too good to be true, it probably is. If you’re a tenant, take a look at other properties in the area to see how believable a listing sounds. Property managers ought to weigh price ranges in their area against the properties they are representing to find a fair and reasonable price.

2. The Listing is Poorly Written

Looking good may only extend to price, often scam listings are poorly constructed, low on information with poor photos of the property, and scam posts and emails can be riddled with misspellings and grammatical errors. Professional property managers will upload clear, informative, and thoroughly proofread listings. It’s a good idea to watermark the photos of your properties you use so scammers won’t want to take them to use themselves.

3. Research Comes Up Short

One great way for tenants to research a property listing is to look for reviews or messages from previous and current tenants who have worked with that property manager and management company. Often scams and scammers will have been identified online by past victims, concerned consumers, or financial experts. Potential tenants should also make sure the property is not in foreclosure and the property manager has legal right to rent it to them. They can check with their county recorder to confirm who owns the property in question.

4. The Manager Refuses to Meet

Scammers want their targets to send them money as quickly as possible, knowing as few details as possible. If a manager tries to dissuade a tenant from seeing the property in person before renting, that’s a red flag. Scammers will not want to meet face to face, and requesting to see the property and meet the manager before renting is a good policy regardless of potential listing scams because it will help tenants decide if the residence is really right for them. When tenants insist on seeing a property and meeting the person who made the listing, it’s a good idea for them to bring a friend or family member so they don’t show up alone, just in case.

5. Cash Only

There’s a reason why most rental scammers will try to get their victims to pay using cash, money wiring services, or even cryptocurrency. Criminals thrive on anonymity; the least traceable scammers are the least likely to get caught. Be careful of landlords who insist on payment in cash. Property managers who are completely above board will be happy to let tenants with pay with checks and otherwise leave a trail for your transaction that banks can follow more easily if any financial questions come up.

6. The Property Manager Doesn’t Want to Get it in Writing

Some regions allow verbal leases, but tenants and property managers should always insist on a written lease. A written document sets terms and qualifications so everyone is on the same page (no pun intended), and can be preserved as a permanent record. Both tenant and landlord should have signed copies of the finalized lease for future reference and to cover every base from a legal standpoint, and read it thoroughly before agreeing to their partnership.

Scam Free Property Management

Managers have the opportunity to be examples of transparency, educating both tenants and property owners on what the healthiest business relationships with property managers look like. As a property manager, you should also monitor your own vacant properties, online and in person, to confirm nothing illicit is taking place there. Screen your tenants and make sure every payment you receive clears the bank. Prevention is always preferable to falling for a scam in the first place and if you’re attentive to detail and follow the steps above, you should be able to spot the vast majority of rental fraud a mile away.

If you’re a victim of rental fraud, notify law enforcement and report all the details you can, it’s possible your information will be vital to making sure no one else will fall prey to that scammer again. It may be worth contacting an attorney who can help you figure out how you were scammed and what the best way to proceed is. It’s also worthwhile to get in touch with tenant’s rights groups or property manager organizations that are active in your area to make them aware of what perils befell you and learn how they can help.

For more about property management, check out our PMI blogs on Evictions and Public Relations.

August 31, 2018
By Aaron McElhiney, PMI Director of Acquisitions

You will most likely come to a point where you’ll want to sell your property management business, you may be ready to pursue other business opportunities, or it might be the right time for you to retire. How can you make sure you will be able to sell the business for its full value? There are six aspects of your business you will need to have in order to attract the best possible buyer. Paying attention to these areas of your property management business today will not only help your business run more smoothly in the short term, but it will put your business in higher demand once the time to sell comes.

1. Professional Management Software

Having industry leading software in place will allow buyers to either continue with the platform or transition more easily to other software options.

2. Clean Books

Hire a CPA to get your property management business organized. Be able to show 3+ years of stable growth. Reconcile all accounts regularly. Isolate all personal expense and benefits taken from the company. Categorize all revenue streams: Management fees, commissions from home sales, referrals, maintenance, late fees, transaction fees, etc.

3. Current Management Contracts

You need up to date contracts for all clients. Can you have transferrable or assignable contracts in your state? If so, this will help you transition the assets of the business if purchased outside of the business entity.

4. Current Lease Agreements

Be sure any renewals or addendums are documented properly. Be able to show market rate rents with annual increases.

5. Written Operational Practices

Think of compiling an Employee handbook or Owner’s playbook. Not only will the exercise help you organize responsibilities for your business, but it will also give buyers valuable insight into the operation.

6. Continued Growth

Don’t stop growing your property management business. Property managers can get burned out and stop putting effort into marketing or networking, especially if they are already thinking about turning their business over to a new owner. Complacent owners may even turn away leads because they can’t handle the workload and are unwilling to hire help or outsource. Businesses that have continuous growth and clear models and methods for future growth are more enticing to buyers. Get better systems to handle growth and KEEP GROWING.

October 9, 2018

Maintaining a reliable cash flow is key to obtaining maximum profit for rental property owners and the greatest factor in reliable cash flow is the ability to consistently collect rent on time. Before the first month’s rent is collected from a tenant, the best property managers will have already taken two essential steps towards creating the greatest likelihood that a tenant will pay rent by the due date. These steps are effectively marketing and advertising the rental property and performing a thorough tenant screening. Just like any type of investment manager, the best property managers always keep two things in mind for their clients – maximizing profit and reducing risk.

If an owner has hired a competent property manager, receiving payments from their rental property is the last thing a property owner should need to worry about. There are three factors that the best property managers consider in order to keep the process of rent collection and owner payment distribution running smoothly.

• Reliability

• Speed

• Transparency

How a property manager addresses these factors is detailed below:

1. Reliability: Receiving rent payments from tenants on time

The best property managers reduce the risk of lost income due to missing or late rent payments by using a thorough tenant screening process. This process provides the information needed to assess the probability that a tenant will fulfill the terms of the lease agreement and take care of the rental property. Two critical pieces of information directly related to rent collection that need to be discovered are the potential tenant’s history of paying bills on time and whether or not they can afford to pay the rent amount.

Reliable rent collection doesn’t end with signing a reliable tenant. Once a tenant has been placed, additional automated measures are also taken. Emailing invoices 1-3 days before rent is due has been found to be very effective in reminding tenants to pay. Making the payment of rent easier by offering more than one payment method also helps. Online rental payment platforms like ePay allow tenants to pay rent from almost anywhere at any time. The best property managers use a streamlined payment processing system that delivers payments to owners within days. While online payments are increasingly more popular, it’s not the best fit for every tenant so it’s important for a property manager to also provide options for payments by check and cash.

2. Speed: How Soon Will Property Owners Get Their Money

The best property managers always work to get their property owners’ payments to them as soon as possible. Accepting online payments reduces the time it takes to get funds to an owner and the best property managers offer an overnight processing option that makes it possible to get an owner their payment 2-5 days sooner. Online payment portals are another fast and reliable way for property owners to collect their money.

Because some tenants will always pay by check or other hand delivered payment, the best property managers will have an efficient system in place to ensure these payments are processed as soon as they are received. If a check sits in the mailbox for a few days, it ends up being the equivalent of a late payment for the owner. The daily checking of mail, updating of accounts, and bank deposits are critical in a property management company’s ability to get payments to owners as soon as possible.

3. Transparency: Keeping Property Owners in the Loop on their Investment

The best property managers understand the benefits of owners being able to see what is happening with their investment at any given time. Clear visibility to their rental property account alleviates anxiety and minimizes misunderstandings that can take valuable time for both the owner and manager to clear up. Providing owners with real-time account access via an online portal can eliminate worry and the need to contact the manager. A high-quality online portal will give owners access to current balances, a history of transactions, and reports. Clear payment records not only keep property owners informed about all income and expenses but also allow for discrepancies to be resolved quickly.

Without successful rent collection, an investment property quickly moves from being a profitable source of income to a drain on an owner’s savings. The best property managers understand that efforts put towards reliable rent collection are well worth the time and money when you consider the cost of eviction due to non-payment of rent. By making sure the right tenants are placed and using efficient payment processing practices, owners can consistently receive their payments when they expect them.

If you’re looking for a property manager in your area who is a rent collection professional, contact Property Management Inc. property management franchise today.

October 26, 2018

Once a tenant signs a lease and moves into a property, it’s easy to picture the property owner relaxing and letting the rent money from their real estate investment roll in. But property management doesn’t end when every property has been filled with responsible tenants. Even if tenants have been screened thoroughly to make sure they’re a good fit for the property they’ve been settling into, it still takes hard work month-to-month to maintain a property. Property managers essentially work as caretakers to monitor the building and make sure any damage is prevented or fixed. When a property is expertly cared for and maintained, not only is the building preserved but the property’s value is optimized as it becomes more desirable real estate within its price range.

The best property managers not only know how to market rental properties and fill them with responsible tenants who will honor their leases, but they’re also experts in keeping rental properties in prime condition without breaking the bank. The best managers know that proactive property maintenance pays off. A well-maintained property commands higher rent, keeps tenants happy which means they stay longer and take better care of the home, and sells at a higher cost when it comes time for a new owner.

The best property managers know their clients are most satisfied when they provide maintenance services that are responsive, transparent, and include accurate reporting.

1. RESPONSIVE SERVICE FOR MAINTENANCE REQUESTS

The best property managers know that providing responsive service begins with an efficient maintenance request system. One of the most common reasons tenants move out of a rental property is slow maintenance response time, and because tenant turnover is a high cost to property owners, it is important for a property manager to prioritize responsiveness in order to make the most money for clients.

While smaller property management companies may be able to stay on top of emails and phone calls, the chance that maintenance requests fall through the cracks grows as the amount of managed properties increases. Using a property maintenance software support system allows tenants to report maintenance issues at any time and helps managers initiate a plan to resolve the problem. Emergencies like a flooded bathroom, gas leak, or broken furnace frequently occur during non-business hours so providing a 24/7 emergency phone line for tenants is essential to responsiveness in critical situations. Maintenance experts understand that follow up communication is with the tenant after they submit a maintenance request is essential so that they know their problem is being taken care of.

2. TRANSPARENT COMMUNICATION WITH OWNERS AND TENANTS

The logistics of approving and scheduling repairs while keeping contractors, owners, and tenants in the loop on the status of work orders are quite complicated and another potential communication breakdown area if not managed effectively. Managing projects efficiently is essential in keeping costs down, and property owners want to be updated on progress and expenses along the way. In order to provide the most transparent communication to owners and tenants, the best property managers use maintenance software that automates communication between all parties, schedules repairs, tracks progress, and documents the process to completion. Using an automation system allows maintenance issues to be resolved quickly saves money for owners and keeps tenants happy.

3. ACCURATE REPORTING FOR PROPERTY OWNERS

The last step of the maintenance process is providing accurate reports of the repairs and costs to the property owner. Property owners want to see how their money was spent and see that they are paying competitive rates for needed repairs. Before a repair can be placed in a resolved status, completed work needs to be approved, and vendors need to be paid. The best property managers have built a network of trusted vendors that are licensed and insured to protect the property owner. Itemizing repairs in the owner’s monthly statements provides owners with detailed records of the work that has been accomplished and the associated costs, helping them understand the bottom line of their real estate investment. Owners need these reports to help them file their taxes as accurately as possible.

PROPERTY MAINTENANCE PROFESSIONALS GIVE OWNERS PEACE OF MIND

Property managers are hired to make real estate investments pay off for owners by optimizing the income that is produced through rent collection and protecting value with proactive care and maintenance. In addition to responding to maintenance requests, the best property managers perform scheduled preventative maintenance to prevent costly damage.

Find out how to get you the most money from your rental property by calling a PMI property manager in your area today.

In The US, there are currently 43,378,800 renter households (or 34% of the population). Given these large numbers, it’s important to maximize your home’s potential with regular maintenance and upgrades to attract renters and maximize profits.

Unlike lengthy renovations, simply replacing old features, to updating the floors, increasing storage, adding amenities and speaking with a professional property manager are simple and easy to do on your own.

Not only will these minor improvements help to beautify the property but it will make it easier to maintain it term-term, appear more desirable to renters and boost the rental value of it.

Replace Old Features

Renters are not going to be attracted to older-looking homes that are filled with dated features. Having old kitchen knobs, faucets, handles and cabinetry can be an eye-sore that some are not willing to look past when viewing it.

Having these dated features in a home can also give the impression that the home is not well cared for and hasn’t been updated in a while. Therefore, owners should consider updating these minor features to help modernize the space and bring some appeal back to dated areas.

Update Floors

The floors of a rental are an excellent way to beautify the home. Certain types of flooring can appear dated and unappealing for potential renters if it’s been a while since it’s been replaced. Consider switching these dated floors for something easier to maintain such as laminate, tile, stone or hardwood.

These types of floors are not only easy to maintain but will make cleaning, caring and repairing easier in the future. Plus, the upgrades will likely increase the desirability of the property, and therefore its value.

Upgrade Plumbing Fixtures

Another tactic that owners can use to beautiful their rental property is to upgrade the plumbing features in the property. No one wants to use old-looking faucets or showerheads in the home they are living. Not only will this seem unappealing to potential renters, but it may impact the amount of money you can rent the property out for.

Therefore, it’s important that owners consider updating the plumbing fixtures in their home to more modern and sleek additions. This will instantly help to upgrade the kitchen and bathroom areas of the space without an invasive renovation.

Increase Storage

Storage is a vital feature of any home which is why it’s important to upgrade (or increase) the storage areas of your rental. Upgrading these areas will help to beautify the property because it will help to minimize the amount of clutter around the property. This can be accomplished by adding built-in cabinetry, more functional furniture and shelving units to keep items from spilling onto the floor.

Property Manager

Not only should owners be concerned about the immediate repairs of the home, but they should consider speaking with a property manager who can help with long-term maintenance of the home. A property manager will be able to help monitor the property in case there are any issues that arise with the tenants.

Plus, they will be able to handle any disputes, damages, or problems that occur in the property that would potentially decrease its value. Without their help, an unruly tenant may cause a severe amount of damage that’s irreversible if you’re too late.

According to long-time rental blogger, Ray Wei “There are three goals every investor looking to grow their portfolio should desire to achieve: maximum rent, minimize operating expenses, increase the resale value. In order to get the best return on your investment, stay at the high end of rental rates, improve your property value and avoid tenant turnover every term, you will need to invest in the right upgrades.”

 

There are ultimately a number of the right things you can do to a home to beautify it. Not only will these tactics help to make it more appealing, but it can increase your property value. To learn more on this topic, get in touch with a member of our team who would be happy to help.

By Jim Dangerfield, PMI General Support

When you find the perfect home, car, or other investment or purchase, there is nothing more disappointing than getting a big DECLINED when you attempt to arrange financing. What happened? You thought your credit was doing okay, but then you go to CreditKarma.com, your score is in the low 500s.

Typically, any credit score below 600 is an automatic rejection from any financing partner or property manager. Are you doomed to reside in the low 500s for life, unable to get the financing you need to improve your life or your business, or do you become proactive and try to resolve the issue?

Typically, Only Negative Events Are Reported

What causes credit scores to drop? Too much debt, bankruptcy, late payments, evictions, and foreclosures, are all common challenges that decrease someone’s credit score. Don’t all the positive things you have done even out the balance? Generally no, since credit bureaus only look at negative reports along with the number of solicited and unsolicited inquiries.

4 Ways to Increase Your Credit Score

Property management experts can help direct you to even more ways to help improve your credit, so the next time a landlord or anyone else screens you your new and improved credit score will make you look even more sharp and responsible.

What can tenants do to bring credit scores up into the 700s?

• Pay all your bills on time.
• If you see a charge or negative comment on your credit report that you don’t recognize, dispute it. All three credit bureaus have mechanisms to dispute charges.
• Keep credit card balances below 35% of your available credit.
• Use a credit reporting service to pay rent.

Positive Credit Reporting for Renters

Credit reporting services will actually report positive information to the bureaus. Typically, only negatives are reported, but for a monthly fee, a credit reporting service will collect information about your lease or mortgage and report on-time payments which can counter negative reports. The only problem is that if you are late on your rent or mortgage payment, it counts double against you. You must keep the rest of your credit clean for a credit reporting service to be truly beneficial.

There are several services available that will report your on-time payment to one or all three credit bureaus for a fee each month. If you have poor credit from past challenges, but can now afford a credit reporting service, this is a worthwhile investment. As you pay your rent on time and your positive reports stack up, and you avoid late payments and other negatives, your credit score will rise.

Eventually, even someone who started with poor credit will be able to afford a mortgage and become a homeowner. Imagine applying for financing with a 750 credit score. Financiers will fight for your business and give you special concessions to strengthen your relationship as a client.

By Jeremiah Cundiff, PMI Executive Director of Operations

I’ve had conversations with hundreds of property management professionals during my career in the industry, and I’ve noticed a common theme that separates the smaller property management companies, or “Solo Property Managers,” from the property management companies that dominate their markets, “Strategic Property Managers.”

What Strategies Set Strategic Property Management Masters Apart?

The key difference between the Solo Property Manager and the Strategic Property Manager is that the Strategic Property Manager is laser-focused on developing their business in seven key areas, areas I refer to as The Seven Portfolio Multipliers. The Seven Portfolio Multipliers are exactly what they sound like, seven areas of your property management business that, if mastered, will accelerate the growth of your property management company. You need to be forewarned, mastering The Seven Portfolio Multipliers requires determination and discipline as a business owner. However, if mastered, you will propel your business to an entirely new level of success. The Seven Portfolio Multipliers are:

1. Lead Generation
2. Sales Conversion
3. Revenue Per Door
4. Operating Efficiency
5. Profit Margin & Financial Health
6. Referral and Networking Activity
7. Management Contract Retention

I’m going to provide an overview of each multiplier and why mastering it will accelerate the growth of your property management business. Remember, if it’s your goal to maximize the revenue and profits of your business fully, each multiplier needs to be optimized. Neglecting a multiplier will inhibit your ability to accelerate growth.

1. Lead Generation

The Strategic Property Manager understands how to invest revenue to cost effectively generate leads for their business. It is important to differentiate between leads generated by investing cash and leads generated by investing time (more on that later). In my experience, Strategic Property Managers utilize six to eight lead generation programs. There are two key components to an effective lead generation system, the channel used to reach your audience and the message to that audience. If your message doesn’t clearly communicate the services you provide and how they solve the most pressing problems an investment property owner faces, you are going to generate fewer leads. Likewise, if you are not driving that messaging through the proper channels to reach property owners who want to hand off their problems to a property manager, you are going to miss opportunities and waste marketing dollars.

2. Sales Conversion

What is your closing rate on the qualified leads you receive? Strategic Property Managers have mastered the process of walking a lead from initial contact to a signed management contract. Some of the Strategic Property Managers I’ve worked with are so effective at the sales conversion multiplier they can close contracts on the initial call with a property owner with a closing rate of over 50%. The biggest difference between the Solo Property Manager and the Strategic Property Manager when it comes to sales conversion is that the Strategic Property Manager establishes trust very early in the sales process and communicates the value of their services in such a way that the property owner becomes less focused on the price of the services and more focused on the fact that the Strategic Property Manager understands how to solve their most pressing concerns as a property owner.

3. Revenue Per Door

This multiplier has a tremendous impact on the long-term profitability of the business. The Strategic Property Manager is an expert at offering services to tenants and owners that drive value for both parties but also generates more revenue per door for the management company. For example, one service Strategic Property Managers use effectively to increase revenue per door is a credit reporting service for tenants. The tenant pays a nominal monthly fee to have their on-time rent payments reported to a credit bureau. As the tenant pays rent on time, their credit improves due to the positive trade account being added to their credit history. The tenant wins! Now that the tenant is working to improve their credit, they are more likely going to pay their rent on time, giving the property owner more consistent rent revenue. The property owner wins! The management company wins because they charge the tenant a fee for the service, increasing their revenue per door!

4. Operating Efficiency

The number one cost to a property management company is labor. Property management is a service business. As the portfolio grows, the requirement to hire more personnel to maintain quality service also grows. The Strategic Property Manager understands this and implements systems that assist with automating key business processes, helping their team manage more doors without increasing payroll. In fact, the Strategic Property Manager monitors the ratio of doors under management per full-time employee and is always looking for ways to improve the ratio without sacrificing quality of service.

5. Profit Margin & Financial Health

Top line revenue is great, but the Strategic Property Manager understands that it’s the money you keep that counts. The Strategic Property Manager ensures that the total fixed costs to operate their business are maintained with a specific percentage of revenue. The Strategic Property Manager seeks to maintain a payroll that doesn’t exceed a specific percentage of revenue. Ultimately, the Strategic Property Manager has a profit margin percentage that they are striving to uphold as an operator. This is vastly different than the Solo Property Manager. The Solo Property Manager has a financial model that is focused on making a living, while the Strategic Property Manager is focused on creating long-term wealth by investing 10% of the cash flow of the business in assets outside the business.

6. Referral & Networking Activity

As previously mentioned, there is a low dollar cost, high time investment strategy for generating leads. This is accomplished through referral and networking. The Strategic Property Manager understands the importance of building relationships with clients and allocates time to participate in the referral and networking activities that will put them in front of opportunities to grow their business. There are many opportunities to network in each local market. Strategic Property Managers identify three to four events they can focus on consistently, so they become known as the expert for property management within their sphere of influence, and don’t neglect online channels. The Strategic Property Manager also pays real estate agents a referral fee to refer business to them. The challenge most Solo Property Managers face is that they are so focused on managing the properties in their portfolio that they don’t allocate time to referral and networking activities.

7. Management Contract Retention

The Strategic Property Manager understands the value of a management contract and does everything they can to extend the lifetime profit value of the contract by providing astonishing service to tenants and property owners. The Strategic Property Manager puts systems in place to solicit feedback from property owners, so they know how to strengthen their service offering each year. Ultimately, the Strategic Property Manager tracks the number of years on average they retain a management contract and works to extend the owner relationship every year. The Property Management Power of the Seven Portfolio Multipliers I’ve seen firsthand how property managers accelerate the growth of their business by optimizing the multipliers. I’ve also seen property managers become stuck at the same level of operation year after year because they neglect these multipliers. There is more than one way to build a property management business, but if you want to dominate your market, roll up your sleeves and master these multipliers.

February 23, 2018
By Ashley Johnson, Writer for Smart Business Hacks

As a property manager, one of the most important tasks you will be faced with is keeping leads in your sales funnel. It may seem daunting at first, but in the end, it all comes down to learning how to balance your time, your focal points, and the needs of both you and your leads. Below we have three tips that will help keep you from losing leads.

1. Follow Up Persistently, Consistently & Quickly

Following up is the number one best way to keep leads from falling out of your sales funnel. Follow-ups are what help keep you in the minds of your leads throughout the process until you are able to close with them.

Unfortunately, many property managers give up after they fail to get results with their first follow up. If a lead says no, try to figure out why, and see if there is a way to turn that no into a yes. Ask what their concerns are so that you can address each one. Provide more information about your company and how your services can resolve their challenges, while still giving them room to breathe. Usually a no at first means they are not interested right now, but it also means that they could be later. It’s always good to be persistent and to follow up more than just once.

However, just following up isn’t typically going to be enough. For this tip to be effective, you need to follow up consistently, but that doesn’t mean it has to be constantly. If you aren’t consistent with your follow-ups, then leads can lose interest, find a better offer with another property manager, or simply forget your offer. Consistency keeps you in mind, regardless of how often you’re following up.

Speed can also improve your chances of converting a lead. By calling your property management leads back in a timely manner, you will put yourself ahead of the game and potentially be the number one option for a lead if they are looking into multiple companies. By following up both consistently and quickly you have a better chance of keeping leads in your sales funnel.

2. Engage Each Lead Differently

Don’t fall into the trap of categorizing your leads; every close is unique. Still, you may find your sales funnel filled with what some property managers call hot leads, leads, and prospects. Consider every lead a close in the making and tailor how you engage to keep them interested and in your sales funnel.

• Prospect: These are at the top of your sales funnel and are familiar with your property management company but aren’t ready to buy. It is best to market towards them rather than immediately call. These take the most nurturing and require continuous interactions (like educational content) until they are ready for more consistent follow-ups and a quote.
• Lead: These are in the middle of your sales funnel and are comfortable with your company. These are the people you want to regularly speak to/meet with for follow-ups until they become a hot lead.
• Hot Lead: These are at the bottom of the sales funnel and well on their way to becoming a customer. These potential customers are ready to buy and just need the right property manager to close the deal.

All of these fluctuate, of course, depending on the individual. It is good to get to know the client on an individual basis and tailor how you market to them, work with them, and contact them (call, text or email). By doing this, you will stand out from the competition as you are creating a personal experience for your leads.

3. Balance Focus on ALL Parts of Your Sales Funnel

Many property managers can become caught up focusing more on the bottom of their sales funnel where they have hot leads that are ready to close. While you gain sales this way, you also lose them. When looking at where to focus your attention, it’s always best to balance it between all parts of the sales funnel.

While you obviously should work consistently with hot leads, you also need to focus on the top of the funnel where you gain prospects and therefore new leads. Maintaining your marketing and advertising is a good way to draw prospects in, but then you also need to take the time to nurture them, so they become leads that stay within the funnel. You can do this by:

• Following up
• Setting up in-person meetings
• Taking the time to share your value with prospects as this gives them a reason to stay in contact with you
• Listening to your clients and prospects and finding ways to resolve their concerns as this gives you a way to win over leads and become a more effective property manager

All people within your sales funnel are potential hot leads, and you should take time with each, so you don’t lose out on possibilities.

The Path to Property Management Sales Success

Managing all of this can be time-consuming, so we suggest creating a schedule to keep track of all follow-ups, meetings, etc. to begin to balance your engagement with each part of your sales funnel. Having a schedule also keeps you consistent with how each lead is being interacted with. There is also lead-based software available to lessen the pressure on you.

Overall, if you take the time to lay out a plan, focus on the entire funnel, follow up quickly and consistently, and engage with each individual lead, you should have no problem keeping leads in your sales funnel.

Contact our Property Management Inc. office, to find out more about the subject of keeping leads in the sales funnel!

What Does the Human Touch Bring to the Vacation Rental Table?

When I was looking at other players in the vacation rental space while preparing to launch the PMI Travel platform I found a lot of booking services supported by large non-local rental companies. With that kind of scale, it can be easy for the personal touch to get lost. Undoubtedly there will be times when a human connection is wanted or needed, and then an owner-manager who’s thousands of miles away is helpless. Instead, local property managers who aim for a boutique vibe with professional teams including a property specialist, concierge, handymen, and housekeepers, depending on the size of the manager’s portfolio, at the ready will be prepared to provide guests with personalized service at a moment’s notice.

Why is it so important to have a property manager that can give the personal touch and give guests the extraordinary vacation experience? A personal touch is how you compete in the vacation rental market, making sure you keep your property booked and maximize your profit. Here are five things that only a local property manager can offer guests that make a difference in their experience.

Personalized Booking

Even if guests book instantly online, skilled local managers still have the opportunity to communicate through email, text, or phone call with every guest and find out a few things about them, why they picked the property they chose, and what they want to do on their trip. If managers have the chance to touch base with guests before they book and they aren’t dead set on a particular property, they can open traveler’s eyes to a range of options and educate them about the overall area to make sure they match with the right space for their stay.

Provide Locals Only Information to Guests

To achieve the 5-star plus experience for guests, local vacation rental managers like to toss them a pro tip or two about the area. A guidebook attraction or rubber stamped activity is more likely to overrun with other people enjoying the same experience, so local managers look for fresh businesses and unique adventures to send guests on, making their experience within their vacation rental special.

Leverage the Power of Local Relationships

When an unexpected event puts the property at risk of damage, and there’s potential for a bad experience or, worse, a ruined vacation, it’s the relationships vacation rental property managers have with the community that make all the difference. Getting a plumber to show up at 2 a.m. when water is all over the place is hard unless they have a stable bond with the professionals in the area who can help you avert disaster.

Prevent Preventable Problems

A local vacation rental management expert will have had a designated professional perform a walkthrough of their locations between guests and check to see if the property has any signs of wear and tear or damage that may cause a problem in the future. Spending a few dollars or hours here and there on preventative maintenance saves more money and time in the long run. More importantly, preventative maintenance ensures that guests don’t have to bear the burden of easily resolved issues while they are staying at the property.

Help, Not Sell

One of the best ways local managers can build positive relationships with visitors is by making travelers’ experiences their priority rather than finding ways to make more money. A local property manager whose staff focuses on the guest and guest experience creates a relationship of trust. A vacation rental manager’s goal is to be friendly and sincere enough that the guest is comfortable reaching out when they come back to the area or even calling to inquire about other locations in a larger network of managers. Great connections happen when managers on the ground genuinely care about the property, the guest, and the overall experience.

The Boots-on-the-Ground Local Property Manager Difference

An extraordinary traveler experience and proper care of property require a personal touch that can’t exist with A.I. auto-responders or outsourced service. Understanding owners’ needs to protect the value of their property while maximizing income, focusing on the details of guest experience, and building a strong network with community resources is what sets the leaders in vacation rental management apart from the rest.

The vacation rental management industry is at a crossroads with all the big boys in the space trying to take their piece of the pie. Following these suggested strategies will help grow the industry without souring owners into going back to long-term renting. I love traveling and staying in other people’s homes; it brings new experiences and a feeling of growth. Hotels just aren’t as authentic if you ask me.