Posts Tagged Landlord
Rental Property Forms and Documents
The forms and documents you use in managing your rental properties set the tone for how under control or out of control your management really is. Legal documents are very important and do a lot to set the stage for the period you will be working with your Tenants. But the forms, checklists and letter templates . . . if you have never experienced certain situations . . . you will be “re-inventing the wheel” each time a new challenge presents itself. Let’s take for instance that challenging Tenant of yours who throws one of those off-the-wall requests out there . . . how are you going to respond. We have developed a “No” letter which, in a very polite way explains to your Tenant that you understand their request but per section XYZ of their lease . . . you will not be able to accommodate them. Kris and I have experienced a lot of tough and challenging situations in managing investment properties and consequently have created forms, letter templates and checklists for nearly every situation . . . we got tired of re-inventing the wheel every time something came up! Our life lessons are for your benefit! this is not necessarily a sales thing but rather . . . making you aware of a resource that is out there which will make your management of rental properties more efficient, timely and more profitable!
See what others are saying about our forms and documents in this short video
Along with our forms, documents and checklists, we have developed a lot of time and money saving resources to help you Manage to Make Money with your rentals. Come, visit and check us out at: www.ManageToMakeMoney.com
As always, thank you for reading!
Pat & Kris
Returning Your Tenant’s Security Deposit
Many people don’t know that if you fail to return your Tenant’s security deposit within the time frame allotted by your particular state . . . there can be some very serious consequences. As an example, the state of California mandates that you are to return your Tenant’s security deposit to them within 21 days (3 weeks). In California as in many states, if you fail to return the deposit within that time frame then first, you will lose the right to charge the Tenant for anything! It doesn’t matter if your Tenant owes you for three months of rent, late charges and they tore up your property . . . by returning the money late . . . you waive your right to charge the Tenant for anything at all! But wait . . . there’s more! Also, in many states if you miss the deadline, your Tenant is entitled to TWO TIMES the amount of security deposit. Translation: if the Tenant paid a $2,000 security deposit and you miss the return date, you could have to pay them $4,000 AND not be able to charge them for any back rent or late fees owed or for repairing any damage they may have done to your property!
The requirements for returning security deposits varies widely from state to state. I suggest that you Google “Tenant-Landlord” of “Returning Security Deposit” and add the name of your state; example: Tenant-Landlord Kansas or Returning Security Deposit Texas to get the specific information for your state.
Thank you for reading!
Pat and Kris
This tip is part of the scores of information contained in the new Property Management Training Program; Manage to Make Money . . . . the Real Estate Series. This new series has been developed around the book: Manage to make Money . . . Your Guide to Profitably Managing Rental Properties written by Pat and Kris Larkin and is being offered at various locations throughout California and in Kansas City this spring. For a schedule of workshops CLICK HERE.
To visit our website and review our Property Management Training products ranging from books to forms click on this link: ManageToMakeMoney.com
Do You Have a Pet Policy?
We recommend that you include a “pet clause” (pun intended!) in every lease or rental agreement you enter into. It doesn’t matter whether or not you allow pets in your property . . . always include language concerning conditions for having a pet. If you don’t allow pets and you lease it with that condition, Tenants have been known to bring pets in anyway (say it isn’t true!). Seriously, a Tenant may get the emotional tug at their heart strings by a cute, sad-eyed puppy and they simply can’t resist. They buy the dog and decide to hide it from you. If that dog . . . especially if it is a puppy, causes damage to your rental property, and you have no terms and conditions the Tenants have agreed to, recouping costs for repairing damage caused by the animal can become fuzzy at best. If you allow pets and your Tenant signs your agreement regarding pets all the better!
Our pet clause was crafted by one of our owners who was an attorney and this is the best pet clause I have seen . . . you might say it has “claws” . . . sorry . . . I couldn’t help it! To download our documents forms and checklists (including our killer pet clause) or to order a CD with the same information or if you just want more tips on how to effectively manage your investment property, visit our web site at: http://www.ManageToMakeMoney.com or call 949-689-4344.
To view a short video on this subject click on this link: WATCH VIDEO
Thank you for reading! Best of luck with your properties!
Pat and Kris
How Do You Find A Good Property Manager?
So you decided you don’t want to manage your own rental property . . . learning that you may not be cut out to manage rental property is a good thing! It’s much better to find out now than when you find your self in a difficult situation because you didn’t know what you were doing!
Finding a good and reputable property manger isn’t as difficult as it may seem. We recommend that you start by contacting your local Board of Realtors and get a list of managers from them. If that doesn’t work or isn’t convenient, then Google for property managers: “property management any town, any state”. A third option is personal referrals, contact your realtor friends or others who may know a property manager.
Once you have your list, visit their web site and then narrow the list to 2 or 3 and visit their place of business and interview them personally. When you go for the interview, note how organized they seem to be . . . or not. Then, ask questions to see if the two of you communicate well and on the same level and if you have the same values of money. The right manager for your property will become apparent to you.
See what Kris Larkin has to say about finding a good property manager . . . VIEW VIDEO
For more tips on how to profitably manage your rental property and about finding a good property manager visit our website at: www.ManageToMakeMoney.com or call 949-689-4344. Our book devotes an entire section to this subject.
Thank you for reading!
Pat and Kris
Tenant Breaking Their Lease
Life happens and Tenants break their leases for many reasons . . . they can’t pay any longer and are skipping out or something as innocent as getting a great deal on a short sale and just learning that they have to close in 2 weeks . . . YIKES!! Either way, you have to know the Tenant’s and your responsibilities when this happens.
As you probably already know, the Tenant has the responsibility for the rent through the end of the term of the lease as stated in their lease agreement . . . and to leave all the utilities on and pay for them until the property is re-leased (if you used our lease form). You, as the Landlord, if you want to be able to collect any rent through the end of their lease term, must immediately and diligently market the property for lease again. Be careful not to market the property at a higher rent amount than the previous Tenant paid or you may have difficulty in collecting money for lost rent in court if . . . you “Jacked the Price up” which is how a judge may see it. You will only be entitled to the lost rent between the time your previous Tenant vacated or last paid rent and the beginning of a new lease with your new Tenant . . . no double dipping!
One other very important detail, as soon as the Tenant vacates the property, do an “Estimated” final accounting of their security deposit . . . or Move Out Statement. Of course you won’t know all the final numbers when you prepare this and that is why it is called an “estimated” statement. But, in this statement, you are going to assume that you will not find another Tenant for the property before the end of the lease term. You will also estimate the costs of any repairs over and above “normal wear and tear” the Tenant may have caused. This will show a worse case scenario. Send the statement out within 21 calendar days (in the State of California) of the Tenant moving out with a check for any amounts left over from the funds (typically security deposit) you are holding for the Tenant.
Within 21 days (calendar) of all the repairs having been completed and either the end of the lease term has come or your new Tenant has moved into the property, you will need to do what I call a “True-Up” Move out statement. This will show all of the actual costs to your Tenant, giving them credit for any time of their lease that the new Tenant will be in the property (you can’t double dip on rent) and cut a check for any differences. Oh yeah, be sure to include copies of receipts for all work performed that you are charging the Tenant for.
The subject of Tenants breaking their lease along with many other property management challenges are covered extensively in the new Property Management Training Program; Manage to Make Money . . . . the Real Estate Series. This new series has been developed around the book: Manage to make Money . . . Your Guide to Profitably Managing Rental Properties (available for California, Oklahoma, Kansas or Missouri) written by Pat and Kris Larkin who are seasoned real estate professionals and specialists in the area of Property Management.
To visit their website and see the full spectrum of Rental Property resources; Books, E-Books, Documents, Forms, Form Letters for nearly every occasion, Checklists, Videos more money saving tips and tools . . . and the list goes on and on, go to: ManageToMakeMoney.com
For a short video on this subject CLICK HERE
Thank you for reading!
Pat and Kris Larkin
What do you do when need to access your rental property but are unable to coordinate schedules with your Tenants? There are times when you need to get into your property to make repairs, show it to prospective Tenants, show it to prospective buyers or just to inspect the property and you can’t get a hold of your Tenants. We suggest that you go by the property and post it with a “24 Hour Notice of Entry” This is a legal document which tells the Tenant that in approximately 24 hours, you will be coming into the property to; and then you state your purpose.
Now you have to be judicious with the use of the 24 hour notice and not use it every week to go into your property. Your Tenant is entitled to the quiet use and enjoyment of the property. If you are using the notice to have repairs done… always accompany your workmen into the property. Also, it is a best practice that if/when you enter a Tenant’s property, that you have someone accompany you. In our our litigious world, this is for your own protection. It is also a good idea to try to contact your Tenant “one more time” before you enter the property. Also, document all the attempts you made to reach them or access the property.
You will be amazed at how when your Tenant receives their 24 Hour notice, they are miraculously available to meet you there!
In conclusion If you can’t reach your Tenant for access to the property, post a 24-Hour Notice of Entry, document all attempts to communicate with them and be sure that you accompany your workers when you/they go in.
To view a short video on this same subject CLICK HERE
For our 24 Hour Notice of Entry form or more down-to-earth tips on how to effectively manage your rental property, visit our web site at: ManageToMakeMoney.com.
Thank you for reading!
Pat & Kris
When my wife, Kris and I were traveling and staying with some friends, we walked into the room they had prepared for us and on the lamp was an antique looking sign which read: “Our guest bring us great joy… some when they arrive… and others when they leave!” I felt that way about our Tenants… sometimes, it’s the waiting for the joy at the end!
We are all challenging people to live with… some more than most! We categorize our challenging Tenants into three primary categories: 1.) Students 2.) Entitled Tenants and 3.) Those Tenants who upset the neighbors around them. In a way, they all have similar attributes… they want to live their lives… any way they choose… regardless of how disruptive they may be to others around them. Many of these Tenants “bully” their way through life… pushing their way through. Our tip for dealing with all types of challenging Tenants is to show respect to them, but also show your resolve. Be assertive in requiring that they go by the same rules that most others on the planet go by. We have developed what we call a “No” letter and it very respectfully says something to the effect of “Thank you for your concern about (whatever the concern is). However, this is not a situation in which we will be able to meet your expectations at this time.” (then state whatever clause in the lease which applies). Another option, if they are disturbing the neighbors or causing damage to the property is to threaten them with a notice to comply with their lease or move. There is a very strong chance that your Tenants won’t like either response. But with your resolve… you will get this challenging situation under control.
To view a short video on this same subject, please CLICK HERE
If this tip has been helpful to you, please visit our website at: ManageToMakeMoney.com where you can find our “No” Letter and many more tools, tips and techniques for managing your rental property profitably.