Park City Property Management Blog

5 Tips For Good Tenant Relations - Park City Property Management

Dylan Taylor — Tue, 15 Oct 2013 13:21:00 GMT

I my time at a Park City property management company managing Park City long term rentals I have learned a few things about maintaining a positive tenant relationship. It isn't always easy and in fact as a property manager you sometimes have to be the bad guy. Ultimately the relationship between a landlord and a tenant amounts to an agreement. A landlord agrees to rent a piece of real property to a tenant and provide them with certain services along with that property. A tenant agrees to pay for the use of that real property and abide by certain restrictions on that use. A tenant may also be obligated to perform certain acts in regards to the property such as mow the lawn, change light bulbs and keep the place clean.

Disagreements or problems in the tenant and landlord relationship typically arise when one party is failing to fulfill it's portion of the agreement. Maybe the tenant isn't mowing the lawn regularly or the landlord isn't responding to maintenance requests in a timely manner. Today I would like to discuss five tips that I have found will help establish and maintain good tenant relationships in Salt Lake City property management.

1. Setting Expectations - The best way to avoid disagreements or misunderstandings is to have a clear understanding between both parties of what the expectations are in the agreement. If there are certain rules that the tenant must abide by then these rules should be presented to the tenant prior to signing a lease. Often rental properties are part of a home owners association or planned community that requires residents to abide by certain rules or restrictions. A landlord should notify tenant of any rules, preferably as an addendum to a lease agreement. If there are specific maintenance responsibilities that are the landlord's responsibility then there should be established channels for a tenant to file a maintenance request should the need arise.

2. Be Professional - You should always treat every tenant or potential tenant in a professional manner. Even if your rental property is your former home sentimentality should not rule the decisions you make for the property. Be aware to how you should comport yourself when it comes to things like fair housing laws, disabilities and service animals. Never respond emotionally or unprofessionally to a tenant. Even if you've had a horrible day and the last thing you want to hear is a maintenance request from your tenant it is not your place to be rude or dismissive. Park City property management has no room for unprofessionalism.

3. Properly Screen Tenants - This step is crucial to avoiding problems down the road. Just because a person seems nice on the phone or in person and is willing to move in right away does not mean they are a good fit for you or your property. Take the time to check references and rental history. Verify employment and run a good background and credit check. This property is your investment so make sure you complete your due diligence with every tenant.

4. Respond Quickly To Requests - When you receive a maintenance request from your tenant you should respond as quickly as you can. Also be aware that certain items may constitute a habitability issue and you are required by law to begin making repairs within a specified amount of time. Even if the item seems trivial it should be important to you. Taking on a request quickly and professionally will go a long way in Salt Lake City property management.

5. Know When To Say No - There comes a time when even the best tenants ask for something that is not possible or out of the scope of the rental agreement. The best way to handle these situations is to be up front with the tenant that their request is not possible and give them some explanation as to why. People appreciate being treated like thier concern matters, even if it can't be resolved.

If you would like more information on creating good tenant relationships, or further information about Park City property management in general click the link below for a free consultation. You will receive valuable information specific to your property that will help you make an informed decision. You will also receive a free, no-obligation quote on our property management services. At CC Realty we specialize in making investment property ownership a trouble free experience. Please contact us today for your free consultation.

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Advice For New Landlords - Property Management Utah

Dylan Taylor — Tue, 17 Sep 2013 13:54:00 GMT

Today's blog post comes from a conversation I had yesterday while watching my daughter's soccer game. Another parent on the team who also lives nearby asked what I did for work and I told her I was in Park City property management. She then said that she and her husband currently owned and lived in a condo but were thinking of buying a house and renting out the condo.

I think many young people sort of fall into being a landlord in this manner, I know I did. As a young couple starting out they wanted to own a property and could afford a two bedroom condominium. Then a few years pass, a child or two comes along and before you know it the two bedroom condo is getting tight and it is time to upgrade. If you aren't in a position to cash out equity from your condo it may make sense to rent it out but where do you begin? Here are some tips for new landlords in Utah property management.

Do Your Research.

Before you throw up some pictures of your property online or sticking a For Rent sign in the window you need to do a lot of research. There are a lot of free resources available to new landlords through both state and local government. You should get educated on basic landlord-tenant law that pertains to long term rentals in Park City or Utah, and Park City property management in general. Researching laws is also helpful when it comes to determining what lease you will use for youre property. Make sure it has the provisions you need to feel protected. You may also consider establishing an LLC to further limit your liability but beware there are fees and taxes associated with one. You will want to look at what comparable properties in your area are renting for. This means determining what avenues are used to market properties in your area. If you are pretty handy with tools you should plan on fixing things yourself. If not it is good to already know reputable contractors for things like plumbing, electrical, HVAC and appliance repair just to name a few. Having already established relationships means you aren't stuck trying to get a hold of a random plumber on the weekend when your tenant calls to tell you there is a leak. These are just a few of the things you will want to become knowledgeable on when it comes to Utah property management.

Hire A Property Manager.

If you feel like you don't have the time or ability to gain the knowledge you need to successfully manage your property you might want to consider hiring a property manager. For minimal monthly fees a qualified property manager will become the professional face for your rental property. Think about it this way: You will have a professional staff of experienced individuals working fulltime for you for around $100 a month! Park City property management companies have already established all the necessary components for managing a long-term rental in Utah. A Utah property management company will already be well versed in the legal aspects of property management, have established market channels, knowledgeable employees, a network of vendors, experience in finding, screening, and placing tenants, provide monthly and annual statements and tax returns, and be available for 24 emergency response so you don't have to worry about your property.

If you would like more information for first time landlords, or further information about Park City property management in general click the link below for a free consultation. You will receive valuable information specific to your property that will help you make an informed decision. You will also receive a free, no-obligation quote on our property management services. At CC Realty we specialize in making investment property ownership a trouble free experience. Please contact us today for your free consultation.

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Investment Property With Existing Tenants - Property Management Utah

Dylan Taylor — Fri, 13 Sep 2013 13:30:00 GMT

A crucial part of any landlord's operation in Utah property management is quality tenants. They make being a landlord a breeze, provide you a good return on your investment and are one of the best assets you can have. I have previously talked about tenant screening in my post "5 Ways Tenant Screening Helps - Park City Property Management". However if you are buying an investment property with existing tenants there are special considerations to make.

I have been the property manager for several properties either bought with a tenant already in place or sold with existing tenants. If you would like some tips the selling side of things I recently wrote "Selling An Investment Property - Park City Property Management" . Today we are going to focus on the buying side and how to deal with an investment property already occupied by tenants in Utah property management.

Tenants With A Lease

The first thing you should understand about buying an investment property with tenants is that the lease with the previous landlord survives the sale of the property. A tenant still has the same rights granted them by the original lease. You cannot change or alter the terms of the existing agreement even though the ownership of the property has changed to you. I recently was involved in the sale of a property for which I was providing rental management services in Park City. The purchaser of the property intended to keep it as an investment and function as the landlord after the sale. Naturally both the tenant and the prospective buyer had many questions about how to proceed. Both parties were informed that the existing lease that was executed between me as the property manager and the tenant would be in force through the sale and remain so until the term had ended. I informed the tenant and buyer that they would have to then negotiate a new lease once the term had expired on the current one. None of the terms of the lease could be changed after the sale, an example being the new landlord wanting to raise the rent or the current tenant claiming a different end date to the lease. This would apply for either short term or long term rentals in Park City.

Tenants Without A Lease

A tenant not having a lease on the property they are residing in can happen in a few different ways in Utah property management. Perhaps the seller of the property wants to reside in the property as a tenant after the sale. There could also have been some type of oral agreement between the tenant and the previous owner. Or the lease has expired some time prior to the sale but the tenant has not signed a new agreement with either the previous or current owner and has not vacated the property. Many of these circumstances could qualify as a "tenant at will", a specific legal term that basically amounts to an occupant of a property who does not have a current lease on the property. If you are purchasing a property and the tenant does not have a lease you should consider using an estoppel agreement prior to purchasing. An estoppel agreement is used to establish the terms of the lease agreement between the current landlord and tenant, Things like rent, deposit, term, and any other consideration can be spelled out so that you as the purchaser will know what you are getting into and a tenant cannot come back and claim different terms after the fact.

If you would like more information on buying an investment property with an existing tenant, or further information about Park City property management in general click the link below for a free consultation. You will receive valuable information specific to your property that will help you make an informed decision. You will also receive a free, no-obligation quote on our property management services. At CC Realty we specialize in making investment property ownership a trouble free experience. Please contact us today for your free consultation.

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Tenant Screening Tips - Park City Property Management

Dylan Taylor — Sat, 01 Jun 2013 00:57:00 GMT

In my very first blog post I wrote briefly about the necessity of properly screening tenants for Park City property management. If you would like to read my original post, 3 Tips For Successful Park City Property Management you may do so by clicking here. Today I would like to dive a little deeper into tenant screening and given you some of the top things you should do in order to find the right tenant for your property. Tenant screening cannot be stressed enough. Properly screening all potential applicants can be the difference between having great tenants who will take care of your investment and spending thousands of dollars and lots of your time trying to fix what the wrong tenants have ruined.

Verify Employment

When looking at prospective tenants you might think "I don't want a person with a dog", or "How soon can you move in", but what might go overlooked is how a person will pay the rent. Unless your tenant has a trust fund or parents paying rent you should be concerned if a person indicates they do not have a job on your application. And if you aren't using an application it is time to change your ways. An application should also ask gross monthly income. If your rent is $1200/month and the stated income is $1400/month there might be a problem. Having this information, along with a telephone number and name of the prospect's supervisor on your application is only the first step. You will also want to call the person listed as a supervisor to verify employment. This doesn't, and really shouldn't be a long conversation about their work habits and how much money they make. Just simply state who you are, that the prospect is applying to rent your property and you are calling to verify the employment they listed on the application. You really don't need to know more than this and employers cannot tell you more without violating the confidentiality of the employee. Now you know that your prospective tenant can pay let's take a look at some other useful things to check on in your Park City property management endeavors.

Rental History

It is said that past behavior can be a predictor of future behavior. While not fool proof a great way to see how a prospective tenant will behave is to check their rental history. Your application should ask for previous rental history, amount of time spent at the previous rental, monthly rent and landlord's contact information. If a person seems to have moved frequently in the past year and doesn't have a reasonable explanation for it then you should probably stop right there. You should also contact the previous landlord and ask them how the prospect was as a tenant. Did they pay rent on time? Were there any complaints against them? Did they take good care of the property? Would the landlord rent to them again? If they have a pet how did the animal behave and was there any damage caused by the animal? Asking these types of questions can help you weed out potential tenants who might be a problem and find great tenants who will take care of your property. You are turning over the care of an expensive asset to a person, you should make sure they are the right person for the job. A little effort here can save you a lot of headaches and money in Park City property management.

Background Check

A good background check is another tool in a landlord's toolbox to help determine if a potential tenant is the right fit for your property. A background check should include a credit score, list of creditors, as well as criminal history based on the most recent address provided. Minor traffic violations and the like will not show but things like DUIs, felony convictions, sex offender registry, etc. will. Credit score should be taken with a grain of salt, in my opinion it is not the magical number that some use it as. Life circumstances such as divorce, a business closure, and medical problems can damage a credit score but not necessarily a person's ability to pay rent. Use your best judgment and you can end up with a great tenant.

If you would like more information about Park City property management sign up for a free, no obligation consultation.

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Energy Star Savings For Park City Property Management

Dylan Taylor — Tue, 28 May 2013 13:15:00 GMT

If you own a rental property or are in the process of purchasing or upgrading one chances are you have thought about replacing appliances. Whether an older unit has failed or the property is in need of some refreshing, new appliances are a way to add value to a property. There are also significant savings to be had by using Energy Star appliances in your property. Today I would like to take a look at these savings for Park City property management.

What is Energy Star?

I'm sure most of us have heard of energy star appliances or are even familiar with the sticker that is found on certfied appliances. The program is overseen by the Environmental Protection Agency (EPA) and is set up as a "voluntary program to identify and promote energy–efficient products and buildings in order to reduce energy consumption, improve energy security, and reduce pollution through voluntary labeling of or other forms of communication about products and buildings that meet the highest energy efficiency standards." Products such as washers, stoves, and refridgerators that carry the energy star logo have to undergo third party testing at laboritories certified by the EPA to perform energy star testing. Products that become certified are also subject to "off-the-shelf" testing every year. This testing is to ensure that any potential changes in manufacturing or producing a product do not reduce the energy efficiency of the product for the end consumer. Homes, commercial buildings, and industrial plants can also receive the energy star designation through a rigorous evaluation and approval process. Many common appliances are available with an energy star designation and these can have a very useful impact for Park City property management operations.

Savings By Appliance

There are many appliances in a home that you can find energy star replacements for. All are designed to perform at the same level as regular appliances while providing significant energy savings. Here are a few of the major appliances along with energy savings and a brief description.

Clothes Washers: certified clothes washers use 20% less energy and 35% less water. You not only save on your water bill but also through having to heat less water. If every clothes washer purchased in the US this year was an energy star appliance we would save 20 billion gallons of water and $250 million on our energy bills.
Dishwasher: certified dishwasher use advanced technology to monitor how dirty dishes are during the cycle and make adjustments accordingly. This saves on the amount of water and electricity used while still making sure your dishes get clean!
Refrigerators: while only 15% more efficient than current models that are not certified, energy star models are significantly more efficient than from 10 or more years ago. If you have an older fridge it may be time to look at saving.
Other Items: water heaters, furnaces, air conditioners, light fixtures, fans, televisions, computers, freezers, and dehumidifiers are just some of the appliances that you would find in many homes that are also energy star certified. If you are looking at replacing any of these items it is worth your time to look into energy star options.

Going Green

In a previous blog post I talked about the the benifits of green rentals. You can read that post, entitled "Green Rentals - Tips From Park City Property Management" by clicking here. Aside from the obvious monetary benifits green rentals will appeal to many potential tenants who value the environment and appreciate a responsible landlord. Use your energy star appliances in your marketing efforts both for the green aspect as well as cost savings for the tenant. You can also go to the EPAs website on energy star appliances by clicking here.

If you would like more information about Park City property management download our free white page "5 Questions Every Landlord Should Ask Themselves".

Renter's Insurance - A Good Idea For Park City Property Management

Dylan Taylor — Tue, 30 Apr 2013 13:33:00 GMT

Most, if not all property owners carry insurnace. In fact if you have a mortgage on your property you are usually required to carry a policy to pay off the mortgage in the event of significant damage to the home. But what if the property is not your primary home but a rental property? If you rent your property out you should strongly consider requiring your tenants to purchase renter's insurance. Here are a few reasons why renter's insurnace is a good idea for Park City property management.

For Renters

If you are a tenant you may think insurance isn't necessary; it's not your property right? You might only have some clothes, a little furniture and not much else. But think about the cost of replacing all the things you own at once. A new wardrobe, couches, table and chairs, TV, computer, iPad, smart phone, etc. can add up to a significant cost when purchased new at one time. A loss of all your personal property can completely swamp some people, not to mention loosing your place to live. And this would just be for a single person. Factor in a spouse or children and all their personal belongings and you are looking at a replacement cost of thousands of dollars. Basic renters insurance policies can cover a loss of your personal property at rates around $10/month. This is a small price to pay for the peace of mind you will have knowing that things like a house fire, flood, or other disaster will not wipe out all that you have worked hard to have.

For Landlords

Let me share a story of how a tenant with renter's insurance can benefit a landlord in Park City property management. This tenant was doing their laundry one day and decided to hang some clothes from the sprinkler head in their condo. This was a bad idea. The sprinkler head popped and began spraying all over the condo. The sprinkler line was part of a building-wide system and is charged with water and a sticky, syrup-like chemical that lowers the freezing point. As you can imagine there was quite a mess to clean up. Fortunately the tenant had renter's insurance. A claim was made and the insurance company took care of the damage. The landlord wasn't out any money, the tenant had to cover their deductable and then after that the insurance picked up the cost. When viewed in the aftermath of a situation like this the small monthly cost of renters insurnace is completely worth it, both for tenant and landlord.

A Property Manager's Opinion

Requiring renters insurance is a good idea for several reasons. Not only from a perspective of protecting property and valuables but also in the caliber of tenants in a property. A tenant who values their property and insures is much more likely to value another's property as well. If there are small damage claims a tenant with renter's insurnace is less likely to argue about paying for the charges as they can file a claim with their insurnace. We make all renters sign a form that requires them the purchase renter's insurnace. This protects the tenant, the landlord, and us as property managers. If you are considering getting involved in Utah property management or if you already manage a property in Park City you should strongly consider requiring your tenants to purchase renters insurance.

If you are interested in learning more about property management for Park City, Utah, download our free white page "5 Questions Every Landlord Should Ask Themselves".

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Writing Rental Descriptions - Park City Property Management

Dylan Taylor — Fri, 19 Apr 2013 13:15:00 GMT

A well written, accurate rental description is a great way to draw interest in your available rental property and give yourself an edge in a sometimes competitive market. A rental description is often the first thing a potential tenant encounters when looking for property. Today's blog post will give you some tips and tricks to write a good rental description that will help in your Park City property management.

Grammar And Spelling

Perhaps this is obvious but you should always use correct grammar and spelling in your rental descriptions. Incorrect grammar or poor spelling immediately creates certain opinions in potential tenants about you and your property, none of which are positive. A concise description with proper grammar and spelling is preferable to a wordy, long-winded advertisement with lots of errors. Nowadays most advertising for rental properties is done online, either through craigslist or other pay services. Some may provide a spell check feature, some may not. Many internet browsers also automatically check spelling. However I recommend typing out your whole posting and then copy and paste it into a Word document. This was you will have not only spelling but grammar checked. It's a simple process and you can make sure that your posting is ready before showing it to the world. Easy steps like these will also give you an advantage against your competition. It's sad that in a world will all the programs and ways available to people there are still some really poor examples of grammar and spelling, even in Park City property management.

Word Choice

Great word choice can be the difference between a bland description and one that creates excitement in potential tenants. It can also be the difference between accuracy and hyperbole! Take some time to think critically about your property. You may think it's the Taj Mahal but there is only one of those and it isn't available for rent. Be honest in your description but choose exciting words that will catch people's interest. Is your property old-fashioned or is it vintage? Was the property built recently or is it new/modern? What about the atmosphere a property creates? Words like casual, rustic or formal help interested parties form an emotional opinion about the property. If there are features about the property that set it apart, say a generous master bedroom or spacious backyard, then highlight them using emotionally descriptive words. "Big" may be accurate but it lacks an emotional component. Is the property located near favorable amenities? If so list them with terms like "walking distance" or "short drive". If the property is not located near anything use terms like secluded or private. Some people want to be close to the action and some want to get away. Don't try and make your property into something it's not. Nobody would sell a cabin in the woods as "urban", so don't characterize your property as anything but what it is.

Other Considerations

Have you just recently installed new appliances or remodeled something? You can easily state these facts but using more descriptive terms live "stainless steel" or "granite counters" and "travertine floors" will give prospective tenants a better idea of the quality of finishes available in the property. Does the property have a beautiful view? Is it located on a quiet, tree-lined cul de sac? These are all things you should consider when creating a listing.

If you are interested in learning more about property management Park City Utah, download our free white page "5 Questions Every Landlord Should Ask Themselves".

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Green Rentals - Tips From Park City Property Management

Dylan Taylor — Fri, 12 Apr 2013 12:56:00 GMT

Going green with your personal or rental property is something that many people are interested in but perhaps don't have an idea of where to begin. I recently posted an article highlighting one of the easiest ways: LEDs - A Bright Idea For Park City Property Management. Today I would like to give some more broad information and tips on on how to make your property more green, starting with simple things and moving on to more complex methods and practices.

Slow The Flow

Using low-flow toilets, faucets and aerators is a great way to reduce water consumption in a property. Some people dislike this method of saving but over the course of a year many gallons of water are saved by their use. As these fixtures also regulate the amount of hot water used there is also a savings on your heating bill. In a case study on the use of low-flow fixtures LaGuardia Airport in New York installed low-flow faucets and aerators, toilets, urinals, and shower heads as part of a water conservation program. The total cost for the fixtures was $89,745. Through these simple measures they were able to recoup all of their costs for installation, through a savings on their water bill, in only 8 months. If you would llike to read more on the case study at LaGuardia you can click here. Water, particularly in the arid western states, is a very important commodity. By taking small steps like using low-flow fixtures, cutting back on water waste, and being generally conservation-minded we will all save a little money and a lot of water. The potential impact would be huge for Utah property management.

Insulating and Air Sealing

Insulation is a very affordable and easy to install method for saving energy. Any building should have what experts call a tight envelope. The idea is to keep air flow between the inside and outside to a minimum. Adding additional insulation to the attic not only keeps warm or cold air in your property but will also help keep the cold winter wind and the hot summer sun from effecting the inside of the property. Adding insulation to the inside of walls can be difficult but there are options including blown in insulation that can facilitate this type of retrofit. Another way to reduce air loss to the outside is be doing a pressure test. This typically involves an expert with special equipment locating areas in your house or condo where you are experiencing air loss. Typical areas of air loss include along base boards and windows, recessed lighting, outlets and plumbing penetration. These areas can be sealed by using caulk, foam, or gaskets depending upon the area being sealed. Having a tight building envelope can reduce heating a cooling costs, which translate into more dollars saved and less energy wasted.

Solar, Energy Star, HVAC, And More

Solar energy is something I am particularly passionate about. I have spoken with many friends and neighbors who are either considering of have installed solar systems. I've had a solar contractor out to assess my home, and I hope to have solar panels installed in the near future. Solar panels are installed with a goal of having a net zero electricity usage in a calendar year. During the summer months excess electricity is fed back into the power grid and you receive a credit on your electric bill. During winter months you are able to use up that credit arriving at a net cost of zero. There are specific formulas that solar contractors use to determine your energy usage and the number of cells necessary to meet this goal. Most systems are scalable as well. Energy Star appliances are another way to save money in the long run. These appliances will have a yellow sticker detailing the estimated cost to run an appliance over a year, usually a good savings over less efficient appliances. There are also 95% efficient furnaces, tankless hot water heaters, geothermal hot water systems, and triple pane windows, all of which reduce energy consumption and increase efficiency. Many of these systems are also available to receive government incentives. Check with your local utility company, government agency, or licensed contractor for more information.

If you are interested in learning more about property management Park City Utah, download our free white page "5 Questions Every Landlord Should Ask Themselves".

Tenancy Types - Park City Property Management

Dylan Taylor — Tue, 09 Apr 2013 13:16:00 GMT

In perhaps one form or another I have previously talked about different types of tenants. It can be difficult to search through several articles to piece together this information so I thought it would be good to write on article about the four different types of tenants in Park City property management.

1. Estate For Years

When people think of tenants they are most likely thinking of the first type of tenant, known as "estate for years". Far and away the most common type of agreement involving real property, estate for years is a leasehold agreement on a property with a specific beginning and end date. The most common estate for years is a one year lease on a property but there is actually no requirement for the term to even be a year. The criteria are simply a beginning and end date. Leases may vary but estate for years does not require a notice to terminate as the lease already has an end date. Whether for a month, year, or many years, estate for years covers the majority of tenants and landlords in Park City property management.

2. Periodic Tenancy

Periodic tenancy is often referred to by the type of period it is based on, month-to-month being a common example. In periodic tenancy the lease continues from one term to another automatically, whether week-to-week, month-to-month, or year-to-year. The lease will continue to renew indefinitely until one party terminates it at the end of the specified period. Many estate for years leases revert to a periodic tenancy at the end of the term, an example being a year lease that becomes month-to-month after the year has ended. In a month-to-month tenancy the lease may only be terminated at the end of the month. Many leases spell out the type of valid notice of termination that must be provided, along with a required number of days prior to termination that the notice must be provided. Many leases will require 30 day notice of termination. If the termination is unspecified Utah property management law requires a 15 day notice.

3. Tenancy At Will

Tenancy at will is, as it sounds, an at will agreement between two parties involving real property. There is no specified term, period, duration, or termination requirements. In tenancy at will the lease can be ended at any time, be either party, with or without the agreement of both parties. Generally there is not a written document in a tenancy at will situation, as a written document or lease will generally spell out terms that would classify a tenant as either estate at years or periodic tenancy. An example of this would be allowing your younger sibling to live on the basement of your home. The sibling is a tenant at will, there is not specified term (perhaps to the consternation of your spouse), and the tenancy can be terminated at any time without notice by your sibling moving out or you spouse letting you know, in probably more colorful language, that they have had enough.

4. Tenancy At Sufferance

Tenancy at sufferance is a very limited type of tenancy that only occurs in specific instances. It could really be considered a transitional phase. Tenancy at sufferance exists when a tenant is "held over". A hold over tenant occurs when the lease has ended and a renewal has either not yet been offered by the landlord, or the landlord is unwilling to renew. The tenant is still remaining in the property and is thus a tenant at sufferance. At this point the landlord will either offer a renewal of the lease agreement to the tenant or proceed with an eviction of an unwanted tenant.

If you are interested in learning more about property management Park City Utah, download our free white page "5 Questions Every Landlord Should Ask Themselves".

Pet Friendly Rentals - Park City Property Management

Dylan Taylor — Tue, 02 Apr 2013 12:53:00 GMT

The question of accepting pets in a rental often comes up in Park City property management. When talking about pets we are most commonly referring to dogs or cats. It's pretty infrequent that a goldfish would cause a substantial noise disturbance with neighbors and I have yet to have a tenant ask about making accomodations for their horse. In almost all scenarios a small animal is of little consequence and many HOAs and communities have specific rules regarding larger animals. I would like to take a look at some of the pros, cons, and considerations when deciding to rent a property as pet friendly.

The Pros

It really comes down to two basic points; money and marketability. In Park City property management there are two standard ways in which a pet friendly rental can generate more income, pet rent and non-refundable pet deposits. Pet rent may sound a little funny, as if we are asking Fido to get a job and pay his fair share. What the increased cost is based in is the idea of greater wear and tear on a property. If you would like a little more information on wear and tear, please check out my blog post Damage Or Wear And Tear? - Property Management Park City Info. Pets in general will add to the wear and tear a property sees over the course of a lease and should be accounted for with increased rent. In my experience $25/month is an appropriate amount for Park City property management however you should use your best judgement. Also you should consider an additional deposit for a pet and designate a portion of this deposit as non-refundable. The idea again is to cover for the added normal wear and tear a property sees.

The Cons

Not all pets, and definitely pet owners, are created equal. Some pets are more well behaved and some pet owners are more responsible. One animal that answers the call of nature wherever and whenever they want can very easily ruin the carpet of a property beyond repair. Make sure to ask potential tenants if their pet is house broken, how long they have had the pet, and if someone is home during the day to supervise the animal. Checking rental history can be an invaluable tool in determining whether the pet is fit for occupying your property. A deposit significant enough for a tenant to want it back is also an appropraite deterrent. Be reasonable but not excessive. If you find yourself asking too much for a deposit then perhaps the pet is not right for your property or perhaps renting to pets in general is not right for you. Even meeting the pet can help clue a property owner in to the animal's demeanor. While not fool proof these steps will give you the best change of making the right decision.

Considerations

Is your rental property part of a home owners association? If so there are probably specific rules regarding petss. Some HOAs have restrictions on size and breed of dog, almost all will have restrictions on the number of pets and some will not allow pets at all. I have unfortunately had a family approach me who, after moving into a property their landlord said was pet friendly, received notice from the property management company that they were in violation of the community rules and could not have a dog. If there are community or local ordinances that apply to pets make sure your tenant is notified of the rules. If the community your rental property is a part of does not allow pets then don't market the property differently. Another thing to consider is services animals. An animal that is legally registered as a service animal is effectively not considered a pet. You cannot charge pet rent, take a pet deposit, and if community rules prohibit pets they do not apply to service animals.

If you are interested in learning more about property management Park City Utah, download our free white page "5 Questions Every Landlord Should Ask Themselves".

Eviction Alternatives - Property Management Park City Utah Tips

Dylan Taylor — Fri, 29 Mar 2013 13:03:00 GMT

Today's blog post is the second part in a two part series on eviction. The previous post, Eviction How To From Property Management Park City Utah, can be found by clicking here. This time I will be talking about potential alternatives to eviction in Park City property management. As previously discussed eviction can be a difficult and lengthy process in Utah property management. Therefore I feel it should be used as a last resort after other possibilities have been exhausted.

Communication

I know this sounds obvious as I write it but you should talk with your tenants before beginning an eviction. Discuss the problem and potential solutions. If payment is late find out the cause and when the tenant will be able to pay. If they need a week because they had some unexpected car trouble and need a paycheck to catch up it really isn't worth an eviction. Are they violating other terms of the lease such as making noise after quiet hours or too many pets? Reach out to your tenants and honestly talk about the problem. Perhaps they are not aware the noise they are making is a nuisance or what the pet policies are. Maybe they are dog sitting for a friend and they pet will be gone soon. There are many reasonable decisions or circumstances that can result in a tenant violating a lease. Discussing solutions with a tenant can resolve most problems. Other tips for discussion are to pick a neutral public location to meet and use an understanding, non-threatening tone. People are more likely to listen and not argue if you are willing to do the same.

Notice From An Attorney

Nothing makes people pay attention faster than a letter from an attorney. If you have a Park City property management company they should already have a working relationship with an attorney and pre-drafted notices on hand. If you manage a property by yourself contact with an attorney knowledgeable in Utah property management law can be very beneficial. If you've called or sent letters to your tenant and have received little or unfavorable response then a letter drafted by an attorney will at a minimum let your tenants know that you are serious about enforcing the provisions in your lease. Most people are not interested in legal trouble and spelling out specific obligations and consequences for not meeting those obligations can help stubborn tenants see the light and correct inappropriate behavior.

Release The Current Tenants

Maybe the reason your tenants are being difficult is they no longer want to live in the property. Maybe they've changed jobs and added an hour to their commute. Perhaps they've just had a baby and that one bedroom isn't working out. There can be any number of reasons why a person needs to move and a lease could be the only thing holding them back. Their frustration over feeling trapped by the term of a lease can be manifesting itself in a lack of concern for the rules. Or maybe they have simply outgrown the property and it no longer fits their current life circumstances. A lease is essentially an agreement between two parties of the possession of a piece of real property. If the two parties can reach a subsequent agreement then the terms of the lease can change. Perhaps the current tenants allow you to market and tour the property in exchange for them being able to leave in 30 days. Maybe the tenants themselves can go find new renters which, after approval from the landlord, can take over the lease of the property. You can always negotiate some type of buy out as well. Perhaps the tenants are willing to pay you an extra month's rent if they can leave. Or, depending on how badly you want the tenants out, maybe you as the landlord offer to pay moving costs. Money talks and this may be the ticket to having unwanted tenants out without resorting to the lengthy and possibly expensive process of eviction.

If you are interested in learning more about property management Park City Utah, download our free white page "5 Questions Every Landlord Should Ask Themselves".

Eviction How To From Property Management Park City Utah

Dylan Taylor — Tue, 26 Mar 2013 00:56:00 GMT

This will be the first in a two part blog series regarding eviction in Park City property management. My goal is to first provide some basic information and sources for eviction proceedings in Utah property management and then some possible alternatives to eviction so landlords will have at least a general idea of the options available to them when dealing with a potentially difficult situation.

Eviction Process - Property Management Utah

If you are anything like me you will take every effort possible to avoid an eviction. This can be anything from doing a thorough background check prior to renting to working with a tenant in every way available to you. Eviction is a difficult and time consuming process both for the tenant and landlord. Non-eviction options will be covered in my next post so lets dive into the eviction process for property management Park City Utah. The first step any landlord must take to begin an eviction is to post a "Notice to Quit". This can also be called a "Notice to Vacate" or more informally an eviction notice. The type of eviction notice and the amount of time required depends on the tenants current status and how they came to be in the property. If you have questions or are unable to answer these questions in regards to your tenant the best option is to consult an attorney familiar with Utah property management law. As always the advice given here is meant only to help you get started in the right direction and should not be considered legal advice. Always make sure you are sending the proper notice to the tenant as failure on the part of the landlord can result in the case against the tenant being dismissed in court. Once the amount of time specified in the notice to quit has elapsed the landlord must file a Summons and Complaint for an Unlawful Detainer (eviction) lawsuit with the district court. The complaint is then served on every tenant being evicted by a constable, deputy sheriff, or adult who is not a party to the eviction.

After the complaint has been served a tenant must file an "Answer" with the court within three business days. This is the tenant's opportunity to state why they should not be evicted, start a defense against the complaint and file their own claims against the landlord if they have any. If the tenant cannot file within three days they can file a motion with the court for more time, to be granted at the judge's discretion. If the tenant does not answer the landlord may ask for a default judgment and "Order of Restitution" This directs the sheriff to forcibly remove the tenants. If the tenants answer within three days the case will proceed as a civil case.

Summary

The Utah courts system and the Utah Code are all sources for the information provided in this post. You can look at the court's page on Utah landlord and tenant law by clicking here. The Utah code is also a good source for the exact wording of the law. I've found it also can function wonderfully as a sleep aid. You can find the codes applicable to eviction law here. The eviction process can be lengthy but there are a few methods for speeding things up depending on the nature of the claim. The web page maintained by the Utah courts is a great resource if you have further questions. Look forward to my next post when I explore alternatives to eviction.

If you are interested in learning more about property management Park City Utah, download our free white page "5 Questions Every Landlord Should Ask Themselves".

Stigmatized Property - Info From Property Management Park City Utah

Dylan Taylor — Fri, 22 Mar 2013 12:58:00 GMT

Fortunately for all property owners, real estate agents and property managers the situation of a stigmatized property does not come up very often in Park City property management. There are however important state laws regarding stigmatized property that are at least informative and in the event you become involved in a stigmatized property situation you can know how it applies to Utah property management.

Definition

For property management Park City Utah and for the state of Utah in general a stigmatized property is defined as "the site or suspected site of a homicide, other felony, or suicide;(b) the dwelling place of a person infected, or suspected of being infected, with the Human Immunodeficiency Virus, or any other infectious disease that the Utah Department of Health determines cannot be transferred by occupancy of a dwelling place; or (c) property that has been found to be contaminated, and that the local health department has subsequently found to have been decontaminated in accordance with Title 19, Chapter 6, Part 9, Illegal Drug Operations Site Reporting and Decontamination Act." For the purposes of this post I will stick to mainly the first definition and discuss the third definition, drug use in a property, and in particular methanphetamine use or cooking in another subsequent post. As you can see any situation that can result in a property becoming stigmatized is very serious, particularly if there has been a homicide or suicide. If a felony is committed by the occupants of a property the best course of action is to pursue an immediate eviction of the tenants. Other situations may require a more complex and thoughtful approach in dealing with these extraordinary circumstances.

Legal Requirements

Utah law also has information on the requirements of a real estate agent or property owner on disclosing whether a property is stigmatized. The Utah code reads "(1) The failure of an owner of real property to disclose that the property being offered for sale is stigmatized is not a material fact that must be disclosed in the transaction of real property. (2) Neither an owner nor his agent is liable for failing to disclose that the property is stigmatized." As always I am not an attorney, I just work in Park City property management. If you are in need of further advice please consult an attorney familiar with property law. That being said the basic idea of the law is that a property owner or their agent is not at fault for NOT disclosing that a property is stigmatized. This covers the agent and seller in the event that they did not know and also if they choose not to disclose information about a property being stigmatized. However if you are asked directly you must answer truthfully as the law does not allow you to lie about your knowledge of the property.

Best Practices

My experience is Park City property management has always been that telling the truth is the best option. If you find yourself in a situation involving a stigmatized property that you are either attempting to sell or get rented honesty really is the best policy. Be up front with interested parties. Sell the prospective party on the great aspects of the property and then give them an honest assessment of what you know. You will find that most people are understanding when they feel they are being dealt with honestly. The last thing you want to have happen is a neighbor being the first person to tell your new tenants about the history of a property!

If you are interested in learning more about property management Park City Utah, download our free white page "5 Questions Every Landlord Should Ask Themselves".

Damage Or Wear And Tear? Park City Property Management Info

Dylan Taylor — Tue, 19 Mar 2013 12:56:00 GMT

When it comes time for a property to be returned to a rentable condition after a tenant leaves there are several points you should be aware of. In a previous blog post, Park City Property Management - 3 Key Time Periods For Lease End, I covered some of the main points. In this post I would like to deal specifically with the idea of damage versus wear and tear, particularly when it applies to determining the amount of deposit to refund to a tenant.

Definitions

Let me preface these definitions by first saying that I am not an attorney and this should not be construed as legal advice. The purpose of this blog is to point you in the right direction if you have questions and provide some basic information. If you need further information I suggest you contact an attorney who specializes in Utah property management. Perhaps the most concise definition of "wear and tear" is unavoidable deterioration resulting from normal use. The idea of normal use is somewhat expounded upon in the Utah Fit Premises Act with ideas like reasonable and "in the manner for which it was designed" highlighting the correct care of a property and terms like "negligently destroy" defining the incorrect care. Damage, as you may already understand, is something that did not arise from the normal use of a property. Part of being a responsible tenant is notifying your landlord in writing if there is a necessary repair. I discussed this in more detail in Tenant Tips - 4 Tips From A Park City Property Management Company.

Examples

I think that providing a few examples of damage versus wear and tear will help to establish a base line for determining things on their own. It is impossible to cover every situation and terms like "reasonable" and "negligent" can be very subjective. This list is not meant to be exhaustive but rather to help establish an idea of what constitutes both concepts so the reader can make a more informed judgment going forward. With that in mind lets begin. A loose or sticky door handle, or a handle that falls off would be considered wear and tear but a broken door handle or door jamb from a forced entry would be considered damage. Carpet that is worn and in need of cleaning would be considered wear and tear while burns, tears, stains, and other similar items would be considered damage. The same could be applied to an linoleum or wood flooring in a property. Scuffing, dull finishes, and fading are wear and tear while gouges and tears would be damage. An oven burner or range element that no longer works would be wear and tear while a missing burner, oven racks, or other parts would be damage. Microwaves quit working, plumbing leaks, faucets drip, and disposal seize up. These items are all wear and tear. Missing microwave trays, repeatedly clogged drains, broken faucets, and a fork in the garbage disposal could all be considered damage. Cracks in walls due to settling along with faded, cracked or chipped paint is standard wear and tear while holes in walls from paintings and pictures that are not properly patched, sheet rock damage caused during moving, and an unauthorized paint color applied by a tenant would all be reasonably considered damage.

Summary

I could continue on with many more damage versus wear and tear examples but I think we all get the picture. Best practices for landlords and tenants is to always perform a walk through when moving in and use a form that spells out landlord and tenant responsibilities and allows a tenant to make note of any items or conditions in the property that are present at move in. If you encounter a situation that is perhaps not as clear as the ones listed above communicate with your tenant and work towards a reasonable compromise for all parties.

If you are interested in learning more about Park City property management download our free white page "5 Questions Every Landlord Should Ask Themselves".

No Ostriches In Park City Property Management

Dylan Taylor — Fri, 15 Mar 2013 12:58:00 GMT

We all know the classic image of an ostrich with its head buried in the sand. We probably all laugh at how foolish the ostrich looks and wonder how it could possibly think that by covering only its head, while its entire body is completely exposed, it can somehow avoid something dangerous. In today's blog post I would like to talk a little bit about how landlords and tenants sometimes bury their head's in the sand in Park City property management.

Avoidance Behavior

Dictionary.com defines avoidance behavior as "a pervasive pattern of avoiding or withdrawing from social interaction; a defense mechanism by which a person removes himself/herself from unpleasant situations". I'm not saying we are all completely avoiding difficult situations, or withdrawing from any social interaction. And if you are then this blog is DEFINITELY not the kind of help you need. However I'm sure we've all been in situations where a problem must be faced, sometimes big and sometimes small, that we would rather not deal with for a variety of reasons. I'd like to take a look at some situations that can occur in property management in Park City where burying your head in the sand and ignoring the problem can only lead to further complications and difficulties.

Ostrich Landlords

Let me paint a picture for you that perhaps you can relate to. It's Friday afternoon, you're getting ready to enjoy a nice weekend with your family once you finish up with work when you receive a phone call from your tenant. To spice this up a little more let's say that the tenant always pays on time, takes care of your property, but is always calling you about ticky-tacky items to the point where you are becoming frustrated with the frequency of their calls. The tenant tells you there is some water under the kitchen sink and they aren't sure where it's coming from. Here is your ostrich moment. You could very easily tell them to put a towel under the sink and you will stop by when you have a moment, and then get busy enjoying your weekend. Or you can face the issue head on and solve the problem. The water could easily be coming from a loose drain connection that simply needs tightening, or your tenant could have just spilled something when they were throwing some garbage away, not noticed, and then later discover the water and think there is a plumbing problem. Or you could have a worn out connection on the pressurized cold water line that is one slight nudge away from failing completely and flooding the property when your tenant is also out enjoying their weekend. The truth of the matter is you don't know. So don't bury your head in the sand, get over there, solve the problem and get on with enjoying your weekend. Or better yet hire a Utah property management company and never worry about this scenario again.

Ostrich Tenants

Now let's take a look at avoiding a difficult scenario from a tenant's perspective. The first of the month is just a few days away, you've had some car trouble that ended up costing you a lot and you're in a position where you can pay rent or buy some groceries but you can't do both. Your next paycheck is more than a week away which also happens to be past the deadline for late payment spelled out in your lease. This is your ostrich moment. You can go about your week, pay your landlord when you get the money and hope nothing bad happens. Or you can contact your landlord, explain the situation, and express your desire to pay rent and fulfill your obligations, and let them know when the money will be available. Facing the problem will keep your landlord informed on the situation and they should be willing to work with you as you've been a great tenant and they understand that everyone gets in a tight spot sometimes. You will avoid phone calls from the landlord wondering where rent is, posting of notices, and possible eviction proceedings.

For more information on Park City, Utah property management download our free white page "5 Questions Every Landlord Should Ask Themselves".