Occupancy limits in Park City property management can be somewhat of a tricky situation. There are some ways that a landlord can limit the number of people allowed to reside in a property, but only to a point. And there are some situations where a landlord can't limit the number of people. Occupancy is a very property-subjective restriction and there are many opportunities for a landlord to find themselves in hot water with a local housing authority. The biggest problem a landlord can face when it comes to occupancy limits is being accused of some type of discrimination, particularly familial status.
If you are unfamiliar with Fair Housing laws, protected classes or familial status you should check out my post titled "Questions You Can't Ask In Park City Property Management". This will give you some good information on the different protected classes and explain a little about each one. Now let's take a look at occupancy limits and how it could apply to long term rentals in Park City.
Occupancy Limits By Law
The first thing you should understand about occupancy limits is that Utah law does not have a limit to the maximum number of occupants for any given property. Federal law does set a "reasonable" standard for occupancy to be two persons per bedroom. This should be understood that a landlord cannot have a policy that is more restrictive than two people per bedroom. This does not mean that a landlord can put as many people into a property as they would like, there are certain other measures of habitability that must be met and an over-crowded property would likely violate some of those rules. For example at properties I manage I have established a policy of two people per bedroom plus one. So a one bedroom would allow occupancy of three people, a two bedroom would allow five, and so on. I have found this to be an effective and reasonable rule for Park City property management.
Additional Factors
While you cannot be more restrictive than two people per bedroom that doesn't mean you will not have complaints filed against you for turning down applicants who exceed the two people restriction. Fair Housing law provides a simple example of two families of three people each who were turned down for housing. The first family consisted of two adults and an infant applying to live in a large one bedroom. The second family consisted of two adults and a teenage child applying to live in a small one bedroom. The law states that a charge against the landlord in the first example might be warranted while a charge against the landlord in the second example might not.
Discrimination
The thing you want to avoid at all costs is discrimination based on familial status. You cannot reject any potential tenant based solely on the fact of children, even when it comes to occupancy limits. While you should never say to a person "You have too many children to live in this property", it would be acceptable to say "There are too people to live in this property", as long as this statement is not more restrictive than two people per bedroom and would not be considered "unreasonable".
If you would like more information or tips on occupancy limits, 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.
Even in the best of circumstances managing a rental property in Park City property management takes work. This can be complicated by the presence of an HOA in the community where your Park City long term rentals are located. Having been involved in both HOA and rental property management, both in long term and vacation rental capacities I have seen it all. I also own and rent my own property that is part of an HOA so I can understand what it is like to deal with an HOA as a rental property owner. HOAs come in all shapes and size, just like property owners. Larger HOAs tend to have a management company that will provided varying levels of service, from accounting and bookkeeping all the way to onsite property management. Smaller HOAs may be self managed by an HOA Board of Directors with little or no professional management of the property. Property owners also vary from those who are active participants on a Board of Directors all the way to owners who never set foot in the property and never interact with the community, management company, or Board. Here are some tips for working with HOAs that I have found to be successful.
Knowledge
The best thing you can do as a property owner is gain knowledge about the HOA in which your property is located. For Park City property management this can mean know what the community rules are. This could include, but is not limited to, parking, quiet hours, any restrictions on rental terms or length, rules regarding use of facilities, pets, exterior or architectural control, nuisances, smoking, etc. Many governing documents for HOAs are boilerplate and contain a basic framework on how the HOA should operate. A Board of Directors is then empowered to create rules and regulations designed to preserve the property. Some rules you may not agree with. The best course of action is to be involved in the community if you would like to see changes. Remember that as a landlord you are responsible to educate your tenants on the rules of the community. If there are any violations of community rules on the part of your tenants the HOA may assess fines to you as the property owner.
Communication
If you HOA has a management company you should get their contact information and provide them with yours. If your HOA is self-managed then contact the Board directly. Some HOAs require that a copy of the lease be provided, that tenants register their vehicles, pets, or themselves with either the management company or the Board. For Park City property management you will want to make sure that your tenants are aware of any requirements of this nature and that they are compliant. Make sure and request that any complaints or problems with the tenants be forwarded to you. As the landlord and property owner you are ultimately responsible for the conduct of your tenants. And HOA does not have the power to evict a tenant who is not compliant with the rules but most HOAs have the ability to assess fines to a property owner for the actions of their tenant. In general communicating with the people in charge of managing the HOA is a good idea for property management Park City.
If you would like more information or tips on working with HOAs, 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.
As a landlord in Park City property management you want to know a good deal of information about a prospective tenant before you allow them to move in to your long term rentals in Park City. Things like rental history, credit score, occupation, etc. are great indicators of how a prospective tenant will perform in your rental property. It is natural for a landlord to ask a lot of questions when determining the suitability of a person. Over the course of touring a property I usually ask prospective tenants how long they have been in the area, what they do for work, and what they are looking for in a rental property. Some of these questions are duplicates of what I ask for on an application but it is good to get some back story on each situation. If you would like some more information on handling prospective tenants check out "Tenant Screening Tips For Park City Property Management". It will give you some tips on how to set up a process for your property management business.
But there are certain questions you should never ask a prospective tenant. These may seem like reasonable questions but can in interpreted as a form of discrimination that will run you afoul of Fair Housing laws. Let's take a look at a few examples.
- Race: Do you speak Spanish? What Asian restaurants do you like around here?
- Religion: Have you been to the new Jewish temple in town? What holidays do you like to celebrate?
- Color: We have a lot of Hispanic families here, are you okay with that? You have beautiful features, where are you from?
- Disability: Why do you need a handicap parking spot? What does your service animal help you with? Are you sure you want to live on the third floor with your disability?
- Familial Status: We only rent first floor properties to families with children, are you okay with that? Have you had complaints on your children's behavior at previous properties?
- Sex: We don't have many single female tenants, are you sure you want to rent here? I can't remember the last time a male tenant asked me that, are you sure you can't figure out the thermostat?
- National Origin: What country is your family from? Your English is amazing; did you study it growing up?
These are example questions for all the protected classes that are covered in Fair Housing law. Some of these protected classes may be new to you so I would recommend a little test you can use to determine if a question is discriminatory. For example if you were asking someone if they would like a "kid-friendly" property try replacing "kid" with "black" or "Muslim" and then assess the question. If you for example substitute a race or religion into the question and it seems discriminatory then chances are your original question is also discriminatory to another protected class. The last thing you want in Park City property management is to get in trouble with any type of discrimination in your property management business.
If you would like more information or tips on questions you can't ask, 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.
I will admit to being a casual fan of The Simpsons, an animated show about a family from Springfield that I'm sure you are all familiar with. One of the characters I always find amusing is Barney Gumble, the town drunk. Barney is a loveable piece of comic relief and sometimes a source of insightful commentary despite his constant inebriation. He is the classic example of a person that you love even when they are a huge problem. I'm sure we have all had friends or family in our lives that fit into this mold. In Park City property management there are also tenants who fall into this category as well. They may be charming and friendly or hapless and apologetic but they always seem to be a problem for property management in Park City. I've had the opportunity to interact with a wide array of people and personalities in my time working in Park City property management. Let me share a few things I've learned and some types of people to avoid in your rental management business.
Late Payers
These tenants can be some of the most frustrating people to deal with. First let me say that I am the type of person that is proactive in handling my problems. If I ever had to be late on a rent payment I would contact my landlord ahead of time and work out a compromise that both parties were agreeable to. Late Payers, and I'm talking habitually late, never seem to do this. The 5th of the month just sails on by and they do nothing. We post notices, make phone calls, threaten eviction and it always seems like they push things until the absolute last moment before they come in and pay. I actually had a person tell me, RIGHT after they signed a lease, that they wouldn't EVER be able to pay on time! Really? Never? Perhaps you should have been up front with me and then I wouldn't have this problem on my hands. I understand that bad things happen to good people and we all may encounter unforeseen circumstances where our cash flow is tight. But for most people this is a temporary problem and they get back on their feet. But Late Payers never seem to do this. One Late Payer told me how excited they were to maybe buy a boat this summer. Really? A boat? Maybe you should work on paying your rent on time first! To avoid these type of troublemakers always run a credit and background check. Credit reports will indicate if people are habitually late on their bills. And if they are late on their bills they will probably be late on the rent. In the worst case scenario you can refuse to take a late payment and move forward with an eviction to get them out. The less stress you have in Park City property management the better!
The Antagonist
I have met some extremely charming and enjoyable people who comfortably feel that they are never the problem in any situation. They can be adversarial or dismissive of complaints about their actions or behavior. I have had a resident who allows their young child to run and jump around the condominium as late as 1 or 2 am but insists they are not the problem because they don't throw parties. Another resident routinely parks in their neighbor's driveways and even invites their friends to park in the same driveways because "my neighbors are never around". This isn't first grade, we don't have to save our spots! Checking references from previous landlords is great way to understand how a prospective tenant will behave in regards to community rules. Always do a thorough background check to avoid dealing with troublemakers in Park City property management.
If you would like more information or tips on property management, 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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I consider myself a fairly handy guy for Park City property management. I've installed sinks, disposals, dishwashers, toilets, and a water heater. I've plumbed basements, ran electrical lines, and low voltage stuff like CAT 5. I've done framing, tile, molding, shower pans, hung doors, drywall and painting. I'm definitely not a professional contractor but I know enough to take care of things around my home and my rental property. And I also know when to call out a professional and how valuable a great vendor can be for a Park City property management operation.
There are several advantages to using a quality vendor for work on your long term rentals in Park City Utah. First they will have special knowledge, tools, and experience that you likely do not have. In all but the most strange occurrences they have seen the problem you have a hundred times and know exactly how to fix it quickly. They also have knowledge within their specialty to recommend parts or upgrades that have real benefit but they are honest enough to tell you when some shiny new doodad just isn't worth the money. Here are just a few ways a great vendor can save you time and money.
- Locksmith: Not only will they be cheaper than replacing all the locks in your property they will also be able to make you as many spares as you need. And for condominium owners who are on a master key system they can make sure your new keys work for this too.
- Electrician: Some of you may not even touch electrical because you worry about getting shocked. And while that is one reason to use an electrician perhaps the biggest reason is the risk of fire from improperly installed electrical wiring.
- Plumbing: Trust me on this one, cutting corners can lead to carbon monoxide poisoning, small leaks that cause mold, and even large floods that do thousands in damage. They can also help you trouble shoot problems that have got you stymied.
I could keep going on all the different contractors and how they benefit your Park City property management operation but one key thing I should bring up when it comes to contractors is a warranty. For example if you are installing a piece of equipment it most likely comes with a warranty. However many companies will only warranty their equipment if it was installed by a licensed contractor. And if you ever had problems with the work a contractor did they will come back and remedy the problem. A warranty is worth both the peace of mind, not to mention the money and time it could save if something should occur. And who has the best network of vendors to help you with your rental property? An awesome Park City property management company! If you think about the number of problems you see with your rental and multiply it by 100 you can quickly understand why a competent property management company in Park City will not waste time with inadequate vendors and have the necessary experience to deal with whatever your property can throw at them.
If you would like more information or tips on quality vendors, 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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So your previous tenant has moved out and you've already got somebody lined up and ready to move into your long term rentals in Park City. Take a moment to give yourself a pat on the back, you're headed in the right direction when it comes to Park City property management. Now the next step is to hand the keys over to the new tenant and reap the rewards of your efforts right? Well not so fast there Speedy Gonzales. There are some key steps to take at this time that will set your rental up for the new tenants and create a wonderful first impression. 
In Park City property management we have a term call a "make ready". I know, it's a really complicated couple of words right! I'm sure you'll never guess what it means when it comes to property management in Park City Utah. Well enough sarcasm, the concept is pretty straight forward. When an old tenant leaves there should be some time allotted to make your property ready for the new tenant. For some people this could just mean checking to see if the place is clean and hiring some cleaners if it isn't. But there is so much more to a make ready then just the cleanliness of the property. This is the first time since your previous tenant has moved in that you can do a very thorough inspection of the entire property and assess what repairs need to be done. Here are a couple of points to help you out in your make ready.
Use A Checklist
A checklist is a great way to make sure that you put your eyes on everything in the property to assess general condition, damage, and necessity of repair. You can check all the functionality of all the major components of the property like appliances, HVAC, plumbing, electrical, fireplace, whatever system you have now is the time to put eyes on it. A good checklist will also include things like carpets, windows and doors, flooring, counters, walls, and other general items. There are many good checklists available online or you can create your own. Just make sure that you use it.
Think Like A Tenant
If you were moving into a new place would you prefer one that had just had the carpets cleaned professionally or had only had a vacuum run over them? Would you like a place that had recently been repainted a neutral color or one that had a color on the walls that might not go with your furniture or sense of style? Would you prefer a place that smelled nice and clean or one that smelled a little lived in? These are things you should think about when completing a make ready. You want to give a great first impression to your new tenant and set them off on the right foot. A property that is clean, in good repair, freshly painted or otherwise well maintained sets an example to a tenant of how a property should be treated in Park City property management.
Hire A Property Manager
If you don't have the time or elbow grease available to get your property ready for new tenants then consider hiring a Park City property management company. They will provide make ready services to your rental property along with many other valuable services that allow you to focus on other more important aspects of your life.
If you would like more information or tips on a make ready, 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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In my previous post "What To Do When Your Tenant Bails In Park City Property Management" I covered a couple of scenarios that involve a tenant moving out before the end of a lease. One of the highest contributing factors to a tenant breaking a lease is the loss of a job. Now not every tenant that losses their job will end up breaking the lease, it really depends on the individual circumstances of the tenant. So let's take a look at a few possible scenarios and some recommendations for those who invest in long term rentals in Park City Utah.
I would say the first determining factor in how you should approach the situation is whether or not your tenant proactively informs you of their job loss and whether or not they offer any potential solutions in this matter. With that in mind here are a few tips you can use.
- Be Empathetic. Most people do not want to lose their job. If you have ever experience job loss it can be a very mentally and emotionally draining experience. Try your best to convey empathy to your tenant about the situation. Let them know you understand it is difficult and that you will, within reason, help them through this.
- Set A Deadline. If your tenant comes to you with a plan to remedy the problem then one of the first things you should do is set a date as to when the problem should be fixed. If the tenant doesn't have a plan then let them know you expect a solution within a certain amount of time. Do not be too generous in establishing a deadline, you may need to move quickly in Park City property management.
- Be Reasonable But Firm. If you are willing to work out some method of repayment with your tenant then you need to be firm in the deadlines you set and the expectations you have for working with your tenant. If it doesn't seem like working with your tenant is a feasible option you should be understanding with your tenant but firm in letting your tenant know that you also have bills to pay and if the tenant is unable to meet their obligations they should relinquish their possession of the property.
- Move Out. If there doesn't seem to be any option or solution for keeping the tenant then a move out is the best option for both parties. You should present this option to the tenant as something that benefits them as well. If you are able to quickly lease the property again the tenant is no longer obligated to pay. Getting a property quickly turned over will also benefit landlords in Park City property management.
- Eviction. Hopefully it will not come to an eviction but if your tenant is unresponsive or disinterested in solving the problem you should act quickly to have them evicted. Even and eviction notice may be sufficient to get a tenant out of a property. You can then start the task to returning the property to a rentable condition and start recouping some of your lost income.
If you would like more information or tips on handling tenant job loss, 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.
If you haven't experience a tenant bailing on a lease then consider yourself lucky and realize that if you stay in Park City property management long enough it will happen to you. It seems that recently there has been a rash of people requesting to move out before the end of their lease for various reasons. Some have completely understandable problems such as job loss or job transfers or the deteriorating health of a parent as reasons for why they needing to move before the end of the lease. And some don't even give a reason beyond "I want to move." There are several ways to handle these situations and some of it depends on the choices the tenant makes. So take a deep breath and we will get through this together.
The Easy Way
Well let's be honest, a tenant leaving before the lease expires is never an "easy" thing in Park City property management. It requires extra work on the part of you the landlord to find a replacement tenant, get the property into rentable condition, and all the necessities of determining if a tenant is qualified to rent your property. But there are decisions that the tenant makes that can lessen the blow. Ideally the tenant approaches you a month or more ahead of time to let you know they will need to move. The first thing you and the tenant should understand is that the tenant is still responsible for rent up until a new tenant moves in. This can include any time that is required to return the property into rentable condition. You should let the tenant know that if the property is clean and ready for move in when they leave this will lessen the amount of rent the may have to pay. One thing I like to do is ask for a full month of rent even if the current tenant is moving out in the middle of the month. This way you have got the month already covered and you can always reimburse the tenant for a portion of the rent if a new tenant moves in in the same month. If the tenant is a responsible person they will do their best to ease the transition and understand that they signed a legally-binding document and are responsible for fulfilling their end of the agreement.
The Hard Way
Unfortunately some tenants are not responsible people who work to fulfill their part of an agreement. They may bail without any notice or rent payment. At this point the property is subject to laws regarding abandoned premises. I have previously written about this situation in my blog post "Abandoned Premises - Tips And Info For Park City Property Management." Some tenants may leave a note saying they have moved out, some do not. As a landlord you will want to make sure you are aware of what Utah law says regarding this situation and proceed quickly but with caution. Until you can reasonable determine if the tenant has abandoned the property then they are still technically in possession. Perhaps they have gone out of town on an extended trip or some other situation. Make every effort to contact the tenant before you attempt to retake possession. Remember that rent must be 15 days late before abandonment can be considered.
If you would like more information or tips on handling early tenant move outs, 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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In Park City property management there are good months and there are bad months. It seems as though I may go for a while without having any complaints, maintenance emergencies, and tenant problems. And then everything seems to happen at once and maybe you scratch your head and wonder why you got into this business in the first place! Well here are few tips that I have found will help you get through these difficult times. And I've even put them in a convenient list because we all love lists!
1. Check Out Prospective Tenants
I have a tenant right now that I should have never rented to. They had questionable references but a solid ability to pay. The first red flag came right after they moved in. They said they wouldn't be able to pay on time, not only this month but every month. Then when they did pay they ever paid a full amount. And the latest and greatest from this tenant is that they are moving in a few weeks to California. Part of me is happy to see them go but part of me is kicking myself for ever letting them move in. Make sure you do thorough background and reference checks on all prospective tenants and don't take on any future problems, you'll thank yourself for this. This is a crucial thing for Park City property management.
2. Keep Valid Contact Info For Your Tenants
I can't tell you how many times I have emailed a tenant and had my message bounce back. Or made a phone call to a tenant and received messages like "this number has been disconnected" or "this subscriber does not accept incoming phone calls". And if you get lucky enough to get a voicemail and it either only lists the number so you don't know for sure if you are calling the right person or you get a message saying they "the voicemail box is full". Come on people, get your act together! Lately we have been auditing our information on tenants to make sure we have valid, working contact information and I recommend you do the same. Emergency situations happen in Park City property management and you need to be able to quickly get a hold of your tenants.
3. Have Quality Subcontractors
Let me first say that there is never an opportune time for a water heater to start leaking. But when it is 15 degrees outside and it is a Friday afternoon and the tenant needs to go to work and do the dishes and the laundry is piling up and they have a young baby that needs a bath and well I think you get where I am going with this. A trusted subcontractor can really help you out in a bind, keep your tenants happy and make your life a lot easier. Keep a good list for your Park City property management operation and you will be ready for anything.
4. Know The Law
One quick way to get yourself in trouble is to break the law when it comes to Park City property management. Know about Fair Housing, service or companion animal, property possession, security deposit, and tenant/landlord laws. The last thing you want is to have a legal problem on your hands.
5. Get Some Help
If all this sounds like too much for you to handle then get yourself a professional Park City property management company. For around 10% of gross rents you can have a competent company handle all these aspects of long term rentals in Park City for you. Even if you don't utilize the full services of a property management company consider using trusted vendors for certain repairs that you either can't or don't want to do.
If you would like more information or tips on being a landlord, 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.
First let me say that good tenants are the lifeblood of Park City property management. They take care of a property, pay rent on time, and are responsible people who respect the relationship that exists between and landlord and a tenant. And if all tenants were this way I wouldn't have much to write about today. Sadly some tenants can be very difficult to deal with. Today I would like to focus especially on tenants who complain or nitpick very small issues in long term rentals in Park City. I'm sure you know the type, they make mountains out of mole hills and demand that every small item be fixed. Things that are acceptable to most people are completely unacceptable to these individuals. Let me share with you an experience I had with this type of person.
On Second Thought...
About a year ago I had an interested person tour a rental property. The current tenant still occupied the property and was in the process of moving out so they place did not show well. The prospective tenant was willing to overlook some of the clutter and I explained to him that we would have the place cleaned and ready for his move in. A few weeks later the old tenant was gone, we had the property and carpets cleaned and maintenance did some touch up work in the property. Unfortunately what I thought would be a regular move in turned out to be anything but. The tenant said the property was completely unacceptable. They found everything wrong they possibly could and started making demands as to what would had to be fixed and when. The straw that finally broke this camel's back was a demand that the carpet be replaced immediately. And by immediately they meant TODAY! I began to get the feeling that with this individual it wouldn't matter what we fixed it would never be good enough. I spoke with the owner of the property and recommended that we refund this person's money on the basis of being unable to meet their timeline for the required repairs. After describing the situation the owner agreed and I happily bid this person a fond farewell. Fortunately I was in a position where the tenant had not moved in and I could cut ties with them quickly and cleanly. But what if you aren't in this situation? Let's take a look at some options for Park City property management.
What To Do.
So if you find yourself dealing with a difficult tenant who seems impossible to satisfy here are a few things you can use as a landlord to help the problem.
- Use a move in/move out sheet. This document is used by the tenant when they move in to make note of any damage or existing conditions in the property. Be clear with the tenant that they will not be charged for any item they make note of on this sheet when they move out. This may help alleviate any concerns the tenant has about being charged for something they didn't do.
- Be firm and clear on what your responsibilities as a landlord are. Park City property management has specific laws regulating what landlords must take care of. Tell the tenant that you are there to fix things that break and take care of emergencies but you are no their person handyman. They toured the property before taking occupancy and they did so willingly. Be polite but firm and make sure they understand what is acceptable and what is excessive.
- Ask them to leave. If push comes to shove you may just want the tenant to leave. Be kind and tell them that you feel like you are unable to meet their requirements and that you are releasing them to find a property more suitable to their needs. If they are as unhappy with the place as they seem to be they will probably be glad to leave.
If you would like more information on dealing with problem tenants, 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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