In Park City property management, as in many things, an ounce of prevention is better than a pound of cure. Many complaints can be mitigated by being a proactive property manager or landlord. Complaints are also a great opportunity to strengthen landlord-tenant relations through effective communication and problem solving. I firmly believe in the idea that good landlords make for good tenants so take some time to review the following complaints I have listed as well as possible solutions. They will help your forays into property management to be successful endeavors.
1. Something is Broken
Any property owner can testify that eventually something will break. Plumbing will develop a
leak, appliances will fail, components like door knobs and window latches wear out. Everything in a property has an expected useful life and will eventually need to be repaired or replaced. Rather than viewing a maintenance item as an annoying problem it should be viewed as an opportunity to reconnect with tenants, view the condition of the property, and grow the relationship of trust that should exist between property managers and tenants. Respond quickly to a request, no matter how small, and let the tenant know how quickly it can be addressed. Even if you are not able to get to the request within a few days staying in communication with a tenant will let them know you are invested in solving the problem and concerned about the condition of the property. You will find that most tenants are reasonable to work with if they know action is being taken. If you would like more information about handling maintenance requests, legal requirements, and best practices check out my blog post Maintenance Laws For Park City Property Management.
2. The Neighbors are Noisy
Unless the property you rent is a cabin in the middle of nowhere you will eventually hear from your tenants complaining that the neighbors are doing something annoying. The first step in solving the problem, similar to a maintenance request, is a timely response acknowledging the tenant's complaint and letting them know you are working on a resolution. Are you beginning to see a theme here? Whether the property is part of a condominium or apartment community with specific quiet hours or a single family home that is subject to local noise ordinances this is an instance where knowledge is the best weapon for a landlord. Get educated on what constitutes an actionable nuisance with the community where your property is located and what are the steps that can be taken to resolve the problem. If the complaint submitted by your tenant does not qualify as a nuisance an honest conversation about expectations is in order. If there is a legitimate nuisance asking your tenant if they have attempted to have a conversation with their neighbors about the problem is the first step you should take. Encourage them to open a dialogue with their neighbors if they are willing. If the problem persists it may be necessary to get a home owner's association or local law enforcement involved. For more information and resources on Utah nuisance laws check out my blog post Nuisance! Definition And Info For Park City Property Management.
3. It Was Like That When I Moved In
This could also be described as a tenant excuse depending upon the situation but when it
comes up a smart landlord should have a few tools at his disposal. If the problem being brought to your attention was legitimately present when the tenant moved in then making a good faith effort at fixing the problem is the only course you should pursue. If not there should be two things you can fall back on to determine how the situation occurred. The first thing a landlord should do is inspect a property before a tenant moves in. When the tenant moves in they should be provided with a move in form where they can make note of any conditions present in the property that existed upon move in. These two items can help landlords and tenants avoid misunderstandings.
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".
In my experience most people, when made aware of the rules, will make an honest effort at doing the right thing. As a Park City property managment company I try and arm tenants will all the knowledge necessary to make their rental experience an enjoyable one. I've created these few tips to help tenants maintain a positive relationship with their landlord or property manager. These are a few of the common mistakes or misunderstandings I see tenants make through the course of renting a property and I hope that by making this information available it can be of benefit to both tenants and landlords.
Pay On Time
If rent is due on the 1st and late on the 5th then when should you pay rent by? This is somewhat of a trick question because I gave you the answer. If rent is due on the 1st then pay on the 1st. Or better yet pay before the first. From the perspective of a landlord on time payment is huge and paying ahead of time is even better. The last thing a landlord or property management company wants to do is chase rent, post notices and fees, and hound tenants every month to pay rent. In today's rental environment there are so many methods of payment, from online payment portals, credit or debit cards, and auto deposit, to banks automatically sending checks out each month there really isn't an excuse for not paying on time. I put this tip first because it is the biggest. Paying on time makes landlords happy, you can rest easy knowing your bills are paid, and a sense of trust will develop beyond the bounds of a simple lease agreement.
Written Requests
If the property you reside in is in need of some maintenance one of the best ways to submit your request is in writing. Many leases require this and it will help your landlord track and 
manage maintenance requests so they may be quickly completed. A phone call is also useful and can be done in conjunction with a written request, especially if there is more or new information about the maintenance that needs to occur. However writing should always be the primary means of communicating a request. Stopping a maintenance technician while you are on your way out and asking them to take care of a long list of items is a sure way to create less than adequate results and multiple visits. Just take a moment to let your landlord or rental property manager know in writing what is required and you will be much happier with the results.
Rent Deduction
Most leases clearly spell out any parameters for rent deduction but if they do not you should
never, without your landlord's permission, deduct from your rent the cost of any maintenance repairs or any other item you feel should be paid for by the landlord. If you are willing to enact a repair on your own and you are qualified to do so always check with your landlord first. Submitting the request for maintenance and your proposal to fix it in writing is always the way to go. Please do not go out and buy a new microwave when the old one decides to die. Always run this by the landlord first to see what their plans are for the property. In my experience some landlords will want to replace some or all of the appliances to update the property. So check with your landlord first before making a purchase on their behalf.
Lots Of Notice
Sometimes life can throw you a curve ball requiring you to pick up your life and move somewhere else. But most of the time you will have a pretty good idea of if and when you will need to move. Most leases have specific requirements on the amount of notice that must be provided at the end of a lease. There are also state laws that you should also be aware of. But the best practice is to give as much notice as possible to your landlord. If it is January and you know you will be moving when your lease is up at the end of March don't wait. Be a courteous tenant and give advanced notice of your move. This leaves a great impression with your landlord and they will be a stellar rental history reference going forward.
If you are interested in learning more about Park City property management download our free white page "5 Questions Every Landlord Should Ask Themselves".
There have been significant developments in light technology over the last few years. We are all familiar with CFLs (compact flourescent lights) and the energy savings that can be found in their use. However there is another type of lighting option making itself available to landlords and property management companies; LED or light-emitting diode. These small and efficient lights can have a big impact for Park City property management in several areas. While the initial cost of an LED is significant when compared to a standard incandescent bulb the costs of LEDs are continual dropping through improvements in manufacturing. Lets take a look at potential savings.
Energy Savings
A typical incandescent light bulb that you might find in a rental property would be a 60
watt bulb. On a side note a "watt" is a measure of energy usage over time, specifically joules per second. So while an average incandescent bulb is rated at 60 watts an LED bulb of comparable lumens, or brightness, is rated at 12.5 watts. This is nearly an 80% decrease in energy consumption! To calculate a potential savings lets assume that the energy costs for your area are 15 cents/kWh. Over 10 years a single incandescent bulb will cost $197 in electricity alone, assuming an average of 6 hours of use a day. With our energy efficient LED bulbs the electricity cost is $44, again a near 80% decrease in cost! Some property managers may raise the point that electricity is a separately metered expense that a tenant pays. I would counter that thought by saying that installing LEDs is a significant sales pitch that translates into actual dollars saved by tenants. Utility costs are a frequently asked question when it comes time for a tenant to compare rental properties. Having a leg up on the competition when it comes to utility costs is very beneficial for Park City property management.
Maintenance Savings
Imagine not having to change a light bulb for 11 years! No this is not science fiction, this is the reality of LEDs. You average incandescent light is capable of lasting around 1000 hours. LEDs on the other hand have lifespans from 25,000 to 50,000 hours or more. Most current information on LED lifespan indicates that experts really don't know how long the bulbs could last. LEDs don't actually burn out either. The lifespan given for LEDs is measured in the time it takes a bulb to reduce its light output by 30%. This was decided as the point at which an average person would notice a difference and change the bulb. Who exactly can remember how bright a bulb was 11 years ago is beyond me! Also in fluorescent light fixtures an LED does not always require a ballast. This can dramatically cut down on the complexity of the fixture and means you would never be subject to flickering lights, annoying buzzing, and the necessity of replacing a ballast every so often. 
Going Green
Operating a business in as green a manner, whether a Utah property management company or a one property landlord, is beneficial for you, your tenants, and the environment as a whole. As I have shown traditional incandescent bulbs require significantly more energy over the lifespan of the bulb to operate. CLFs also have a reduced energy cost however all fluorescent lights contain mercury and lead, elements that can be very damaging to an individual and the environment and require that bulbs be disposed of at appropriate facilities. LEDs on the other hand do not contain mercury, lead, or other dangerous elements, are almost completely recyclable, last for over a decade and provide efficient lighting for home or business. To find out more about LED lighting you can visit energy.gov or All American LED, a local Utah company specializing in LED lighting.
If you are interested in learning more about Park City property management download our free white page "5 Questions Every Landlord Should Ask Themselves".
Anyone who has owned rental properties has probably asked themselves "Should I Hire A Park City Property Management Company?" at some point. Whether they were struggling to find a new tenant, taking a phone call about leaking pipes in the middle of the night, or having to deal with the unfortunate process of eviction, having a rental property can take up both your time and patience. I have put together a few key points to analyze when asking this question.
1. Do You Live Near The Property?
The Princeton economist Alan Blinder put it best when he said "You can't hammer a nail over the Internet." This simple phrase succinctly explains the problems that can arise from managing a property from a distance. At some point, something will happen that requires direct action to solve. Touring a potential tenant through a property, posting a notice of late rent, and of course maintenance requests are just a few examples of the different tasks carried out in the usual course of managing a property. If you don't live close enough to respond to these and other types of issues in a timely manner then a property management company may be right for you. Along with being able to respond quickly to the needs of your property a quality property manager brings with them comprehensive knowledge of the rental market and housing industry. They will also have important connections within the industry to assure that your property is cared for in the best way possible. Park City property management companies can be a trusted and valued asset in managing your property.
2. Do You Have The Time And How Do You Value It?
Do you have the time to properly manage your rental property? We have established that Park City property management is a hands on enterprise so if you feel that you don't have enough time to devote to the demands of a rental property then consider your alternatives. Murphy's Law definitely applies to property management so if your life is already full with work, family commitments, taking care of your own home, and trying to find a little R&R in between the last thing you need is to fix a leaking sink or chase down some late rent payments. Everyone values their time but I most people don't try to put a dollar amount on that value.
Let me give you an example. Let's assume, on average, managing your property requires 5 hours every month. Those 5 hours can be anything from talking to your tenant about a maintenance call to depositing the rent check into your bank. Let's also assume that you can hire a property manager to do all the things you do, plus some things you either can't or won't, for $100 a month. Now you have a decision to make. You can either hire a property manager at $20/hour to take care of your property, or you can hire yourself to work as a property manager for $20/hour. If you feel that $20/hour is the going rate for your time then a property manager might not be the answer. If not then you have some things to consider.
3. Do You Have Multiple Properties?
If you have purchased more than one investment property you should definitely consider a property manager. Obviously time is a factor in this but the other point to consider is the hiring of an employee. If your investment properties keep you busy to the point that you are thinking about hiring an employee then an easier solution is to hire a Park City property management company. This saves you the necessity of establishing yourself as an employer, hiring and managing employees, and all the legal requirements that go along with this. In several ways outsourcing the management of your investment property to a professional can save you time, provide you with peace of mind, and allow you to pursue the more important aspects of your life.
If you would like to learn more about property management Park City Utah, download our free white page "5 Questions Every Landlord Should Ask Themselves".
Park City property management can become very confusing when examining the legal aspects so I have created these 3 legal tips for landlords that cover issues I commonly see people get wrong. This is not meant to be a long or exhaustive description of the laws surrounding property but rather the basics that a landlord is likely to encounter during the usual management of a rental property. Should you need further information or more specific legal advice you can consult the sources I list at the end of this blog or contact an attorney specializing in property management.
1. Entering A Property
I have seen both extremes when it comes to entering a rental property. From a property owner who manages their own property and will go in whenever they want because "It's my property!", to owners who buy investment property, hire a Park City property management company, and never set foot in their property. Whether entering a property to perform maintenance work, touring a prospective tenant while the property is still occupied, or a general property check there are basic legal guidelines in place. In most instances a landlord is legally obligated to provide a tenant with 24 hour notice before entering a property. A best practice would be contacting a tenant directly and scheduling a time however a notice left on the door will also fulfill this requirement. The only time it is appropriate for a landlord to enter a property without notice is in the event of an emergency. As a landlord you should realize that once a lease is executed you give up the right to enter your property whenever you would like. Respect your tenants and they will respect you and your property.
2. Changing The Locks
How many times have you heard the threat "I'm going to change the locks!" made when
talking about Park City property management? Perhaps you may have even said the same, or at least
thought about it when a tenant is being problematic. If a tenant is not paying rent, is creating a nuisance in the community or engaging in illegal activity on the premises, or if the tenant is damaging the property you may feel it is your right, as a property owner, to change the locks. The truth is locks can only be changed by the landlord in very limited and specific circumstances and a court order must be obtained first. In fact, should you change the locks without a court order a tenant can contact the police and you could end up in a lot of trouble. Most landlords will not contemplate changing the locks without some cause for doing so. In this case the first step a landlord must take is a 3 day notice. This notice can take the form of a 3 day to pay or vacate in the case of unpaid rents or a 3 day to comply or vacate in the instance of behavior that violates the lease agreement. The key for a landlord is quickly posting a notice if your tenant has violated the terms of the lease agreement. At this point a tenant will either realize you are serious and get with the program or if they do not you have begun to take the proper legal steps to get them removed from the property.
3. Handling A Deposit
How quickly do you have to return a tenant's deposit? Is it upon move out? A week after move out? Never? What can and can't you charge a tenant for? These are all good questions to ask yourself when it comes time for a tenant to move out. And if you don't know the answers you should start doing some research. Utah property management law provides for a 30 day window after tenancy ends or within 15 days of receipt of the tenants new address, whichever is later. A tenant can be charged for any damages beyond reasonable wear and tear, cleaning, and other items provided for in the lease. In the event that there is damage above reasonable wear and tear then receipts for all work must be provided to the tenant explaining why this amount was deducted from their deposit.
If you would like more information about property management Park City Utah, download our free white page "5 Questions Every Landlord Should Ask Themselves".