The tenant-landlord relationship can be an interesting one in Park City property management. There is a healthy amount of information a good landlord should know about their tenants but they will not know everything and a tenant is expected to have a reasonable amount of privacy. For example a landlord can't enter a property without notice unless there are some type of emergency circumstances. So today I thought I would write a somewhat humorous post from the perspective of a "tenant in hiding". These tenants know they are breaking the rules and are trying to hide things from their landlords. This unfortunately happens in Park City property management and it is something you should look out for.
- "I never put anything down the garbage disposal." I've heard this excuse more than a few times from a tenant who has called about a disposal not working or a drain that is clogged. And I've found either a variety of items mangled in said disposal or drain lines coated with grease and food particles. One unit in particular vehemently denied ever putting grease down their drain even when we took apart the drain pipe and showed them the thick layer of sludge caked inside the pipes!
- "I never smoke in the property." Some people truly don't smoke in a property, especially if they are light or casual smokers. But when the snow starts falling and the temperature drops am I really supposed to believe that a chain smoking tenant is always going outside for their hourly fix? Smoke damage is expensive to remove in Park City property management so watch out for this one.
- "I don't have any pets." A variation of this is "I only have one dog/cat." Despite the image of a dog friendly community there are few places in Park City property management where a tenant can have a pet. And unfortunately some people abuse the pet policies on a property.
- "My friend is just visiting for a few days." This secret could also come out as "I don't have a roommate." Either way this tenant has an unauthorized person living in the property. You want to avoid this if at all possible as you don't know anything about this person and you may not want them living in your property.
- "I'll bring in my rent check by the end of the week." Sometimes this works and sometimes it doesn't In either case having to track down delinquent tenants is a pain in the butt for anyone in Park City property management. Be prompt with your notices, enforce late fees and toe the line with your tenants.
- "I have a few friends coming over." Of course this implies that your tenant tells you they are having a small get together in the first place. Most people are pretty respectful when it comes to their neighbors and having a small party. But if parties seem to happen with alarming frequency it might be time to find new tenants
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.
A happy tenant is a tenant who stays. This could almost serve as a mantra for Park City property management. Now this doesn't mean we cater to every tenant's whim, some people just can never be pleased. If you are wondering how to separate the great tenants from the difficult ones check out my post "Park City Property Management: 10 Warning Signs When Finding Tenants". But for the sake of today's blog let's assume you've got great tenants, your long term rentals in Park City are being well cared for and rent is at or above the market rate. Basically things are good and you want them to stay that way. So how do you keep a tenant happy? Here are some tips I've shared with others or learned from landlords.
Handling A Problem
I recently had some friends who own a rental property ask me a question. The fridge in their condo had gone out and the tenant's food had spoiled. The fridge simply broke, there was no negligence on the part of the property owner and they fixed the fridge in a timely manner. But as you know food can go bad quickly and the tenant was upset and wanting some compensation for the lost food. My friend was inquiring what, if any, legal obligation he had to provide some compensation for the spoiled food. The short answer I gave them was no, in Park City property management the landlord is not under any obligation to cover the cost of food that spoiled through no fault of the landlord. But the long answer is a little more tricky. I told them that they should consider whether the current tenants have been good tenants, if they are wanting to keep them in the property, and if they are interested in maintaining a good relationship. Because even $100 reduced rent as compensation for the food is significantly less expensive than a tenant moving out at the end of a lease because they are unhappy with you and the property. Factor in costs to return the property to rentable condition, marketing and touring new tenants, and of course the biggest cost of vacancy. When looked at from that angle it is well worth it to keep good tenants happy and take a little less rent for one month.
Tenant Rewards
My brother had a single family rental for a number of years. He had the same tenants the entire time and one of the reasons were his "tenant appreciation nights". My brother would randomly stop by every so often with a case of beer for his tenants. Now they weren't partiers. They took care of the property, paid on time, and there were never any complaints. But the tenants go a kick out of it, my brother got to keep an eye on his property, and everyone was happy. A case of beer is pretty inexpensive and the time commitment from my brother was pretty minimal. But from this simple tenant rewards he never had any vacancy over the course of a few years. When you look at it in those terms it just makes sense to show a little appreciation to your tenants in whatever form you think works best for them. In my own rental property we usually do a little holiday gift for my tenants and they are very appreciative. They have been there several years and have no intentions of moving. Simple things like this can really help your tenant relations in Park City property management. And good tenant relations translates into happy tenants, less vacancy and better maintained properties.
If you would like more information on how to retain 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.
When it comes to screening potential tenants in Park City property management you need to use every tool at your disposal. You have probably invested a significant amount of time and money into being a landlord and owning a long term rental in Park City. You want to make sure that you are taking the right steps so you don't end up with a problem down the road. If you would like some information on basic tenant screening check out "Tenant Screening Tips For Park City Property Management." This will get you started in the right direction when it comes to selecting tenants and placing them into your rental property.
If you've already got an application process in place but are just looking for a few extra methods of determining the suitability of a tenant then take a look at this list I've compiled. While any one of these items taken on their own may not be enough to disqualify a person if you have a few of these come up during the application process it may be time to look elsewhere.
- Asks about getting out of the lease early before the lease is even signed. This can be an even bigger warning sign of you are starting a year lease in November/December as this person may want to bail at the end of the ski season. You don't want to rent to someone who is already looking to move again.
- Lying on an application. Be up front that you are going to run a background check. If something comes up on the check that they didn't disclose you could be in trouble. Also lying about things like pets, number of people that will be living in the property, etc. are all problems in Park City property management.
- Complains about the property before even moving in. You don't want to rent to someone who doesn't want to live there! Having a few items that need to be addressed during move in is fairly standard. But if a prospective tenant is already unhappy with the property you could end up with a year's worth of headaches.
- Can't keep an appointment or show up on time. If they can't make it to a showing in time they might not be all that interested in paying rent on time either. You don't want to spend the next year chasing down rent checks.
- Asking if they can pay full rent or deposit after moving in rather then up front. An inability to pay rent or deposit is not good and starting off being unable to do so is also a big warning when it comes to Park City property management.
- If they appear to be intoxicated, high, etc. You really don't want to rent to a person who attempts to do normal activities under the influence of any type of substance.
- If they are first-time tenants who have just moved from home. Again nothing on this list by itself could disqualify a person but you also don't want your long term rentals in Park City to turn into a party house either. Check all references and maybe get mom or dad to cosign.
- If their current landlord has problems with them or if they have problems with their current landlord. This situation deserves a little detective work if the tenants seem otherwise great. I have seen it go both ways and you should use your best judgment in Park City property management.
- They reek of cigarette smoke and you do not want to rent to a smoker. They may say they will never smoke in the property but they will most certainly be in the property along with all their person effects that smell like smoke. And on those cold, snowy winter nights when they need a smoke who knows if they will actually go outside.
- They own a lot of vehicles. You don't want your property looking like a parking lot.
If you would like more information on how to screen 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.
Problems happen in Park City property management, it is a fact of the business. Some things cannot not be avoided, like a surprise leak in a water heater, but many problems that you encounter in managing long term rentals in Park City are related to the behavior of either a tenant or a landlord. And while you can't always make another person change you are in control of your own actions in any situation you encounter in Park City property management. So for today I have created a list of 8 things that by doing or not doing you can make your life a lot more difficult. These are just a few tips and tricks that I feel help make a property management operation run smoother and hopefully will help you out.
- Not Communicating: Maybe you don't want to be bothered. Maybe you are busy. Maybe you just don't care. But if your tenant calls you with something that requires a response waiting a few days or not calling them back ever is unacceptable. Many small problems can easily become big problems if they are neglected rather than dealt with promptly. I'm not saying you need to be available 24-7 but if your tenant has a question or concern you should get back to them as quickly as is reasonably possible.
- Don't Maintain The Property: Maybe your tenant calls with a minor maintenance item. You are busy or not interested in fixing it so you let it go. Or after a tenant moves out you get the place cleaned and do little else. Unfortunately properties require maintenance, it is no different for Park City property management than anywhere else. Not attending to small maintenance items can cause them to turn into big maintenance items. And not doing preventative maintenance regularly can lead to costly repairs down the road.
- Have Your Buddy Take Care Of The Place: Maybe you used to live in the property but have had to move away. So you ask a buddy who lives nearby to help you take care of the place. He's a good friend and you want to make as much money as possible on your rental so you aren't paying him. Bad idea. Even the best of friends are going to put your rental property as their first priority. Your buddy isn't going to have any of the proper insurance or licensing and probably not any of the skills or knowledge necessary to manage a rental property.
- Don't Charge A Late Fee: If you never charge a late fee chances are you tenant will pay late. Some tenants are on the ball and always pay their bills on time. But some need that motivation provided by a late charge to keep them on time. You may need to do it only once but doing so is significantly better than chasing down a rent check in Park City property management.
- Refuse To Rent To Any Protected Class: In last Friday's blog titled "Questions You Can't Ask In Park City Property Management" I went through all of the different protected classes found in Fair Housing laws and types of questions you shouldn't ask regarding them. If you catch yourself not renting to any of these classes in a discriminatory manner you could find yourself in a lot of trouble. The simple answer is don't do it.
- Not Using Proper Notices: If you aren't using a proper notice for late payment, eviction, entering a property, etc. you are doing it wrong. A tenant has certain rights to a property and you can't just enter without either using a proper notice or obtaining permission first.
- Not Using A State-Specific Lease: Something you pulled of Google is better than nothing. If you aren't even using a lease then start ASAP. But even better find a lease that is written for your state. Each state has specifics and for Park City property management you need a lease to match them.
- Changing The Locks: You want your tenant out so you just change the locks. Simple, easy, done. Wrong! First it is illegal, second there is a specific process you need to go through in order to prevail in an eviction proceeding in court. Always do things the right way.
If you would like more information or tips on good practices, 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.
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.
Sometimes Park City property management is a great business to work in. You are providing a valuable service in the form of long term rentals in Park City. There is a good clientele of families and working professionals who are in need of this valuable service. For the most part people are happy to live in this area and are generally decent, understanding people who pay rent on time and follow the rules. But sometimes there are problems. Obviously maintenance requests and the like happen from time to time but every now and then you will run into an instance where two parties are in dispute and you as the Park City property management person are in stuck in the middle. Here are some tips that I have found to be effective when you find yourself in this situation.
1. Listen
In order to properly understand what the source of conflict between the two parties is the first thing you need to do is listen. Even having a person to vent to can help alleviate a situation. Let a person talk and don't interrupt them unless you need clarification on a certain point. Allowing a person to speak and express themselves is important in this stage of resolving the conflict. The ability to listen is key for Park City property management.
2. Investigate
Before coming to a conclusion about a complaint you receive you should do some investigating. If the complaint involves another party talk to the people the complaint is about. Perhaps they are unaware they are doing something that is causing a problem. They may make an immediate effort to change which solves the problem entirely. Of perhaps they are resistant to change and feel they are the ones who have been slighted. You may find yourself back at step one with the second party but you need to have both sides before you can make an effective decision.
3. Be Neutral
It is very easy, when listening to two sides of the same argument to become biased to one point of view. Perhaps a resident is complaining about his neighbor's children making a lot of noise. If you yourself have children you are probably aware that children can at times be noisy and there isn't always something you can do about it. But that does not invalidate the concerns of the complaining party. Try to be a non-judgmental middle man in these situations, it is the best route for Park City property management.
4. Work Towards Compromise
Not everyone gets exactly what they want out of a dispute. Look for the areas where the two parties are willing to compromise and where they are not. Even if people are adamant that they are not at fault ask them to give a little to reach a resolution. I've had people argue until they are blue in the face that they are not doing anything wrong and I've still asked them to make an effort at change. Compromise is your goal for Park City property management.
If you would like more informative tips on conflict resolution, 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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The life blood for any landlord in Park City property management is a quality tenant who pays rent on time and takes care of your property. Perhaps you purchased this property purely as an investment and are looking to keep it consistently occupied. Or maybe you plan to later use the property as a vacation home, relocate to the area or even retire and move into the property. Either way you are looking to cover your costs generate a little money through your investment. With any property repairs will come and go, they are an expected necessity and should be planned for. But one thing that kills property management in Park City faster than anything else is vacancy. So what can you do to keep your Park City long term rentals full and your tenants happy? Let's take a look at a few things that can help you keep your tenants. This isn't anything new or fancy, just some planning and leg work that will help you achieve better results. If you feel you aren't up for this kind of work the best thing you can do is hire a competent Park City property management company. They will handle all this work for you for a nominal fee and allow you to put your time and energy into other endeavors.
Plan Ahead
Don't wait for your tenant to either decide to stay or move out at the end of the lease, contact them before it expires! At CC Realty we typically contact a tenant at least 60 days before their lease expires and offer them renewal terms. This lets them know that we want them to stay and can open a dialogue about renewing. Sometimes this opens you up to some complaints or criticisms. Perhaps the tenant is contemplating moving due to some issue with the property. By contacting the tenant before the lease expires you will have a chance to address any issues and hopefully retain the tenant. I've had a number of tenants that ask for small concessions for renewing a lease like having the carpets cleaned or some nagging repair work taken care of. This cost is typically small and always significantly less than the cost of turning over a condo, vacancy and finding a new tenant. I've also found that this can be an opportunity to build stronger tenant and landlord relationships. I can think of a few instances where a complaint was brought up during the renewal process, we were able to resolve the issue and the tenants ended up staying on for several more years. Renewals from great tenants are one of the best things you can have in Park City property management.
Incentives
Other options for keeping a tenant who is on the fence about moving include offering different incentives. This could be a discount on rent for a month, hiring a professional cleaner, upgrade the property appliances, carpet or flooring. I'm not suggesting gold-plated fixtures and marble floors, but reasonable upgrades that make a Park City long term rental more attractive to live in can save you from having vacancy and turnover. Small things can go a long way towards that great relationship that results in longer tenancy and satisfied renters.
If you would like more information on tips for keeping 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.
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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