PropertyManagementMaven: June 2008

23 Move-Outs since 6/20 and HALF were left "MOVE IN" Ready!!!

I am so pleased that out of 23 move-outs since Friday, June 20th, 5 of the properties were PERFECT * even to there being full toilet paper rolls in each bath....

My leases expire at noon on 3rd Friday of June, July or August....I allow 7 to 10 days for "make ready" down time between residents....5 of my properties were left in PERFECT condition.  When I did the check-out inspection absolutely NOTHING needed to be done prior to the new residents moving in.

Normally, I leave the property keys under the front door mat the day before the lease starts for new residents (I've already collected the FMR and SD with the lease signing).  At the same time, I install Citrus Magic odor absorbing cannisters over the refrigerator, in each bath, in the master closet and laundry room.  I also install a new full roll of toilet paper in each bath (Scotts Septic Safe) and place a new door mat at the front door and rotate any mat at the front door to the back/garage entry.

In most cases, the departing residents used the house cleaning and carpet cleaning services I recommended * they scheduled early and worked back on their move-out scheduling.  When these services know that the property is under my management, they take special care and often call me to let me know if there is a problem with their cleaning, they'll go back and fix it before the next residents arrive.

Next year, I will add the contact information my regular yard service as some yards needed attention with overgrown scrubs/bushes and weeds in the mulch I had put down in the spring.

Two properties had leaks from the second floor bathrooms - inattention to the jacuzzi jets and leaking hand held shower heads * so while the leaks were repaired when the residents reported the damage, I planned on repairing the first floor ceilings once the residents had departed.  Repainting a ceiling with a bright white in contrast to walls REALLY brightens up a room - I take new pictures after this painting is done.

To counter the potential for lost ceiling fan remotes, I am having newly installed ceiling fans re-wired to a reostat wall switch.  I am also installing high-end Pella storm doors where possible.  They really dress up the front of the property and help tenants with energy costs in summer and winter.  Storm doors also assist in protecting the door finish and cut down on repainting/restaining expense.

All-in-all - I am very pleased with the condition of these properties and my owners are VERY pleased at the increased rent I'll be able to get for them for the next 12 or 24 months!!!

 

 Wallace S. Gibson, CPM * GIBSON MANAGEMENT GROUP, Ltd.

LandlordWhisperer

View our available Charlottesville, Albemarle and Lake Monticello rental homes online with photos and floor plans


"...to be a Virginian, either by Birth, Marriage, Adoption, or even on one's Mother's side, is an Introduction to any State in the Union, a Passport to any Foreign Country, and a Benediction from the Almighty God...." Anonymous

 

Comment balloon 3 commentsWallace S. Gibson, CPM • June 28 2008 02:51PM
23 Move-Outs since 6/20 and HALF were left "MOVE IN" Ready!…
share
I am so pleased that out of 23 move-outs since Friday, June 20th, 5 of the properties were PERFECT * even to there being full toilet paper rolls in each bath… My leases expire at noon on 3rd Friday of June, July or August… I allow 7 to 10… more
Gas is $4+/gal * Prescreening is REALLY Important!!!
share
Area Craigslist rental listings are slowly dwendling, homes are renting FAST and prescreening is even MORE important with gas at $4+/gallon. I can tell more and more landlords are pre-screening caller/applicants. Prospects when they call ALREADY… more
Property Managers are RICH, RICH, RICH… Part 2
share
Jerry did not allow comments on his blog… SOOOOOOoooooo IREM (Institute of Real Estate Management) does a study on property management salaries and publishes it to members and to the public. This information is NOT for on-site/resident… more
Area Rental Season in HIGH GEAR * Bring on the TENANTS!!!
share
While Central Virginia Realtors are bemoaning no buyers for their lisings, the local rental market for SFRs * single family homes * is BRISK. Schools are out for the summer and altough gas prices are now at $4/gal locally, people are moving into the… more
Why don't more Property Managers post listings on local MLS?
share
There are many reasons property managers don't post their listings on their local MLS. 1) Many MLS systems don't even HAVE a rental section of their MLS. I did not know this until I took a 2-day class from my website provider in AZ last Sept… more
The "shadow rental market" * its effecting home rentals in…
share
It's happening already in our area. It usually takes until mid to late July for property owners with unsold homes to realize they need to RENT their home when they move… this is known as the "shadow rental market". For the last 2… more
HOA "NAZI" Can Cost ALL Owners $$$$
share
One of the main reasons I have not suggested purchasing condos as investments has been the tendancy to have self-managed board of directors cost ALL owners money. A few Sundays ago, I was at my office when I received a phone call on one of my rental… more
They make us the HEROS… Who is on your "management" team?
share
With my summer move-in/move-outs a week or so away, I'm alerting the vendors and service personnel on my management team about my upcoming needs for their services 1) I have a Class B LICENSED contractor that I use for painting, repairs,… more
Spotting PITA CLIENTS comes with experience and wisdom… Part 1
share
It took me a long time to realize how much PITA (Pain In The A-S) tenants and CLIENTS cost me in time and energy to deal. I've started 2 property management firms from scratch… while starting the FIRST one in NoCA 20+ years ago, I took any… more