How To Screen Potential Tenants

Are you offering too many amenities at your rental property to make it look attractive to a potential renter?

The implied warranty of habitability  requires you provide renters with safe, livable accommodations. The rental must have heat, hot and cold running water, working electricity, and a method for disposing of trash. Apart from that, anything else you provide is a bonus.

You might be surprised to know this includes appliances. All appliances, except the water heater, which landlords are required to provide by law, are considered amenities. But certain appliances, such as a stove and refrigerator, will make the rental more attractive.

Consider avoiding items that might create maintenance or liability problems, things that outweigh their benefit to renters and don’t add value to the rental. Here are items you may not want to have at your rental property.

1. Trash compactor

With an average life expectancy of only 6 years , a trash compactor’s sole function is to turn several bags of trash into one big, heavy one. It can’t handle glass, metal, or plastic. And because it gets emptied infrequently, food scraps have plenty of time to turn into smelly ant magnets. The alcove it occupies would serve renters better as extra storage space.

2. Dishwasher

Dishwashers don’t last much longer than trash compactors, on average. They are arguably more utilitarian, but most people can do without one. Save water, electricity, and money — and avoid maintenance headaches — by turning the dishwasher alcove into storage space too.

3. Ice maker

The convenience of not having to fill ice trays with water and put them in the freezer doesn’t justify the problems you’ll have if someone moves the refrigerator and the water connection leaks. If you supply a refrigerator that has an ice maker, consider leaving it disconnected. Better yet, provide a refrigerator that doesn’t have an ice maker.

4. Garbage disposal

Garbage disposals are useful, and they aren’t that expensive to repair or replace, but they may be behind more maintenance calls than any other appliance. Think carefully before supplying one at your rental, especially if children live there.

5. Trampolines

Some parents won’t even let their children play on a trampoline, but those that do should buy their own. Even that small trampoline you use to tighten your abs is a potential hazard for kids. Take it out of the garage or basement, and put it in storage or donate it to your local gym before renters move in.

6. Swing sets

Kids love swings, but it’s safer for you if they use the ones at the local park. The possibility of injuries is your main concern, but you should also think about how difficult it is to maintain the lawn around a swing set. It’s best to avoid swinging chairs on the porch as well. They can break.

7. Pools

Inflatable pools need to be refilled often, or they quickly become unsanitary. It takes 810 gallons of water to fill a 6-by-6-foot wading pool to a depth of 3 feet. That’s roughly the amount of water the average household  uses in 10 days.

A note about in-ground pools: If your rental property already has a pool, you probably aren’t going to take it out. You might consider covering it and keeping the gate locked, however, for the following reasons:

• Maintenance is expensive, and the pool pump uses energy.
• A poorly-maintained pool is unsanitary. It’s an eyesore and could earn you a visit from the local health authorities.
• Pools are hazardous for small children.

If you do have a in-ground swimming pool at one of your rental properties, you may want to use a wavier form similar to this "Swimming Pool Wavier". Check with your real estate attorney for what the local and state requirements are.

8. Bi-fold doors

These lightweight doors are great for closets with oversized openings, but they are fragile — especially the hardware. The overhead gliders tend to come unseated, and while the repair isn’t difficult, you might be the one who has to fit it into your busy schedule. Consider by-pass doors as an alternative.

9. Screen doors

Lightweight screen doors are fragile, and wooden ones tend to warp in the weather. The virtual inevitability of children or pets poking holes in the screen adds to their undesirability in a rental. Storm doors are a sturdier alternative.

10. Flooring

The best floor coverings for rentals are those that are durable, waterproof, and mold resistant. Hardwood, laminates, vinyl, and ceramic tiles all fit the bill. Carpeting, however, is a problem item, and you shouldn’t include it in a rental unless it’s already there and removing it would be even more problematic.

Carpeting muffles noise, which is a great advantage in a multi-family unit. It also adds insulation and makes a room cozier. But these drawbacks outweigh the benefits:

• Mold loves to grow in carpeting, especially heavy-pile shag rugs.
• Spills and pet accidents often produce permanent stains.
• Direct sunlight fades the color, so carpets are a poor choice for rooms with lots of windows.

If the rental has a functional hardwood or laminate floor, renters can always lay their own rugs or carpets. They may even appreciate the opportunity to add their own design touch to their living space.

Once renters occupy your property, you have limited control over the way they treat it. To keep your repair responsibilities and expenses to a minimum, it’s best to opt for durable furnishings over flashier and more sumptuous — but more fragile — ones. 

For the first time in a long time, the housing market is healthy. Home sales are brisk. Sellers are competing for buyers. In some cases, it can be a bit of a jungle out there, so having an edge matters.

That’s where staging comes in. Staging is a strategic marketing tool designed to show a property in its best possible light. Professional stagers and many realtors believe in the power of this technique no matter the market — potential buyers can see all the possibilities and sellers can get top-dollar and a quicker sale.

According to the Real Estate Staging Association , professionally listed staged properties simply look better; spend 73 percent less time on the market; typically sell for more money; end up on buyers’ “must see” lists; are viewed as “well-maintained;” and have fewer concessions requested of the seller.

Individual stagers set their own fees, but a typical staging cost is about $2,500. It should be considered a cost of doing business or an investment that sellers might recoup when the house sells.

Would staging help you sell your house? Put yourself in the shoes of a potential buyer. Given about the same location and asking price, if House X is clutter-free, clean, updated and nicely decorated, and House Y down the street isn’t any of the three, which house do you think has a better chance of selling? It might come down to a simple gut feeling on the part of the buyers.

Ann Holloway a realtor in Corona, California. Much of her work is done in Riverside County as well as the desert communities.

“Staging is marketing. You want your house to stand out in a crowd,” said Holloway, who retired from the military before embarking on her new career. She is also a wife and mother of four children. She likes order. And she says she has the objective buyers’ eye that a homeowner may not.

“I always tell my clients, think about when you first walked into your house,” she said. “What struck you and convinced you to buy the house? What did you notice? Think about that and that will help you, but sometimes you need someone else looking at it. I take what I do seriously. This is my job, but I am also honored that someone trusts me enough to help them.

Chelsea Haynes of More Interior Design in Las Vegas, Nevada says it also helps sellers accept the idea they have decided to sell.

“Once you’ve decided to sell your home, you have to start detaching from it, which can be difficult to do. That’s where I come in,” Haynes said. “You have to start looking at your home as a commodity. You have to decide whether you just want the house sold or do you want the possibility of selling it faster and for more money? It really doesn’t matter what the market is like. Statistics prove that staging a house works.”

Haynes has some accessories, plants, towels and lighting fixtures of her own that she uses, but for the most part, she rents furnishings. Some homes have too much furniture or it is outdated and no longer fits the style of the houses. Others have too many things all over the place that serve no purpose and simply come across as clutter. The goal, she said, is to have the house look move-in ready.

Haynes’s own experiences have been helpful. Early in her marriage, the family moved six times in 10 years.

“We lived in a Texas tract home and I went to see the model home for that tract. I copied what they did,” she said. “I’ve always liked interior decorating and now I enjoy the best of both worlds, staging and decorating. Very few people live in their house the way they would have to do to show it. I tell people what they might not want to hear, but need to hear.”

Selling a house involves marketing, merchandising, psychology and design, she said.

A house that “shows” well and is priced well will sell, and sell quickly, according to the experts. And timing can be everything. First impressions count, even from the moment a potential buyer drives up to a house. When a house first goes on the market, it usually receives a lot of interest from real estate agents and the buying public. That’s the time to strike. Once that first wave of interest passes, time can become an enemy for a seller.

Homeowner Cindy Wilson said staging has been a dream, which she hopes will translate to a quick and profitable sale for her 1,000-square-foot home in Monrovia, California. The asking price for the three-bedroom, one-bathroom Craftsman bungalow is $769,000. The house has been on the market for a couple weeks, but Wilson said she’s still glad it was staged.

“In putting our home up for sale, we were looking for ways to enhance the potential out of our little house,” said Wilson. “It is a cozy home built in 1896 with little rooms and a slightly awkward floor plan. We have rented it over the last eight years and have found that tenants fall in love with the place. We hoped that staging the home would help others see how cozy the house can be.”

She hired Haynes to work her magic in the vacant house.

“Vacant houses take twice as long to sell,” Haynes said. “Many people think that an empty room lets potential buyers see what the room could look like, but empty rooms actually make the space look smaller.”

She brought in room furniture to match the charm of the home.

“What you want to do is eliminate as many of the negatives as possible and point out all the good things, all the possibilities, about a house,” she said.

Within a matter of days, Wilson said Haynes was able to work her magic on the unique house.

“She filled each room in the house with comfort and style,” Wilson said. “Besides the beautiful furniture, she added many special touches like books, candles and pictures on the walls. We are very happy with the result.”

We're located in Cheyenne, Wyoming and it’s starting to get colder outside, its also starting to get dark sooner, all signs that good old winter is coming! We may not like it but as a landlords, we must protect our assets so they will remain profitable assets for years to come. 

Our guidelines will help you perform the needed maintenance to protect your rental properties from the cold, wet, wind and ice of the season. Completing these tasks will save you time and money from costly damage during the winter months.

Exterior Maintenance

Inspect roof and clean out gutters

Stop leaks at the source by checking your roof for broken shingles or holes. Replace problem areas and seal with watertight caulk. While you’re up there, scoop out leaves and debris from the gutters. Checkout how to perform this work properly and safely by going “ HERE ”

Winterize exterior faucets and sprinkler systems

Insulate outdoor faucets with foam or towels held tight with a bungee cord. Drain water from irrigation  or sprinkler systems and garden hoses to prevent freezing and cracking.

Check snow and ice removal tools

Make sure you have the necessary supplies to keep your properties safe, including salt for making sidewalks and paths walkable and a snowblower or shovel for clearing driveways.

Secure snow-removal services

Sometimes a shovel isn’t enough: If you live in an area that generally gets a lot of snow, line up a plow service. Look for a service that lets you pay as you go in case you don’t get the expected snowfall.

Landscaping

Fertilize grass and mulch beds

Mow and de-thatch your lawn with a rake, aerate and fertilize. Apply fertilizer  to beds as well, and then spread mulch. Water well to get the fertilizer into the soil to do its work. This is a good time to plant spring bulbs, like tulips and hyacinths, for added appeal,

Trim flowers, plants and trees

Cut back dead flowers and seed heads, and prune bushes and plants. Be on the lookout for trees that need trimming. Remove dead branches, and take out unstable trees.

Check the water drainage in your yard

Check outside areas for disconnected drain spouts and landscaping that slopes toward your foundation. Add sand or gravel to improve draining in low areas.

Interior

Check window and door seals

Check for drafts and air leaks to prevent heat escaping and cold air coming in. Caulk over trouble areas or call in a professional to replace a window or two if they are beyond repair.

Make sure the furnace is working (and replace filters)

Replace furnace filters , and check the connection between the furnace and the thermostat.

Clean out air ducts

Hire an HVAC professional to use negative pressure to clean out your ducts at least once a year.

Have your fireplace and chimney checked

If your properties have fireplaces, check for buildup and make sure the damper and flue are functioning properly. If needed, call a professional chimney sweep to come and clear soot and creosote to avoid accidental fires.

Replace batteries in smoke and carbon monoxide detectors

Make sure your smoke and carbon monoxide detectors are in tip-top shape by replacing the batteries every six months and testing them monthly.

Check your dryer to prevent fire

If you provide washers and dryers for your tenants, now’s a good time to clear lint. Check the dryer’s lint trap and ductwork, and clean out any built-up lint or debris.  

Wrap pipes to prevent freezing

If you have pipes in chilly basements, exposed crawlspaces or accessible attics, insulate them with foam covers or towels.

Add insulation to the attic and basement

Add extra insulation to your attic ceiling and basement walls. You can use traditional insulation or spray-foam that acts as an instant barrier against freezing temperatures.

Summary

As a landlord, you must be diligent in the maintenance of your properties because the rental units that you own represents a portion of your financial future. Its all about cashflow and the less repair work that you’ll have to do on your properties, the greater your returns. We’re not advocating that repair work is avoidable but unnecessary ones are, if you do a good job with your maintenance work.  

On the other side of the spectrum, we work with many property owners throughout the United States who own rental properties in environments that are not as harsh as those located in the midwest and east coast. Buying Nevada Houses a Las Vegas home buyer  located in Las Vegas, Nevada told us that the rental properties that they own are really tested during the harsh summer temperatures.