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What Can You Do With Abandoned Tenant Property

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It is not uncommon for a tenant to move out and leave behind a considerable amount of their belongings. There are many horror stories about irresponsible tenants leaving a property in less than ideal condition. While some tenants just leave large amounts of garbage others have left behind things like clothing, furniture, unforwarded mail, and more. Sometimes it’s hard to tell that they even actually moved out.  What Can You Do With Abandoned Tenant Property

The natural response of a landlord faced with left behind tenant property is frustration and a desire to fill up a truck and haul it all off to the dump. Unfortunately, this could lead to legal problems should the tenant return and wonder where their belongings are. The best way to deal with left behind tenant property is to know the state laws. Most state laws require a landlord or property manager to follow a series of required steps to document and control access to anything left behind.  When the proper legal steps and precautions are taken a landlord can safely and confidently dispose of left behind items on their property.  

Related: What to do with property after a divorce?

Laws about how to properly handle left behind tenant property differ from state to state, and can even differ from county to county; so it is hugely important to know the exact laws for the location of each property you own. Here are the general steps to take when dealing with left behind property. 

  1. Ensure that you have control over access to the left behind items. Recover all keys, garage door openers, or change the locks to the rental. Some areas allow personal belongings to be stored in a secure storage unit while others require them to be left as they were on the property. The one thing you do not want to happen is allow the possibility for someone to steal the left behind items as you can face civil and criminal charges.  
  2. When the belongings are secure, you now want to document every item left behind. The best way to do this is to make a detailed video or take photos of every space and make a detailed written list of every item left behind.  
  3. Once you know it is ok to legally move anything left behind it is a smart idea to call in a neutral person to act as a witness to prove that everything was handled properly and without ill intent or theft.  
  4. Another great step to take is to notify the tenant that property was left behind if you have contact information. The best way to inform them is in writing so you can retain a copy and have the most solid proof that you did inform the tenant that they left something behind and how they can go about retrieving it.  
  5. In many areas if you have gone through all of the former steps and the tenant has not attempted to retrieve their belongings it is ok to sell or dispose of the property. Again make sure you know the laws of the land.  

Dealing with left behind property can be very time consuming and even expensive. A great way to deal with left behind property is to hire a property manager, they will have in-depth knowledge of local laws and know what steps to take to properly take care of left behind tenant property. This will save you stress and time and help avoid costly legal battles.  

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Using a Property Manager Tenants Actually Want to Work With

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A quality property manager can help make being a landlord much less stressful. There are a number of benefits and reasons for hiring a top-notch property manager to oversee your rental.

Using a Property Manager Tenants Actually Want to Work With

One aspect of property management is finding and retaining quality renters. To do this a great property manager will build rapport with current tenants. Building strong relationships with tenants helps to create a positive culture and results in benefitting all parties of the contract.

If you have a rental property and just don’t have much time for more than collecting rent and making mandatory repairs it could be increasingly beneficial to hire a property manager. The property manager will be able to care for your renters and help them feel more comfortable in your home fostering an even more welcoming situation that may keep renters in your property longer.

The key to building a relationship between the property manager and tenants is availability. A property manager that is available to answer questions and help remedy any problems if needed is one a renter will want to work with.

The easiest way for a property manager to make themselves available to tenants is with communication that they are available to answer any questions they may have and providing the tenant with ample contact information.

Property managers that are available through more than one means of contact help to ensure renters they will not be hard to get a hold of. For this reason, many of the top property management companies will provide a phone number as well as an email and sometimes even a website they can leave a message or comment on.

When renters have an easy way to pay rent and access to an easy way to make maintenance requests they also feel valued and may even live there for a longer period of time.

Some tenants may be a little harder to keep communication lines open with and an experienced property manager knows this and is proactive to keep communication flowing starting with the time of move in. By checking in with the renter to see of they got settled in ok and periodically emailing or messaging a tenant just to check in and encouraging the tenant that it is okay to contact property management anytime with a need,  you can gain great trust.

When your tenets have a good relationship with your property manager, they will be more satisfied with living in your property which translates to better tenants. For a property manager you can trust contact Helen Miltiades Realty today.

 

Hiring a Quality Property Manager for Single-Family Rentals

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Hiring a Quality Property Manager for Single-Family RentalsHiring a great property manager is a good option to help you take care of investment properties when you don’t have the time or would like to be as hands off as possible with your rentals. The right property manager can help to protect your investment while achieving reduced vacancy time and consequently increase income. They will bring in quality tenants with a strong screening process and oversee maintenance issues. The ideal property manager will make your role as a landlord much easier.

How do you find this quality property manager? Here are some things to look for:

  1. Your manager should be located close to your rentals. The property manager will need to be able to address maintenance issues or emergencies in a timely manner. If your property manager is within 10 minutes of your property you are set. If you have multiple properties in several locations consider a manager with different offices.
  2. They should inspect the property on a monthly basis. When a property is occupied this will, of course, be an external inspection to help ensure the property is being well maintained. An unoccupied property would include interior inspections and preservation measures to keep the home ready for a quick renter move in.
  3. Make sure your property manager is certified. This will help to assure that the manager knows the laws and regulations in the city that your property is in and is well trained in property management. There are two companies that provide certification, the National Association of Rental Property Managers and the Institute  of Real Estate Management. These organizations also provide courses to keep property managers well educated and up-to-date in their field.
  4. Use a manager that uses technology designed for more efficient managing. In addition to having the proper tools to perform a top level service, they should have a great web presence with great search engine optimization so tenants searching for properties online will find the postings listed by your manager first.
  5. Ask how many properties they are currently managing. You want to know they have ample experience ,but that they also won’t be overloaded taking on another property.
  6. Ask about their fees and have set expectations clearly communicated for how fees of tenants are managed. For example setting aside income from renters for maintenance and switch over costs.
  7. Ask about their tenant screening process. If you have a screening protocol you want  for your property a quality manager will be willing to adjust their usual practices for you. Another great thing to find out is their turnover rate in the properties they currently manage, it will help give you an idea of their ability to find quality tenants.
  8. Interview more than one property manager. Make sure you are getting the best fit for your hard earned investments.

Leaving your investment properties in the hands of a full-service manager is entrusting someone with a lot. Don’t be quick to hire just anyone. I provide quality rental management services in Savannah. Give me a call today. 

 

Tips for Taking Care of Rental Property Maintenance

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Owning a rental property comes with the task of making sure your property is in top shape. This is one of the biggest tasks of investment in residential properties, as a landlord, you are responsible for keeping your properties safe and in good condition according to code in the area that the property is in.

Here are some great tips for staying on top of rental property maintenance:  Tips for Taking Care of Rental Property Maintenance

  • Clearly Communicate Upkeep Responsibilities

The best maintenance plans begin with the rental agreement. Spell out the responsibilities of care for the property as thoroughly as possible. Communicate in simple terms what duties the tenant is responsible for performing to take care of the property and what maintenance you will provide as the landlord before the tenant is permitted to move in. Generally, a tenant is expected to care for day to day upkeep such as yard work, trash, daily chores/general cleaning, changing light bulb and the like. Landlords are responsible for larger maintenance and upkeep of the property like structural damage not caused by tenant, plumbing, heating , electrical, etc.

Another good thing to communicate on paper is an emergency procedure. Which phone number a tenant can call for any repairs that need immediate attention and a general timeline of what they can expect to have things done.

It is always good to keep open communication with your tenant even if it is just to tell then you are working on resolving the issue and you will give them more information as soon as you know it. If you give a phone number to call, answer the phone and respond to messages promptly. Open communication not only benefits your tenant it helps keep the relationship between renter and landlord healthy and encourages them to report needed repairs promptly and that helps keep the property in its best shape.

  • Document the Condition of the Property Before Move- In

Take several photos or a video of your rental before the tenant moves in. Use a move-in/move out checklist to help you remember each task that should be done to get the property ready for occupation. Note dates of when things are performed. These things will help to protect you in damage disputes should there be any.

Include the expected condition of the property upon move out to receive the deposit back as part of the rental agreement. Clearly state things that will be deducted from deposit money should they occur.

  • Easy  to Maintain Garden

Keep the flower beds and landscape of the property simple. Even if you have a tenant that loves yard work it is just easy on you and them to keep plants and shrubs in the yard that are not high maintenance.

  • Make a Preventative Maintenance Schedule

Visit the property every few months to check on the state of the home and things that should be cleaned or worked on every so often to keep them in optimal running condition. The more preventative maintenance that is performed the better chance you have of keeping large emergency repairs at bay. Every item in a home has a lifespan. Planning around this and doing whatever you can to keep things in top condition and to get the most life out of each item as possible could save you a good chunk of cash.

Read More: It’s a Good Time to Be a Landlord

Is is also a good idea to include a reporting clause in the rental agreement that states a renter must notify you of any needed repairs in a timely manner before they become larger issues or face a fine.

  • Uniformity Through Multiple Properties

If you have more than one property it is a good idea to use the same interior paint, flooring, appliances, hardware etc. in all of your properties to save time and money. Using the fixtures and finishes in all properties also cuts down on the amount of extra supplies you have on hand or time tracking down more material for repairs.

  • Keep Receipts and Detailed Records of Repairs

As a landlord you are a business owner and certain purchases allow you tax deductions as business expenses. Keep every receipt for repair materials and document time spent on repairs. Make sure to work closely with a tax professional to determine exactly what is a write off.

  • Get Properties in Top Condition Before Every New Move-In

Before you open up the property to a new renter make sure it looks like they are the first person to ever move in. Think of what you would want a home to look like when you move in. Every new tenant should get to walk into a freshly painted and deeply cleaned home. Don’t forget to change the locks for safety measures.

  • Consider Automatic Fixtures for Protection

Even if you have the most responsible of tenants, people forget to replace smoke detector batteries or turn on the fan during a shower and other similar things. As an added measure of preventive maintenance install programmable thermostats ( maybe with a lockbox  depending on the situation), bathroom fans that turn on and off automatically, motion lights outdoors, and fixtures with long battery lives. They may cost more money up front but just might end up saving some serious money later.

  • Call in The Pros When Needed

Some landlords like to be hands off and hire a rental manager while others like to be as hands on as possible and do most things on their own. Both are great strategies ,but if you choose the latter make sure you know when to not do it on your own and when to call in the help of a professional. Some states even require that some repair and maintenance be performed by a professional.

  • Emergency Funds in Reserve

Life is unpredictable and large problems can occur even with the most meticulous landlord and best tenant. Sometimes things happen out of our control like leaks, floods, fire, etc. There will be a time that you may need to replace a very expensive item or piece of the home. For these freak accidents you will want to have the money to be able to pay for repairs and replacements in a timely manor to save you from paying even more.

Property maintenance can take a good amount of your time as a landlord, but with a plan in place it can be much more easy to perform and save money as well. If you want to take a little bit of the responsibility off your plate or nearly all of it hiring a great property manager can be a real asset.

For more information on rental property management in Savannah please feel free to browse our blog and website or contact me anytime.

 

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