homeownership

Looking for a Property Manager ? 16 Questions to Ask, Final Installment13-16

When do you typically pay landlords the rents collected?

Why is this important? Remember that the property manager has a fiduciary duty to manage your money. Knowing how long the manager waits between collecting rents and giving them over to you helps with your own business budgeting (because owning rental income properties is a business). Don’t schedule to pay a bill on the 5^th of the month if the collected rents will only be available in your account on the 10^th. Also, beware any manager who holds onto the rents longer than is truly necessary. Typically rents should be paid to you before the 10^th business day of the month.

How do you pay rents collected?

Why is this important? It is infinitely more efficient and faster to have rents direct deposited into your bank account, than it is to have to wait for a check. However, the answer to this question will let you know if the method you wish to conduct your business is even available to you. Some managers may not send out checks, doing everything electronically and you may prefer a check. In addition, some methods of payment may incur a “service fee” which you will need to budget for and which you will definitely want to know, up front when you are still comparing your property manager options.

How do you handle tenant emergencies?

Why is this important? Income property owners need the dependability of long-term tenants in their properties. Each time a property is vacant, that represents lost income for the duration of the vacancy. Property managers who handle tenant emergencies well and who have access to repair people who can make emergency repairs as well as normally occurring ones timely and pleasantly are more likely to attract and keep the types of tenants an income property owner needs. It is important that any property manager you hire knows that there is a correlation between how responsive the manager is to the tenant when there are issues at the property and how likely the tenant is to renew a lease.

What is the eviction process in this state for tenants who don’t pay their rent and how long does it take to evict a non-paying tenant?

Why is this important. No matter how great your property manager is, or even how great you are as an income property owner, evictions will happen. They are greatly minimized with an excellent property manager, but even the best of managers cannot predict life events that sadly may put a tenant into a situation where rental payments are not made. It is good for your business planning to know the eviction process occurs and how long it might take from the date eviction proceedings are started, till the property is returned to you so it can be rented out again. Unfortunately, in some states, the eviction process is very lengthy and a tenant can stay in a property for up to a year, without making a single rent payment. Knowing this, lets you plan for perhaps needing to make mortgage payments and property tax payments from your own funds, instead of rental income funds, for the duration of the eviction process.

Knowing the eviction process and in particular how your property manager handles that process also lets you know if the property manager is willing to both file an unlawful detainer action on your behalf and appear in court on the matter, or if you need to do that. This is particularly important to know if you have an out-of-state income property that is being managed, because if your property manager will not file the matter for you, or appear in court on your behalf, you will need to travel to that state for each hearing. There are often several hearings on an unlawful detainer action after it has been filed.

Photo Credit: Copyright, Michaeljung

Five Signs Your Locks Need To Be Replaced

By: Ralph Goodman, Guest Author

Home maintenance is a huge responsibility that tenants and landlords have to worry about at some point in time. There are very few things on this earth that are meant to stay in pristine condition forever, and as such, maintenance plays a huge role in determining the longevity of any product, including locks. Some landlords install new locks on apartment doors and do not ever worry about replacing them until the lock is damaged to the point that a tenant is locked out of their home. The act of replacing door locks is one that should be undertaken every few years, but sometimes landlords and tenants are not sure what they need to look out for when it comes to replacing their locks. This is not a big problem at all, we are always here to help. Let’s take a look at some of the signs that it might be time for you to replace your locks.

1.Recent Break-In

If you and your apartment unit have been recent victims of break-ins and burglaries, then it might be a good time to replace the locks that you have on the doors around your home. In some cases, burglars end up damaging the locks to your home as they attempt to force their way in. In other cases, they simply show you that the locking mechanism you had in place is barely keeping you safe. This is one of the clearest signs for tenants and landlords that it might be time to replace your door locks.

Door locks play a huge role in your home security and decisions about them should never be taken lightly. Burglars tend to inflict a lot of blunt force trauma on locks, and this prevents them from being as effective as they once were. That is why it is imperative for tenants to talk to their landlords about damaged lock repair or replacement if they have been recent victims of a break-in or burglary. Landlords can also improve the locks to make them more resistant to burglars. This can be done by adding security pins to the lock, using longer screws to install the lock hardware, and also by utilizing deadbolts with a longer throw.

2. Wear and Tear

Locks undergo a lot of stress over time, especially locks that are subject to heavy traffic day in and day out. Their constant use in conjunction with the effect that natural elements have on them leads deterioration over time. Old and worn locks tend to become rusty, and they start to stick, which makes the process of unlocking and opening a door a rather complicated one. Aside from the fact that it is a hassle to open doors, there is also the issue of your home security being put at risk. Locks that are old are much easier to pick and break, so it is advised that you replace your locks as soon as you notice this is happening to them.

In some cases, this natural aging process can be slowed by regular maintenance. This might involve lubricating the locks and handling them with more care. Properly maintaining your locks over time will decrease the chance of breaking a key in a lock.

3. Changes In Your Neighborhood

In some cases, the indication that you need to replace your door locks does not come from the lock itself, or from within your home. There are times where the state of security in your neighborhood might change. Perhaps your community used to be one of the safest in the country, but if you or your neighbors are falling victim to a string of recent break-ins and other related crimes, it is a good indication that you should probably replace your locks. The locks on your door are meant to restrict the amount of access that people have to your home. If your neighborhood is becoming unruly, it is important to make sure that your locks are up to the task of keeping your tenants and your property safe, and if they are not, then you should replace them.

4. Lost/Stolen Keys

In the event that your keys are lost or stolen, it is crucial that you replace the locks on your door. Misplaced or stolen keys automatically decrease the effectiveness of your home security, because your key control over your apartment unit or property has been reduced. There are some landlords who will make the assumption that no one will come back and attempt to use the key to gain access to your property, but it is always better to be safe than to be sorry.

Replacing the lock on the door will negate the possibility of anyone gaining easy access to your home or property, and it will help you boost your home security in the process. When you lose your keys, or if you suspect they are stolen, you should never dismiss it as a minor issue, because it is not. It is advised that you contact a trusted locksmith and have them replace your locks as soon as possible.

5. Your Locks Are Old

This might seem like a really obvious point to most, but it will surprise you that there are landlords and property managers who do not change their locks for years. In some situations, it is easy to understand why. The lock has not failed you all this time and it continues to work fine, so why would you waste your time and money trying to replace a lock that has not let you down? I admire this way of thinking, but it is impractical. Technology moves fast, and there are always changes looming on the horizon. If you have not changed your locks in a very long time, it is a clear sign that you need to replace them, no matter how good it might seem to you. Make sure that your locks are able to withstand every modern method that a burglar can throw at them, so that they are keeping your property and your tenants safe.

Conclusion

There is never any downside to replacing the locks on your door, unless you replace them with locks that are worse (but why would you do that?). The locks on your doors are an integral part of your home security, and better security helps your property stand out from others. There are many other reasons that might prompt you to change your locks, however, these are the 5 most prominent ones that most homeowners deal with on a regular basis. Hopefully, this list will help homeowners make the right choices when it comes to their locks and also helps you stay vigilant when it comes to the state of your home security.

You can find more informative and lock and security related blogs written by Ralph Goodman at: http://united-locksmith.net/blog/author/ralph

Who Owns That Property?

How to find out who owns a property.

By: Eveline Brownstein (c)

There are many reasons why a person might want to know who the owner of a property is, but did you know that the owner of a property is a matter of public record? Every county in the United States has a property tax assessor whose job it is to establish a value for every single piece of property in their counties. The assessment will include assigning a value to the land and all of the structures on that land. If deemed appropriate by the county and the state in which that assessor is located, it is also the job of the assessor to collect the property taxes for the properties in that county for the county and also for the state.

As a result of the meticulous job assessors are charged with to both identify properties, assign value, assess taxes and collect the taxes, assessors must keep thorough records regarding who owns each parcel of property within a county. In some states, there are both county and city tax assessors. Cities collect taxes for their local government purposes, including police and fire departments, park upkeep and other infrastructure, etc. In order for assessors to know who is responsible for paying the property taxes on the parcels of property within their jurisdiction, it is imperative they know who owns the property.

So, if you want to know who owns a property, the local assessor in the city or county where that property is located will have that information and since this is tax collection information, it is a matter of public record. This means that anyone can have access to that information upon request.

These days, most assessors’ offices have interactive websites that make obtaining the information regarding the name of the owner of a property easy to achieve. In areas where the assessor does not have an official website with the information readily available, an interested person can either visit the assessor’s office and request the information in person, or can mail a request for the information. In some instances there is a charge for the assessor to provide the information, but in many cases information obtained via the internet is free.

Why Renters Should Consider Renter’s Insurance

By: Eveline Brownstein (c)

Tenants should know what a landlord is not responsible for, and should act accordingly.

Local regulations differ widely nationwide, but there are some basic requirements of a landlord and there are some areas that leave a tenant vulnerable. Tenants should plan for, and cover themselves, for those things a landlord will not be responsible for, or they risk having losses that they will have to pay for out of their own funds.

1. Theft of a vehicle. A recent article on Heraldnet.com covers one such instance. A landlord is not responsible for a car stolen from the property. As a driver, you are required to carry insurance to cover accidents. In most states it is not necessary to carry vehicle loss insurance. However, if you do not cover your vehicle for theft and it is stolen from the property, you are personally responsible for that loss. Such a theft loss is not the responsibility of the landlord.

2. Theft of personal property inside the home. A landlord is not responsible for a tenant’s personal property, stolen from the home. Renters are wisely advised to purchase a renter’s policy to cover a theft of personal property. These policies are, generally speaking, affordable and they will give a tenant peace of mind. One of my properties has an alarm system that I installed when I was living there. I have had a number of subsequent tenants in that property, all of whom have elected not to activate the alarm system. While this is clearly a choice my tenants make voluntarily, since I have provided access to an alarm and it has not been activated by a tenant, my responsibility for any thefts at the home is greatly diminished. Tenants should especially consider purchasing renter’s insurance that includes valuables, if the renter intends to keep jewelry or collectibles on the premises. A landlord will only be responsible for a theft loss if the landlord is directly responsible for the theft, for example: When giving workers access to the property for repairs and failure to lock the door when leaving the property.

3. Flood damage of personal contents. A landlord is not responsible for damage caused by a flood to the personal contents of a tenant. This means that even if the landlord carries content coverage on a flood policy, that coverage will not cover a tenant’s possessions, should those be lost in a flood. Renters who purchase renter’s insurance will also be able to purchase flood damage coverage to cover their personal belongings, should there be a flood in the home.

4. A guest who experiences a personal injury. While most landlords carry personal liability coverage that covers losses in the case of the personal injury of a tenant or a guest at the property, this does not eliminate the liability of a tenant from being also named in a lawsuit or a claim for personal injury, especially if it can be shown that the tenant negligently contributed to the injury. For example, if the tenant personally places a large rock in a pathway where it can be tripped over. Renters should exercise caution when inviting guests to the home, but should also cover themselves in the event that a guest is injured on the property as a result of an act of theirs and not the landlord’s. Sadly, we currently live in a litigious society and forethought and protection from money judgments and lawsuits must be a part of what we consider when we make decisions about what we need.

These are just four reasons why a renter should consider purchasing renter’s insurance when renting a property. A landlord’s policy will simply not cover areas that a landlord is not responsible for and a renter must decide what losses he or she can comfortably afford and what losses to protect against.

My top three picks for home ownership in the USA

Why you shouldn’t believe everything you read on the internet when it comes to real estate.

Indeed.com did a survey of the job opportunities offered in the most populous areas of the country and several publications used the survey information to write articles, based on this survey. However, the most populous cities in the country tell a very small part of the story and the caveat here is that by the very virtue of these areas being the “most populous” it suggests that no matter how many job postings per 1,000 people there are, there will be much more competition for those jobs both within that metro area and from outside of it.

One such article, written by AOL.com, used the information to make suggestions regarding which the ten best towns were for working toward home ownership. http://realestate.aol.com/blog/gallery/10-towns-for-working-towards-home-ownership/

However, I suggest that there are smaller, less populous towns that provide better opportunities for employment, lower median home prices and a lot of the things that people look for in a neighborhood. I will let the big media companies tell you the large metropolitan areas where they believe you can get a job and afford to own a home, even though the one on the top of the list at aol.com has a median home price of $369,999, with a 20% down (in this very difficult mortgage market, most buyers are required to have at least 20% down) of just about $74,000. This target down payment is tough, especially since the mortgage repayment, plus taxes, insurance, etc. may end up costing the homeowner around $3,000 a month. Given that many lenders require that a mortgage be no more than 33 to 36 percent of one’s income, the income a prospective homeowner (or homeowner couple) needs to earn each month is in the range of $10,000. This cuts most of middle America out of the ability to own homes in these so-called desirable work areas as one must clearly one possess advanced degrees, extraordinary experience and unusual skills in order to compete for these $120,000 (or more) a year jobs.

So where can the rest of us hope to get jobs, purchase homes and live in safe and desirable neighborhoods? I believe that the best way to evaluate these are to look at various factors, including: the cost of housing, the property tax rate, the cost of living, the crime rate; and, educational statistics, such as, the school expenditures per pupil and the teacher to pupil ratio. Using these criteria, here are my top three picks for areas where home ownership is still possible for middle America and where there is a quality of life that is desirable:

Sioux Falls, SD: With a median home price of $137,200, a low unemployment rate of 5.70%, which is lower than the national average, and a property tax rate of just $15.92 per $1,000, Sioux Falls makes sense. Here it is possible to have a lower paying job and still afford to own the home you live in. Salaries paid range between $60,000 and $300,000, but owning a home is still possible if you are in that lower than $60,000 a year range. Heck you could probably save enough for the 20% down payment on a home and still meet the earnings criteria for a mortgage if you earn $30,000 a year. Of course, you will be giving up great weather in exchange for a job and a home, which for some is not negotiable, but for the practical, well it’s definitely worth another look.

State College, PA: State College is in the center of the state. It has a median home cost of $215,000 with a low per $1,000 tax rate of 12.65% and an unemployment rate of 5.4%. Earnings are lower, spread pretty well between $15,000 per year and $150, 000 at the top end. Expenditures are $7,046 per student, higher than the national average and a pupil to teacher ratio of 13.5. As a bonus, the air quality and water quality are good. 45 inches of average snowfall each Winter, balanced against an average July temperature of 82 degrees.

Centerton, AR: A small city of just over 6,000 people, located in the county of Benton, Arkansas, right next door to Bentonville, home of Walmart. With a really low crime rate and a low cost of living, a property tax rate of $7.85 per $1,000 and a median home price of $147,000, Centerton is a great place to call home. The unemployment rate is 6.2% and being located near Walmart headquarters contributes not only to available jobs, but also a low cost of living, especially in food and clothing. 21.11% of people earn between $50,000 and $75,000 a year, making this the mode salary range. The balance of salaries are fairly evenly distributed between $15,000 and $150,000. Houses in the $110,000 range are abundant, so qualifying for that mortgage and saving for the downpayment is still realistically viable. Being so close to the larger city of Fayetteville and the ever-growing Rogers, as well as a short distance from the Oklahoma and Missouri borders, means opportunities for employment and fun traveling are readily available nearby, if not actually in the city of Centerton.

Source: Bestplaces.net