How to Evict a Tenant in California
Most landlords, if they are in the property rental business long enough, eventually face the irksome task of evicting a tenant. Furthermore, the eviction process is one of the most unpleasant issues landlords must face. It can be time-consuming, expensive, and distracting. Most tenants facing eviction are uncooperative. If they were cooperative, evicting them wouldn't be necessary. They would move out on their own. To evict a tenant in California isn't as easy as other states.
Eviction, by nature, is an adversarial legal process. In the end, a judge decides whether the eviction can go through or not. Though there are many good reasons for courts to review eviction actions, in most cases, the landlord is in the right. After all, no property owner profits from evictions. An eviction is a way of minimizing losses from a nonpaying or destructive tenant.
Property Managment Company
Many landlords make the smart move of allowing a professional property management company to handle evictions. This creates a buffer between the tenant and the property owner, which protects the owner from additional legal liability that may be asserted by the tenant. For example, California law requires several procedures to be followed in order for an eviction to proceed. A property management company follows these as a matter of routine. An inexperienced property owner may inadvertently neglect a point of law, which could give rise to a counterclaim from the tenant.
Landlords also find that being forced to deal directly with the tenant and attend court hearings wastes time and energy, while also distracting the landlord from more profitable endeavors. The eviction process requires a minimum of several months and follows several procedural steps. Here is how to evict a tenant in California:
There must be cause
It is illegal to evict a tenant without just cause. California law defines just cause. Even if you feel you have a valid reason to evict a tenant, you cannot do so unless it is a valid reason as defined by law. In other words, a judge needs you to describe a reason for the eviction that meets one of the following criteria:
- Failure to pay rent on time
- Breakage of the lease or rental agreement (like having a pet when the lease stipulates no pets)
- Damages to the property
- A serious disturbance of other tenants or neighbors after warnings
- Illegal activity
In some areas, a landlord can evict a tenant who overstays his or her lease.
These categories are broad and many actions could be interpreted as fitting into just cause. Nevertheless, the court has the say on whether your eviction case merits actual cause based on the facts of the case. Before pursuing an eviction action, obtaining legal advice is always recommended.
Prohibited activities
Regardless of the circumstances, California law makes it illegal for landlords to ever engage in the following actions without a court order:
- Physically remove the tenant
- Dispose of tenant's personal property
- Lock the tenant out
- Cut off utilities
- Remove outside windows or doors
- Change the locks
Mediation and settlement
Often, landlords and tenants find it is in their mutual interest to settle the matter out of court. For example, the tenant may agree to pay past due rent or to move out by a certain date.
Steps of the eviction process
Step 1 Notice
The landlord must give notice. The notice must specify the reason for the eviction and provide the tenant with an opportunity to respond. The landlord can move forward to step 2 once the legal notice period expires. Often, if the eviction notice reason is missed rent, the tenant will provide payment within the notice period.
Step 2 Complete the forms
To file an eviction suit, you must complete these three forms:
- Summons-Unlawful Detainer-Eviction
- Complaint-Unlawful Detainer
- Civil Case Cover Sheet
The tenant(s) are the defendants. Name all known tenant defendants. You can only evict the tenant(s) who you name. Only you or your lawyer can decide what to say in court documents.
Step 3 File in court
To file, make two copies of the summons and complaint and take them to the courthouse. The clerk's office will handle the filing, and you must pay a filing fee. The clerk will return two stamped copies of each. One copy is for you, the other is for the defendant.
Step 4 Serve the tenant
You will need to hire a process server. The server can provide personal service, which means that the papers are given directly to the defendant(s). Alternatively, the server can perform substitute service, where the server leaves the papers with another adult where the tenant lives or works.
Step 5 Defendant response
Each defendant has 5 days to respond from the time they received service. Defendants may respond with an answer, by filing in court or choose not to respond.
Step 6 Trial
To proceed with the eviction, you must now request a trial. This is done by completing and filing the Request to Set Case for Trial - Unlawful Detainer Form. At the trial, the plaintiff speaks first, followed by the defendant. The judge may ask questions of either side. If the judge agrees with the landlord, he or she will issue an order of possession.
Step 7
Providing the order of the possession to the county sheriff completes the eviction. Under the law, the tenant has 5 days to vacate the property. After that, the sheriff can remove the tenant and the tenant's property and lock the tenant out.
In cases where the tenant owed back rent, the court order may also include monetary damages due to the landlord. These often include back rent and attorney's fees or court costs. Either side may appeal the court's ruling. If the tenant appeals, the eviction is not delayed, though it could be delayed if the tenant receives a stay of execution.
Conclusion
Evictions are a necessary part of the property rental business. Unfortunately, some tenants simply don't pay rent. If that situation continues, it can put the landlord out of business. In other cases, tenants engage in property destruction or illegal activities. Landlords must evict bad tenants to protect their property and other tenants. For more advice on how to deal with troublesome tenants, feel free to contact our property management team.
Coast & Valley Properties is a full-service property management company serving the entire Monterey County providing unparalleled service of diverse rental properties, as well as homeowner association management.
How to Screen Tenants
Property owners take pride in their rental units, however, it frequently becomes quite overwhelming to be a full-time landlord. There are some complex maintenance and upkeep issues necessitating attention, and basic maintenance could be inadvertently overlooked completely. For property owners in Monterey County, it makes good sense for them to check out property management firms in their area. Their host of professional services saves their clients time and money. They will screen the applicants in-house for the leasing of your property, and they will expertly handle the day to day management of your property.
Benefits Of Using A Professional Property Management Company
There are many good reasons to utilize the services of a reliable firm with an experienced staff. They will keep track of lease expirations, insurance renewals, rental payments, vendor negotiations, leasing up the units, and much more. The property owner will enjoy the benefit of having a trusted partner that will oversee all aspects of their property. Additional benefits include:
• Less Stress
When managing a residential unit, the relationship is one on one with the tenant. There could be an issue of repair, routine maintenance, neighbor disputes, rent increases, lease renewals, and so on. The property manager will now be the one to deal directly with the tenant, so the owner will not have to do so.
• Less Paperwork
In dealings with a tenant, it is best to communicate notices or other important matters in writing. The property manager directly handles all transactions with tenants.
• Resolution of Maintenance Issues
Tasks, like assessing the damage, finding a contractor, gaining access to the apartment to make the repair, and following up all, takes time. When you hire a management company, they have all of the necessary contractors in place, and they will make the arrangements directly with the tenant so you don't have to worry. The fact that they work with the contractor regularly will save an owner money on the work as well.
• Less Bookkeeping
The management company keeps track of the bills for repairs, taxes, insurance, mortgage, and common area utilities. They will thoroughly review the bills for accuracy prior to payment. No more overpayments, late payments, or missed payments. The company provides thorough reporting to all of their clients. There is a portal for owners on their website so that they can be regularly kept up to date. The company utilizes the latest technology for property management reporting and to remain in complete compliance.
Simplify The Rental Process
The timely rental of your property will increase your rental income. Conversely, if a unit sits vacant for any long length of time, that will result in lost rent. A professional leasing consultant will handle the entire process for you and will strive to minimize any lost rent. They are area experts, and they know their market well. Rental properties receive inspections upon your tenant's move out to assess its condition. The management company will then promptly arrange to have the unit prepped and made ready. All of the advertising and marketing efforts will be put into place promptly and professionally.
When a prospective tenant submits an application, a thorough financial check and credit screening will begin. Furthermore, the leasing consultant will gather all of the required paperwork. This will include a completed, signed rental application, income verification, employment verification, photo ID, proof of address, etc. The information received on the signed application will be verified as they conduct the tenant screening process. Property management firms perform the tenant screening in-house.
The credit report is another major factor in the screening process. The importance of a credit report cannot be overemphasized. The higher the score, the stronger an applicant's financial background and payment history. The management company will also perform a thorough check of the applicant's rental history. The goal is to find the most qualified tenants for your property. This helps to avoid the headaches of any nonpayment issues down the road. The management company takes the tenant screening process very seriously, and they will do their best so that every applicant is thoroughly vetted prior to approval and move in.
The Choice For "Headache-Free" Property Management
Integrity, industry experience, and full service are what the client can expect when they select the management firm to manage their property. They will treat your property as if it is their own. The committed staff provides the best quality of service at all times. They manage both residential and commercial properties. Most noteworthy, they will provide every property owner with the peace of mind of knowing that every property they manage is their #1 priority.
Coast & Valley Properties is a full-service property management company serving the entire Monterey County providing unparalleled service of diverse rental properties, as well as homeowner association management.
Top 7 Qualities to Look For in a Property Manager
Investing in rental properties is without a doubt one of the most rewarding ventures. However, its success or failure depends primarily on the time, commitment, and expertise you dedicate to it. For this reason, you need a dedicated property manager to ensure your property is well-maintained while also making sure you and the tenants are satisfied.
With the above in mind, it takes a special type of person to excel as a property manager. Property management fits talented multitaskers who can handle tasks that intersect with many disciplines such as marketing, accounting, law, construction, insurance, engineering and many more. This makes it hard for rental owners to identify proficient property managers versus inept ones. So, what are the main qualities you should look for in a property manager?
1. Expertise and Experience
Experience and certification provide the base for trust and grounding. Your property is a valuable investment, and as such, you should look for a competent manager to take care of it. Engaging a manager with proper training and certification will give you an assurance that your property will be managed professionally.
Besides, the professional you contract for property management must be conversant with the local market and understand the value and potentiality of different properties. On top of this, the property manager should be familiar with the property regulations in the region, know the best strategies of attracting tenants, and possess the skills to prepare and interpret financial and other administrative reports related to your property. While not a requirement, a bachelor's degree plus real estate certifications will come in handy when handling the financial side of property management.
To find out if potential property managers have relevant skills and experience, ask the right questions. For instance:
• The number of years they have been managing properties
• The level of dedication to property management
• How many and which type of properties they have managed so far
• How they handle tenant screening, rent collection. Do they have an electronic system to handle this?
• Do they have a network of local professionals? You may occasionally need a recommendation of technicians, contractors, bankers, attorneys, and accountants.
2. Communication skills
Apart from landlords, property managers liaise with several stakeholders such as investors, tenants, and owner-occupiers. So, having excellent communications skills is key. Communication touches on several aspects. First, the manager should be an active listener to be able to comprehend and execute your wishes. Second, the property manager should be reachable by the tenants and property owner at all times.
The property management firm should also be able to explain everything in a clear and concise manner whether through writing or verbally. The firm should also have a mechanism to collect vital information about the property and relay the information to the property owner. Proactive companies provide an online portal for property owners to access information about their property.
3. Customer service & people skills
Apart from communication, people skills are key in building a good relationship with various stakeholders. Property managers work closely with tenants right from screening to the collection of rent. Each of these tenants is unique. This means that the property manager should know how to handle different people with different needs.
A potential firm should be friendly, understanding, patients, and possess superior negotiation and leadership skills. The company should be able to handle customers’ complaints with grace. Likewise, if an eviction is inevitable, the firm should approach it with a professional attitude. Make sure the candidate has handled similar stressful situations in the past.
4. Transparent & accountable
Property owners tend to place a lot of trust in their property managers. While this is a good gesture of professional relationship, this can be risky. Let’s face it. In the past, there have been several publicized cases of property managers charging for work that was not done or collecting rent without reporting it. Your ideal property manager is the one who will not withhold vital information that touches on your property.
The best way to cut the risk is to do a background check and read all available reviews about potential property management firms you plan to hire. If a company has been in business for an extended period of time yet it has few reviews, that could be an indication that it might not be putting much emphasis on delighting clients.
During your initial engagement, find out if the company is transparent about their pricing and how they handle conflicts. If possible, request to speak with current and past clients to get a better feel of the service offered by the company.
5. Dedication & passion
Having a group of passionate professionals who deliver the best service on your behalf is a dream of any property owner. Such professionals ensure you get the best end-to-end property management service.
Finding a competent property manager with a drive to provide unsurpassed services is premium. Ideally, property managers should share with property managers on ways to improve or add value to their rental properties. Unfortunately, only a few Property Management firms in Salinas CA are ready to go that far.
6. Organizations skills
Managing a rental property successfully requires a lot of work. A property manager has to juggle several duties. These include managing tenants, paying bills, improving the property, working on reports, making phone calls, marketing the property, complying with regulations among many others. To effectively handle all these duties, the manager should demonstrate an excellent level of organization.
During the conversation, ask potential firms how they manage their busiest days:
• How do the prioritize activities?
• How do they keep records?
• Do they have a system that guarantees seamless operations?
7. Maintenance capability
Once you have found a trustworthy property manager with excellent people skills and a proven track record, you also need to find out the firm’s maintenance capability. One of the biggest expenses that property managers handle is the cost of maintenance. This is also one of the areas that can have a huge impact on the value of your investment.
Find out if the property management firm has a good network of maintenance contractors or an in-house maintenance department. Does the firm have cost-effective maintenance options? Also, how often does the firm do maintenance checks?
Coast & Valley Properties is a full-service property management company serving the entire Monterey County providing unparalleled service of diverse rental properties, as well as homeowner association managemeperties today.
Benefits of Residential Property Management Services
Residual income is a dream of many all over the world. However, actually find a residual source of income that doesn't require upkeep or maintenance can be a difficult thing to do. When you are looking at residential real estate as a residual income stream, there is quite a bit of work that you will have to take into account. If you are trying to be a landlord, you need to get used to chasing down tenants for payments and fixing leaky faucets. However, with a residential property management service, you will be able to sit back and watch as qualified professionals take care of your property and deal with your tenants. Here are a few benefits of residential property management services you can enjoy within the Salinas area.
Rent To Your Ideal Tenants
When you are finding tenants to fill your rental property, you are taking a huge gamble. You never know if your tenants are going to damage your house or pay rent on time. This is why it is a great idea to work with a property management company. They have an application process that has been in place for quite some time that has proven to be effective. Using this application process will help you find the ideal tenants for your rental property.
Make Vacancies A Thing Of The Past
A big problem that many real estate investors have is vacancies in their property. While you may know how to invest in real estate, you may not know how to market your properties. A property management company will be able to help you market your property through their outlets. This will put more eyes on your property and keep the vacancy time down to a minimum.
Get Professional Assistance With Legal Issues
Renting out your property can get difficult at times. There are legal issues that you will face when you have others living in your home. At times, you will need to take legal action to evict a tenant out of your home. As a landlord, you may not know how to go about this process.
However, a property management company will be able to help you through this eviction. Even if you need police assistance to remove a renter from your property, the management company will know how assist due to years of local experience. If there are damages to your home that you need to sue for, a property management service will be able to help you recover the money that is needed in order to fix your home.
Save On Repairs
Trying to fix repairs on your own can be a very costly thing to do. If you don't do it right the first time, it is going to cost you twice as much to do it a second time. A property management company is going to be able to fix issues on your home quickly and easily. Their repair costs are many times just factored into your monthly or yearly agreement with them. This will give you the peace of mind that you won't have to shell out thousands of dollars on a regular basis for repairs gone wrong.
Eliminate The Stress Of Owning A Rental Property
Let's face it, being a landlord can be very stressful. If you are constantly worrying about your tenants paying you or repairs on your home, it can almost make renting out your home not even worth it. However, when you have a property management service helping you manage your home, you will be able to sit back and watch your equity grow.
Increase Your Property Value
Many times when you are living in a home, you forget about basic preventative maintenance that will help you avoid costly repairs in the future. If you do not keep up with maintenance in your home, the value of your home will not keep with the market. Instead, you may even lose value. When you have a property management service helping you with maintenance, you will be increasing the value of your property.
Remotely Manage Your Property
Even if you are living far away from your property, you will be able to keep tabs on your home with a property management service. This will give you the freedom to travel for work or pleasure. You won't be tied to a geographic location just because of your rental property.
These are just a few of the many different benefits that you will receive when you partner with a residential property management service. Managing renters is soothing that you shouldn't have to do alone. Relieve the stress of being a landlord by working with a residential property management service. You will find that this is a much more profitable way to go about renting your property.
Advantages of Using A Tenant Placement Service
If you are planning to rent a piece of property, it’s important that you know exactly what to do. Otherwise you could end up making a costly mistake later on. However, you could spend hours researching everything you need to know about renting a home and still make a mistake due to lack of experience. As any experienced property manager will tell you, having a large amount of experience can reduce a great deal of stress in any given situation.
Like most Salinas property owners, you don’t have the extra time to spend studying property management. The good news is, you don’t have to. A tenant placement service is available to reduce and eliminate worrisome problems that often come with renting property. In fact there are numerous reasons why many property owners choose to use this service. Keep reading to learn more about the advantages of using a tenant placement service for your Central Coast California properties.
Creative Marketing & Advertising
You may have a gorgeous property just waiting to be rented, but that doesn’t mean your ideal renter knows that. A tenant placement service provides creating advertising ideas that will catch your renting demographic’s attention. In fact, there are a number of creative marketing strategies you can request, such as online marketing.
In this technological age, you need to go online to be heard. Online marketing is a fantastic way to increase exposure. When done properly, online marketing can produce effective results, including filling your property with hassle-free tenants.
Unlimited Property Showings
Once your tenant placement service provider has generated enough marketing exposure, it will be time to show your property. However, if you’re like most property owners, you probably don’t have a lot of experience showing properties. Thankfully your tenant placement service provider has the expertise needed to impress possible tenants.
With the advantage of having unlimited property showings, you won’t have to settle for the first prospective tenant that comes along. Instead you can take your time. This will increase your chances of finding the best tenant for your rental property, without you having to do any extra work.
Professional In-House Application Screenings
Your property is an important investment in your portfolio. It’s understandable that you’d want to take every precaution to keep it safe and well-maintained. With tenant placement service comes professional in-house application screenings. Professionals with years of experience will examine every application detail to make sure nothing is missed. These experts know exactly what to look for to avoid a problem from even happening in the first place.
During an application screening, details are examined to make sure the possible future tenant meets every requirement. This will save you the trouble of having to evict a difficult tenant later on down the road. Or to have a tenant who is unable to pay rent. The best in-house application screenings will include the following:
- Employee Verification
- It’s important to make sure your future tenant has a job. Furthermore, their job needs to pay enough to cover the required rent. A tenant who earns a thousand dollars a month isn’t the right fit for a home being rented for two thousand dollars a month.
- Credit Check
- Once it’s established that your potential tenant has a legitimate job, it’s time to make sure they are financially responsible. A credit check will let you know if there are any financial red flags you need to be aware of.
- Rental History
- After it’s determined that the possible tenant has a job and a good credit score, it’s time to investigate their rental history. Ideally, you want tenants who have a history of good behavior, always pay their rent on time, and are good at maintaining homes. Of course, you want to avoid tenants that are frequently late with rent payments and have a history of complaints and property damage.
Stress-Free Lease Negotiation Services
Finalizing a lease with a future tenant can be a long process. Aside from all the of the extra time negotiations can take, there’s several other variables. However, you don’t have to deal with the hassle of this massive responsibility. You can rest assured that a profitable, yet fair, lease will be negotiated without you having to do any of the work.
Remember, with your tenant placement service comes an expert property manager. Let her use her years of experience to negotiate on your behalf. Imagine what you could do during all of the time you’ll save not having to debate and haggle with future tenants every week.
Find A Tenant Placement Service Near You
Looking for a tenant placement service provider near you? As you can see, there’s a lot that goes into placing a tenant. That’s why it’s important you work with a local property manager who understands the community surrounding your property. Reach out to your local property management company to see if they provide this advantageous service. You won't regret it! After all, doesn't it sound nice to spend less time dealing with stressful tenants and more time doing what you want to do?
The Benefits Of Paying Rent Online
One top concern of all landlords is payment problems. Not getting paid can be a more concerning problem for landlords than tenants with criminal backgrounds or a troublesome eviction. With more than half of Americans paying a bill late due to forgetfulness, it’s no surprise landlords are concerned about their tenants’ monthly payments.
Thankfully there is a solution to this dilemma. Due to advances in technology, it is now possible for tenants to pay their rent online. Landlords and tenants alike both love this solution as it creates multiple benefits for everyone involved. Keep reading to learn more about the convenience and benefits of paying rent online.
Convenience of Scheduling Recurring Payments
As mentioned earlier, over half of the county’s population fails to pay bills on time simply because they forgot. If you’re a landlord who’s tired of reminding your tenants their rent is due, or if you’re a tenant who wants to improve your credit score and rental history, consider scheduling recurring payments.
This allows tenants to have a “set it and forget it” option to ensure their rent payment is automatically deducted from their bank account each month. This also saves the landlord the trouble of waiting for the check in the mail, going to the bank to make the deposit, and manually recording the payment in their accounting records.
Landlords Can Enjoy A Decrease In Late Payments
Due to the aid of notifications and reminders, tenants can easily be made aware that their rent is due soon. In fact, tenants can have the ability to put money directly into their landlords’ bank accounts without having to know any of the landlord’s banking information. To make things more convenient, there’s also a variety of online rent payment options, including:
- Websites
- Mobile Apps
- Text Messaging
If you’re like most tenants, you’ve probably experienced the sensation of realizing your rent is due that very day. With the option of paying rent online, you no longer have to make a mad dash to the bank or scour the house for your checkbook. All you have to do is hop on your computer or grab your phone and within a few minutes everything is taken care of. Depending on the platform your landlord uses, you may have the option to pay your rent through any of the following means:
- eCheck
- Credit/Debit Card
- SMS payments
- PayPal
View Your Bill Status Anytime
Tenants no longer have to feel left in the dark when it comes to knowing their bill status. Many online rent payment platforms include the ability to view your bill status twenty-four hours a day, seven days a week. You also have the benefit of easy digital records, giving you a chance to skip the paperwork.
Rent Payment Security
Online rent payments are actually one of the most secure option for both tenants and landlords. Tenants no longer have to worry about checks getting stolen or lost in the mail. In fact, in a recent report made by the University of North Dakota in an Identify Fraud Consumer Report, researchers encouraged consumers to pay bills online whenever possible.
Online rent payments give tenants more security. Checks on the other hand, have bank information printed directly on the front. This makes it easier for tenants who use checks to become victims of fraud.
Make Rent Payments From Any Location
As mentioned earlier, online rent payments make it easy leave behind the hassle of purchasing stamps, checks, and envelopes. There’s no need to worry about getting to the bank on time when all you have to do is pull out your phone or log onto your living room computer to pay your rent. Imagine what it would feel like to have the ability to pay this month’s rent while you’re killing time at the coffee shop or standing in line at the grocery store.
With the younger generation paying 61% of their bills online, it makes sense for landlords to give their tenants the option to pay rent online. In fact, the National Multifamily Housing Council claims that 85% of people who pay their rent online are more likely to pay the next month’s rent as well.
Ready To Learn More?
As you can see, not only does paying rent online make things easier for tenants, it also makes things more convenient for landlords as well. With options such as scheduling recurring payments, getting notifications and reminders, being able to view your bill status 24/7, having the ability to pay rent from any location with internet access, and knowing your online payment is more secure than writing a check, it’s easy to understand why so many people are paying their rent online.
If you’re ready to enjoy the benefits of paying rent online, consider reaching out to your local property management company to learn more. If you live near Monterey County, Coast & Valley Properties, Inc. is available to help with all of your online rent needs. Get started today to enjoy all of the convenience, security, and benefits of having the option to pay rent online.
Spring Cleaning & Maintenance Tips For Property Owners
The dark, cold months of winter are officially over. Spring is here and with warmer weather on the horizon, Salinas Valley is buzzing with activity. This couldn’t be more true for property owners. While many homeowners view this time of year as a cleaning opportunity, good property owners know that this season is not only full of cleaning. It’s also full of maintenance work.
That’s right, property owners not only have to ensure their rental properties are clean, they also have to make sure all necessary spring maintenance tasks are completed before summer arrives. If you are preparing property to rent, or are currently renting, it’s vital that keep your tenants satisfied by making sure your property is fully prepared for spring.
Not only will this keep your current tenants happy, it’s also a great way to draw in future tenants. After all, it’s hard to beat the appeal of a well-maintained, fully modern property. If you want to get the most out of your real estate investment, you need to make sure your rental property is fully prepared for the spring season. Keep reading to learn useful spring cleaning and maintenance tips all property owners should be aware of.
Clean and Repair The Garbage Disposal
Garbage disposals usually need a little care and attention, especially ones in rental properties. If a garbage disposal within one of your properties has a foul odor, don’t worry. The remedy is simple. Cut a lemon and grind it in the garbage disposal.
Once the garbage disposal is clean and smelling better, inspect it to make sure everything is working properly. If there’s a problem, call a plumber immediately. The longer you wait, the more costly this problem can become. You’ll also face the risk of your tenants becoming upset by the inconvenience.
Inspect Windows And Door Screens
Clean all the screens on your property. While doing so, check for any holes. If the holes you find are bigger than the size of a quarter, you need to patch up the holes or replace the screen entirely. After all, you don’t want to take the risk of bugs creeping in and damaging your property.
You can also tighten any loose frames and give them a fresh coat of paint.
Check Your Deck And Patio
Make sure all decks, patios, porches, railings, and stairs are in good condition. If there are any signs of deterioration, you need to take the proper steps to repair the damaged areas. Remember, wood fences and open decks need to be treated every four to six years. If you don’t know how to do this, you can hire a deck professional to treat your property’s deck, patio, and fence for you.
Upgrade Your Property’s Irrigation System
When did you last check your property’s current sprinkler system? An irrigation system older than five years is ready to be upgraded to a newer model. If your sprinkler system is up to date, make sure it doesn’t need any leaky valves, exposed lines, or broken sprinkler heads repaired.
Have you noticed an area in your property that is always saturated with water or is always dry? Yes? Then test the irrigation system to figure out the issue. If you’re unable to solve the problem yourself, you can always call a professional landscaper to help you out.
Invest In Your Landscape
To improve the value of your property, you must invest in your landscape. If your property doesn’t have a landscape, reach out to a local landscaping team to design one immediately. After all, a property’s landscape is the first thing potential tenants will see.
A landscaper can also assist you with maintaining your landscape. Spring is the perfect time to add new flowers and plants to your property. It’s also a great chance to get the yard pruned, trimmed, and prepped for renewed growth.
Make sure you take time to repair and clean up any damages made during the winter. This includes tasks such as cleaning out clogged gutter. Clogged gutters run the risk of causing leaks and poor drainage which can result in a number of costly problems. You can save both yourself and your tenants the hassle of dealing with foundation issues or basement flooding by cleaning out your property’s gutters.
While you’re cleaning, take a moment to check for any holes, cracks, or other signs of damage. Anything your find should be repaired as soon as possible to prevent water damage from occurring.
Make Sure Your Property Is Maintained All Year Long
While it’s important to maintain your property, it’s not always easy to find the extra time to do so. If you don’t want to have to deal with the hassle of maintaining your property, consider hiring a property manager. For example, property owners in Salinas, California can get professionally assistance from Coast & Valley Properties. Their property maintenance services even include annual property inspections.
4 Simple Ways To Upgrade Your Rental Property
Finding the right tenants for your rental property can be tough. Making sure your best tenants become lifelong ones can be even trickier. Luckily, there's an easy way to keep your favorite tenants around for a long time. Simply upgrade your rental property.
That's right. When it comes to successfully running your rental property, it's vital you stay on top of necessary upgrades to keep your tenants happy. Regardless of whether you own a single-family home, duplex, townhouse, or apartment complex, it's important that you keep your property looking and running it's very best. After all, the happier your tenants are, the more likely they are to renew their lease with you.
Upgrading your rental property is also a great way to protect your real estate investment. Not only will a state-of-the-art rental property keep your current tenants happy, it will also help you maintain your property more efficiently. This means if you ever decide to sell your rental property, you won't have to waste time making a mountain of repairs. All the hard work will already have been accomplished over years of consistent upgrades and improvements.
In short, you need to upgrade your rental property if you're looking to protect your real estate investment, keep your perfect tenants happy, and effectively maintain your property over the course of many years. Keep reading to learn 4 simple ways you can start upgrading your rental property today.
1.) Give Your Property A Fresh Coat Of Paint
Nothing makes a property look more disheveled than fading, peeling, or chipping paint. Fortunately, this problem is easy to fix. Just give your property a fresh coat of paint. Paint is affordable for most landlords and is an easy way to make a property look more welcoming.
Whether you're painting your property yourself or are having your property manager take care of all of the painting details, it's important to make sure the painting job is done correctly. Remember, sloppy craftsmanship can actually drive tenants away.
When selecting a paint color, go for neutral tones. This will give your property a clean and polished look. It also makes it easier for your tenants to bring their own touch of color to the property.
If you can't paint all of your property at once, make sure you can at least give the following areas a fresh coat of paint:
- Hallways
- Bathrooms
- Kitchens
Freshening up these three areas with a fresh coat of neutral paint can make a huge difference.
2.) Replace Worn Out Doors
A door is one of the first impressions tenants and potential buyers notice when visiting your property. After all, doors that get stuck easily, provide poor installation, or are falling apart from years of use can give your property a negative impression.
A new door can dramatically increase the attractiveness of your rental property. Furthermore, if you look at local hardware stores, you can usually find beautiful doors at affordable prices. Some stores even help with door installation, making things even easier for busy property owners like yourself.
3.) Invest In New Curtains Or Shutters
While it may be tempting to leave the curtains or shutters on your property alone to save yourself a little bit of money, nothing can make a property than frayed, faded curtains or dusty, broken shutters.
Replacing old curtains or shutters with new ones is an easy way to give your property a fresh, modern feel your tenants are sure to love. However, if you're unable to replace all of them at once, at least invest in getting the remaining ones cleaned. Your tenants are sure to notice and appreciate your effort.
4.) Upgrade Your Rental Property's Appliances
One of the fastest ways to impress your current tenants is to give them something they'll really love: upgraded appliances.
It's important to keep track of the general wear and tear your property's appliances receive. Once an appliance gets to a point where it is no longer helpful for you or your tenants, it's time to upgrade. This could mean making repairs or even replacing the worn-out appliance with a newer, more efficient model.
During your scheduled meeting with your tenants, you may notice the various quirks of your property's appliances. For example, perhaps the bathroom faucet is always dripping. Or maybe the oven doesn't heat evenly. Or the dishwasher only works on a particular setting. Take note of all you see. It will come in handy later when you prioritize which appliance upgrades need to happen right away and which ones can wait a little longer.
With the ability to have stores deliver and install appliances, it's easy to make the switch. This makes it easy to keep your tenants happy without requiring much effort. Furthermore, it also gives you more adequate reason to adjust the rent to reflect the improvements you have made to your property.
Getting Started
Not sure where to begin? Don't worry! Many landlords can feel a little bit overwhelmed when it comes to navigating the many aspects of rental property upgrades. If you'd like a little help getting started, consider reaching out to a local property manager. An experienced property manager can have your rental property looking amazing in no time.
However, if you're more of the DIY type, you can browse through our helpful blogs for more useful tips and information.
How To Fill Your Salinas Rental Property Quickly
Located just a short drive from scenic Monterey and Pacific Grove, it's no surprise that the city of Salinas, California is constantly growing. Commonly referred to as "The Salad Bowl", this historical city is known best for it's mark in the agricultural industry. With housing in high demand, it's a great time to be a property owner in the Salinas Valley area. It's not always easy, but with the right resources and strategies, you can become a successful landlord in Salinas too.
One of the biggest expenses landlords have to deal with is tenant turnover. Lack of rent income combined with utility costs, repair bills, and appliance upgrades can cause quite the financial headache. If you're a landlord, it's in your best interest to fill any empty vacancies as quickly as possible.
If you're a landlord in the Salinas, California area, you know that housing is always in demand. However, in your haste to find new tenants, you don't want to move so fast you fill your rental property with troublesome tenants. After all, trouble-making tenants usually end up having to be evicted, a costly procedure for landlords.
Take a look at the following strategies to learn how you can fill your Salinas rental property quickly.
Make Sure Your Property Is Move-In Ready
Salinas residents are very busy people. With many of them being commuters to nearby cities, convenience is key to closing that housing deal. Don't scare off potential tenants with a property long over due for maintenance.
Before you start advertising, it's important that you get your property move-in ready. In order to have your property ready inside and out, consider doing the following:
- Give the interior and exterior walls a fresh coat of paint.
- Upgrade any old appliances with newer models.
- Hire a landscaper to make sure your property's yards are healthy and green.
- If your property has a pool, make sure the pool is cleaned and ready for use.
- Replace old windows to improve the property's installation.
- Take care of any pest control problems.
- Hire a cleaning company to ensure everything inside your property is sparkling just in time for your next showing.
You are sure to impress any future tenant if you do the tasks listed above. Furthermore, you'll always be increasing your property's value. It's a win-win situation for everyone involved, especially you.
Communicate With Your Current Tenants
When it comes to long term housing goals, it's important that you and your tenants are on the same page. One of the worse things that can happen to a property owner is for his or her tenants to leave without warning. By maintaining a consistent habit of communication with your tenants, you'll be able to know what problems are bothering them. This will allow you to fix that broken heater, make sure the pool is clean, or settle any neighbor disputes before it becomes too much for the tenants and drives them away.
If you want to take your tenant retention a step further, ask your Salinas residents if they plan to stay another year at least 90 days before their lease actually expires. If they say yes, then keep up the good work. However, if they say no, don't be afraid to ask why. You may be able to offer incentives, such as a smaller rent increase than everyone else, to entice any tenants who are planning to leave to stay longer.
However, if their minds are made up, at least you have valuable feedback you can use to make your property more enjoyable for your next set of tenants. Furthermore, you are doing yourself a huge favor by asking 3 months ahead of schedule if tenants plan to stay longer or not. After all, wouldn't you want to have 2 extra months to find a tenant before your rent revenue declines?
Create An Optimized Marketing Strategy
It's crucial you have an optimized marketing strategy when it comes to letting the citizens of Salinas know you have available vacancies. If you are using a website, now is the perfect time to make sure it is fully optimized and user friendly. The last thing you want is an inefficient website that scares potential tenants away.
Make sure you take the time to understand your tenant market. Are you hoping to attract responsible college students? Would you prefer a young couple or a more mature family? The more you understand the desires and fears of your dream tenants, the easier it will be for your marketing message to reach them.
In addition to using a website to list your property, you can also use the following resources:
- Display a prominent "For Rent" sign near the available property.
- Put an ad in the local paper or on the radio.
- Invest in social media marketing to reach a wider audience.
- Collaborate with realtors to find new leads.
By following the strategies listed above, you'll have your Salinas Rental Property filled with great tenants in no time. However, if you find yourself still having trouble, consider reaching out to Coast & Valley Properties, Inc. This exceptional team of property managers can help you customize a fail-proof plan to bring in the perfect tenants for your property.
How To Deal With Tricky Tenants
If you own property, there's no way to avoid it; at some point you are going to have to deal with tenants. In a perfect world, all tenants would be polite, well-behaved, and friendly. And most importantly, they would pay their rent on time!
However, we are not living in a perfect world. At some point in your property owning experience, you will have to navigate the murky waters of working with difficult, tricky tenants.
Understandably, this is not something any property owner looks forward to. To makes things easier for you, we've created a handy guide full of useful tips to help your next tenant interaction go as smoothly as possible. Keep reading to discover helpful tips for dealing with tricky tenants that all property owners should know.
Record Everything
When it comes to protecting yourself from difficult tenants, one of the smartest things you can do is to record everything. Now, we're not saying you have to take the extreme measure and install cameras everywhere in your own modern version of 1984. You don't have to meticulously record every single mundane detail. However, it is best that you at least write down the key details of what happens during each of your tenant interactions. This takes away the hassle of actively trying to retain every tenant related memory.
It also makes it easier to deal with tenants who are always changing their story. By writing down what was discussed at each tenant meeting, you're making it impossible for tricky tenants to weasel their way out of their tenant responsibilities. After all, it's hard to change your story when you can see it plainly written right in front of you.
Remain Neutral
One of the best ways to maintain order and get tenants to follow your rules is to remain neutral. Now we understand that this is easier said than done. It can be hard to remain passively neutral when you have a tenant telling you one of their latest sob stories. However, it's important that you remember that it's still your tenants' responsibility to meet the standards you have listed in their lease. This means finding a way to make sure the rent is paid on time even if jobs are lost or personal emergencies happen.
That's not to say you have to be cruel or cold hearted. If you'd like you can work out a payment plan or special arrangement to help out your loyal and trustworthy tenants. However, if you have a tenant with a history of personal emergencies that only seem to pop up when the rent is due, it's time to put the emotion aside and stick to the facts: everyone has to follow through on their responsibilities. This means tenants need to pay their rent on time and you need to make sure they do so that you can keep your property running.
Be Personable
Yes, we know we just said to remain neutral, but that doesn't mean you keep every interaction robotic and cold. It's important that you check in on your tenants and try to see things from their perspective. Tenants are most happy when they know you care.
Maybe the elderly woman in 3B is always calling to complain about her upstair's neighbors loud footsteps or the maintenance crew's lack of attention to detail. Even if every bone in your body is screaming not to answer, pick up that phone. Hear what she has to say. While it may be frustrating in the moment, in the long run you are yourself a huge favor.
You see, by doing this you are proving to her that she is a valued tenant who matters to you. If you're able to see things from your tenants' perspective, you can be more effectively accommodating to their needs. Furthermore, if tenants feel valued and respected, they are more likely to be better behaved and overall more pleasant. In short, by listening to the voices of your tenants, you can create a win-win situation that makes everyone happy. What's not to love about that?
Hire A Property Manager
Running a property is hard. Trust us, we get it. You've got a million things to do. The last thing you have time for are late rent payments and obnoxious tenants who just won't leave you alone. Luckily, there's a way you can get all of your important work done without having to deal with tenants at all. Simply hire a property manager!
Property managers are well-trained to handle any type of property from simple single-family homes to immense apartment complexes. They have the vital experience needed to deal with any issues your current tenants may have. Even better, property managers know how to selectively find the best applicants for your property. Through intensive research and screening, they can make the existent of tricky tenants on your property nearly impossible.
Save yourself the headache of dealing with tricky tenants. Sit back. Relax. Enjoy your day and let your property manager take care of everything.
