How Auburn Property Management Keeps Maintenance Affordable

Whether your home is owner or renter occupied, no one likes to deal with maintenance. It is expensive, inconvenient, and sometimes turns out to be more than you bargained for. If you are a landlord to a rental property, you know that when you take proper care of the property, your tenants do too. When a tenant sees that a property owner respects his house, they are more likely to stay long term and pay the rent on time. Auburn property management company, Real Property Management Select, wants to remove the stress and panic that property owners feel when a maintenance call comes in from a tenant. By following these five simple steps, you are sure to keep your maintenance costs affordable and at bay.

Conduct Maintenance and Repairs During The Turnover Phase

No matter how well your tenants take care of the property, things wear out and break. The easiest time to complete maintenance and repairs needed on a property is when it is vacant. As soon as a tenant moves out and returns keys, landlords should enter the property and conduct a property inspection. Auburn property management firms have long checklists of items to inspect during a vacancy including:

  • Appliances, turn them on and off and make sure they are in proper working order. This includes the garbage disposal
  • Replace filters on air conditioning, heating, and range hood units
  • Test all window locks and blinds
  • Rekey the front door and reset garage codes, if needed
  • Check tubs and showers for reglazing or caulking repairs
  • Inspect countertops, bath and kitchen, for cosmetic appearance
  • Inspect flooring, including carpet and pad, tile, wood, vinyl, and all flooring surfaces
  • Check for holes and scuff marks on the walls and repaint the entire wall, instead of doing a touch up. Touch ups rarely match.
  • Check walls and bathrooms for signs of leaks, mold or mildew growth
  • Inspect medicine cabinets and kitchens cabinets for proper functioning and damage
  • Inspect the landscape and sprinkler systems. Plant new vegetation as needed, remove weeds, and tidy up the curb appeal
  • Remove any debris left behind by the previous tenant

Auburn property management teams work quickly to make a list of repairs and schedule proper vendors. Making repairs to the property while it is empty helps you to rent it more quickly because everything is turn key for showings, gets you a higher rental price, and prevents inconveniencing a tenant while the property is occupied.

Budget for Maintenance

Plan head for maintenance. Set aside one to two month’s rent per year to allow for maintenance. At the start of the calendar year, think about any appliances that you expect will need to be replaced or repairs that you want to do to the property. Auburn property management firms use the following information as a guide to know how long each appliance should last, on average. For a full list of appliances that their life expectancy, click here.

  • Refrigerator: 14 years
  • Stove: 19 years for gas, 16 for electric
  • Microwave: 8 years
  • Dishwasher: 12 years
  • Garbage disposal: 13 years
  • Washing machine: 12 years
  • Dryer: 13 for gas, 14 for electric

Think about major repairs or updates that need to be done on the property as well. This includes roofing repairs, garage repairs, stucco, sheetrock, countertops, flooring, cabinetry and much more.

Be Proactive

An easy way to stay ahead of expensive maintenance costs is to be proactive. Take the opportunity to conduct seasonal maintenance and to check your property through routine inspections. You can catch problems when they are still minor, before they turn into big, expensive repairs. Auburn property management professionals use the following checklist for seasonal maintenance:

Fall Checklist

  • Prune trees and shrubs
  • Clear rain gutters and downspouts of debris
  • Make exterior repairs
  • Check seals and weather strips on windows and doors
  • Seal gaps where rodents can enter an attic or crawl space from outside
  • Check railings on all stairways
  • Turn off hose bibbs/valves and store hoses
  • Clean out dryer vents
  • Replace filters on the furnace
  • Clean the chimney
  • As always, test smoke and carbon monoxide detectors.

Spring Checklist

  • Prune trees and shrubs
  • Replace air conditioning filters
  • Clean and inspect windows and screens for damage and proper installation
  • Inspect for signs of leaks or moisture
  • Check wooden decks and stairs for signs of rott or restain the surfaces
  • Turn on sprinklers and inspect sprinkler heads and adjust to prevent overspray
  • As always, test smoke and carbon monoxide detectors

Auburn property management maintenance costs do not have to break the bank. Keep them affordable by following the steps listed above. Spending a little money now will save you from spending hundreds or even thousands in the future.

Make Yourself Available and Respond Quickly

Property management is an on-call, 24/7 type of job. You never know when a maintenance emergency will happen and you will have to spring into action. Keep your phone with you and turned on at all times. Hopefully a maintenance emergency call does not come through at 3:30 AM, but if it is a true maintenance emergency, you will be grateful you took the call. Responding to maintenance promptly limits the damage and cost to make the repairs. Auburn property management experts know that when a tenant receives first class customer service for maintenance, they are more willing to stay long term, care for the property as if it was his or her own, and pay rent in full and on time.

Preferred Pricing with Auburn Property Management’s Select

When property owners choose Select, they get access to our preferred member pricing from our top rated vendors. Save money on maintenance by choosing Select as your professional Auburn property management company. Call us today.

How Folsom Property Management Gets Your Property Rent Ready

When it comes time to get your home rent ready, time is money. Everyday that your property sits empty is money out of your pocket. It is crucial to your cash flow to work as quickly and efficiently as possible to turnover your rental property and get it ready for viewing by new prospective tenants. Folsom property management company, Real Property Management Select, leases more than five thousand properties each month and has perfected the rent ready process. Follow along for efficient steps when getting your home ready for your next tenant.

Curb Appeal

Inspect the property from the street view. How does it look? Are the flowers pruned and vibrant? Are tree branches dead and overgrown? Are there weeds intertwined between bushes? Is the driveway clear of oil stains or debris? All of these factors impact curb appeal. The front view of your house is the first thing that applicants see when they arrive for a showing. Make your landscape beautiful and attractive. Folsom property management teams suggest landlords fertilize, mow the lawn, trim dead tree branches and flower stems, or replace dead plants as needed. Check the sprinkler system and make sure your vegetation is getting sufficient water.

Maintenance and Repairs

No one wants to move into a new rental property to find appliances are broken, the air conditioning system does not work, or a pest control problem. Once the previous tenant moves out and returns keys, enter the property immediately. Time is of the essence when turning over a rental property. First things first, rekey the property. This should be your first step upon starting the turnover process. This protects Folsom property management companies from liability, and protects the future tenant. Even though a landlord may have received all keys that were issued at the time of lease signing, you never know if they have made extra copies and handed them out to friends or family. Test all appliances, replace filters on the air conditioning unit, furnace, and hood ranges. Paint the walls a neutral color that is attractive to all people. Do not do a touch up paint, as the wall will likely appear blotchy. Paint the entire wall that is in need of paint. Clean or replace carpets and flooring as needed. Test and replace the batteries in smoke and carbon monoxide detectors. Know the laws in your city regarding smoke, carbon monoxide, and radon detectors. Folsom property management firms are required to provide smoke alarms and carbon monoxide detectors in dwellings.

Get Your Price Right Through Market Comparisons

Pricing your rental property can be crucial to your success and vacancy time. If you price it too high, you run the risk of an extended vacancy time. If you price it too low, someone will snatch it up immediately, and you could have achieved a higher rent price, which would have  increased your monthly cash flow. Complete a market comparison analysis to make certain your price is competitive with similar properties. Folsom property management teams conduct market comparisons by looking at active rental listings that offer similar square footage, bedroom and bathroom ratios, have similar amenities, updates, and features. Pick properties that are within a 5 mile range of your property. Call the manager or landlord and ask them what their property has to offer. Find out about their security deposit prices, application fees, and any other fees that are included or excluded in the rental price. Once you have determined a ballpark range, start high. Test a rental price on the higher end of the range and see how much interest you get. If your phone is slow to ring, this is a good indicator that you should lower the price. Folsom property management professionals list their rental rates just below the fifty dollar increment mark. For example, a rental price appears more attractive to potential renters if it is listed at $2,295 instead of $2,300. Likewise, $2,245 looks more attractive than $2,250. Try it out and see if you are more successful by listing with this strategy in mind.

Showing the Property

Create a warm and inviting atmosphere for your prospects. Keep the utilities turned on and keep the thermostat at a comfortable temperature. It is a quick turnoff for renters when they walk into a dark house that is freezing cold or blistering hot. Place a neutral air freshener inside the property in a conspicuous location. Make sure it is not too potent. Keep up with lawn care during vacancy or hire a landscaping company to do it for you, so you can focus on showings and applications. Folsom property management team, RPM Select wants to remind landlords to please consider your safety when showing a property. Stand at the front door or on the front porch while your prospective renters walk through the house themselves. This often makes them feel more comfortable anyway, and it keeps you safe.

Folsom Property Management Company, Select’s Proven Rent Ready Process

Select is known for getting rental properties rent ready in record time. When you hire Select to lease your property for you, you know that all work will be done efficiently, showings and correspondents will be carried out in a professional manner, and you will end up with the highest quality of renters who are more than qualified to lease your home. Put our proven process to the test in Folsom. Property management experts are standing by waiting for your call. Call us today.

How Elk Grove Property Management Teams Find Reliable Tenants

Picture this: your perfectly reliable long term tenant has just turned in his 30 Day Notice to Vacate. Almost immediately, your heart drops. Your fear increases as you anticipate finding a tenant who will be equally responsible and respectful of your property. Has this happened to you? We hope it has. If not, you are not getting the best tenants for your property. Elk Grove property management team, Real Property Management Select, has a proven process that gets clients the highest quality tenants, that leaves them sad to see a tenant move out. They do not need to be sad for long, knowing that with Select professionals on their side, their next tenant will be equally as wonderful.

Tenant Screening

Do not learn the hard way by making a hasty decision when accepting an applicant. The worst thing you can do as a landlord is to be so desperate to fill a vacancy that you lower your standards and accept someone who is unqualified. Screen your tenants carefully and thoroughly. Though it sounds pessimistic, do not give anyone the benefit of the doubt. Let the facts you discover when going through the following steps, speak for themselves.

Require an application

Elk Grove property management companies require that any person who is interested in living at your property and is 18 years old or older, must submit a filled out and signed Application to Rent. An application should inquire as to the person’s legal name, social security number, residence, previous residences, employment information, monthly monetary obligations, if the applicant has any pets, or if the applicant smokes. Always require an application fee. This fee generally ranges between $25 and $40. This fee should be non-refundable. It is needed for the landlord to check credit reports, employment verification, and rental history.

Income Requirements

A general rule of thumb that landlords follow is to require that an applicant makes a minimum of three times the rent amount. Elk Grove property management professionals look at gross household monthly income. If your monthly asking rent is $2,200, your applicants must make a gross household income of $6,600 monthly. That is around $80K annually. Requiring a 3x income ratio gives landlords peace of mind knowing that their tenants can afford to pay rent each month, in addition to their other bills and common living expenses.

Sufficient Income Proof

The following documents should be accepted as proper income proof; two most recent pay stubs, an official offer letter printed on letterhead and signed by the hiring manager or HR manager, six months of bank statements, previous two years of tax return documents, social security statement, or a pension statement. Elk Grove property management experts should always contact the HR department or applicant’s manager to verify employment and to make sure the income proof is not forged.

Verify Rental History

In addition to verifying employment and checking credit, some of the most telling information you can gather about an applicant comes from his previous landlord. The previous or current landlord has walked in your shoes. They know first-hand if this applicant is reliable and respectful of rental properties or not. When verifying rental history, be careful of what you ask. Here is a list of questions that you can legally ask a previous landlord:

  • Did the tenant pay their rent in full and on time each?
  • Did the tenant ever have late payments? If yes, how many?
  • Was the tenant ever served an Unlawful Detainer?
  • Did the tenant take good care of the property?
  • Would you rent to this person again?

Credit Report

Elk Grove property management firm, Select puts a lot of weight on credit scores. And for good reason. Credit scores tell landlords if an applicant pays their bills in full and on time. A perfect credit score is 850. Do not expect your tenant to have a perfect credit score. Be leary of applicants who have a credit score under 620. If an applicant has an outstanding debt that they owe, do not accept them as a tenant. You can however, give them a Conditional Acceptance, which means they must go to the creditor and pay the debt, then bring you back a receipt that proves the debt has been paid.

Criminal Background Checks

When checking credit, Elk Grove property management professionals can also check for violent or sexual crimes committed by the applicant. Violent or sexual offenders can bring additional liability to you. Do not allow such offenders to live at your property.

Know the Laws for Elk Grove Property Management

Be careful that you do not discriminate when showing your property or accepting rental applications. Remember there are protected classes of people. The Fair Housing Act protects people from being discriminated against for their race, color, national origin, religion, sex, familial status, and disability. If an applicant states that they have a service animal, you cannot discriminate against them because of it. You also cannot require that they pay a deposit for their service animal.

How Select Protects You

With more than 30 years of experience in property management, you can rest assured knowing that we follow a rigorous and thorough tenant screening process. We do things right every step of the way. Take the guessing and finger-crossing out of approving tenants to live at your property. Elk Grove property management professionals at Select know how to protect you. Call us today.

Your Guide to Faster leasing with Sacramento Rental Property Management Company, RPM Select

The quicker you can find a new tenant, the better. True or false? True, unless you are lowering your standards to fill the vacancy more quickly. What if we told you that you could have both; fill a vacancy in record time and find a highly qualified tenant who is respectful of your property? It can be difficult to find, but it is possible in rental property management. Sacramento team, Real Property Management Select, has a proven leasing process that gives property investors the package deal. Below is a step-by-step guide that has been proven over and over again to shorten vacancy times and get property owners the type of tenant they deserve.

Act Quickly

Everyday that your property sits vacant, it costs you money. For example, if your rental price is $2,175 and your property sits vacant for two weeks, you have lost out on $1,015 cash flow. When your property is occupied, it brings in $72.50 every day. Think about it, that money goes a long way. It can buy groceries, fuel for your car, or pay your cell phone bill in two or three days. Sacramento rental property management professionals at Select are aware of the impact vacancies can have on your bottom line. That is why they act quickly to get the property rent-ready. Getting a property rent-ready includes rekeying the property, maintenance, paint, carpet cleaning or replacement, re-caulking of tubs, showers, and sinks, taking care of any updates, cleaning of the property, and much more.

Determine a Rent Rate

One of the biggest mistakes landlords can make is marketing their rental property at the wrong price. If you price it too low, you will fill the vacancy quickly, but run the risk of lower quality tenants. If you mark the rent price too high, you will find yourself with a prolonged vacancy. Rent prices in rental property management in Sacramento must be handled delicately. The industry experts at Select have more than 30 years of experience in conducting market comparisons. They research which properties are currently listed for rent, what amenities are included in the property, the location of the property, and services offered in order to determine an accurate rental rate.

Advertise Aggressively

The easiest and most efficient way to advertise a rental property is through online platforms. Renters want to see a variety of properties in the quickest and easiest way possible. The internet allows them to do exactly that. They can scroll through websites and click from one property to the next, all from the comfort of their couch. Start with advertising on some of the top used rental home search sites like Zillow, Hotpads, Craigslist, Trulia, and your local online classifieds in Sacramento. Rental property management teams should also advertise on their websites. Place “For Rent” signs in the front yard or outside the complex of your condo to maximize the amount of people that see your property is available for rent.

Respond Quickly

Answer all inquiries on demand. Make yourself available to answer phone calls, text messages, emails, and walk-ins. The best time to talk to someone interested in your property is when it is convenient for them. When you respond immediately to inquiries, you are more likely to find your tenant quickly. In addition, many rental home seekers are calling multiple properties back-to-back and can easily lose track of which property is which. A quick response time helps prospective applicants know if they are sincerely interested in your property. The best rental property management Sacramento teams schedule professional showings within a 24 hour time period of accepting an inquiry. Try to get your interested applicants in to see the property very quickly. The further out the appointment is, the less likely they are to follow through and show up to it.

Applications

When it comes time to accept rental applications, require that all people who are 18 years or older submit a filled out and signed application. When they return their application, they must also provide sufficient income proof, an application fee, and a security deposit. Once you have verified that you have all of the above mentioned documents, conduct background checks. These checks should include credit, criminal, and rental history verification. Sacramento rental property management team, Select, collects applications from as many applicants as possible. Doing so gives them the opportunity to pick the highest qualified tenant.

Lease Signing and Move-in

The leasing stage of rental property management in Sacramento is often the most stressful. Once you have reached the lease signing step, you can breathe a small sigh of relief. When it comes to signing the lease agreement, clearly explain each paragraph to your new tenant to ensure they understand everything that is expected of them. Allow them enough time to read every word of their lease agreement before signing it. Clearly outline when rent is due each month, how they can pay rent, the correct amount of rent, what happens if they fail to pay, how to communicate maintenance requests, tenant rules while on the property, and more.

Why You Need the Best of Rental Property Management in Sacramento

When you choose Select, you can expect regular leasing updates and first-class customer service. We get our clients the most qualified tenants, lock them in for longer lease terms, and we do it all in record time. Do not allow yourself to lack the resources or knowledge to rent your property efficiently. Increase your cash flow and reduce your stress. Call us today.

How Property Management Companies in Sacramento Avoid Evictions

Evictions are easily one of the most expensive and stressful situations a landlord can find themselves in the property management industry. They are costly, time consuming, and must be carried out perfectly and with proper legal counsel to be valid. Private landlords and professional property management companies in Sacramento can do their homework for hours on tenants; checking credit, verifying income proof, checking personal references, and conducting background checks, but the truth is, an eviction can fall on even what appears to be the safest and most reliable tenants. Life happens, income can be uncertain at times, or tenant circumstances and lease agreement compliance can change. There is no guarantee that you will be eviction-free as a landlord. But there are some precautions that landlords can take to protect themselves.

Screen Thoroughly and Rigorously

If you have experienced the leasing phase of property management, you know that with each application, comes a new scenario. You may think you have found the perfect tenant, but as you run their application, you find their credit score is in the high 500’s. Or their income is not sufficient. Or they have had an eviction on their record within the past seven years. You find yourself getting frustrated and desperate to lock in a tenant. Do not fall victim to settling for a tenant who does not qualify. Property management companies in Sacramento warn landlords to keep their tenant screening standards high, regardless of how long it takes to find a tenant. Below is a list of some of the most common reasons you can legally deny a tenant application:

  • Low credit score: If a credit score is lower than 620, you can reject a tenant application. Credit scores show landlords if tenants pay their bills in full and on time.
  • Insufficient Income: A good rule of thumb is to require a minimum of at least three times the rent amount. If rent is $2195, the tenants gross household monthly income must be at least $5,268. This ensures your tenants makes enough to not only pay rent, but also pay their monthly bills and everyday expenses.
  • Failure to Provide Income Proof: Property management companies in Sacramento state that sufficient income proof is defined as the following: two most recent pay stubs, previous year’s tax return documents, six months of bank statements, an offer letter on official letterhead, or a social security benefits statement. Always verify the income by contacting the human resources department of the applicant’s employment.
  • Pets or Smoking: If an applicant states that they have a pet and you have a no pet policy, you can legally deny their application. Be careful that you do not deny a service animal. Cigarette smokers are not a protected class. You can have a no smoking policy in your lease agreement without discriminating against any protected classes.

There are many more legal reasons you can deny a tenant application, but the ones mentioned above are the reasons landlords see most often.

Property Management Companies in Sacramento Handle All Eviction Correspondents Legally

Evictions are often unexpected, but always stressful. As a landlord, it can be frustrating to not handle things your way. Evictions must be carried out in accordance to the law. Legal counsel will often advise landlords to have no verbal contact with their tenants during the eviction process, as this could halt the process. If you have a legal reason to evict a tenant, counsel with your lawyer. Here are a few reasons that property management companies in Sacramento can legally evict a tenant:

  • Failure to pay rent on time
  • Criminal activity
  • Causing damage to the property
  • Unapproved pets
  • Unauthorized tenants
  • Indoor smoking on the property
  • Subleasing of the property
  • Nuisance complaints
  • Threats against other tenants

Evictions can take as long as four to six weeks to be completed and can cost upwards of $5,000 if the tenant decides to contest the eviction in court. If no contest from the tenant, court fees can cost between $400 and $750. This does not include the loss of rent during the eviction, cleaning fees, or hauling fees if the tenant fails to remove their personal items from the property.

RPM Select’s Eviction Protection Program

Property management companies in Sacramento know that the eviction process takes an emotional toll on landlords. That’s why Real Property Management Select created the Eviction Protection Program. This is a program that costs property investors a low monthly fee, that protects them if an eviction occurs at their property. This low monthly fee pays for the filing, legal fees, and court costs in the event of an eviction. It does not cover a writ of possession or the move out costs of the tenant.

Why You Need Select

Collections and evictions are part of business in this industry. With Select, you get trustworthy service from professionals who have more than 30 years of experience in property management. Whether it is an eviction, lease compliance issues, or you simply need help finding the right tenant, we have your back. There is a reason we are ranked as one of the top property management companies in Sacramento. Call us today.

How Communicating Can Make or Break You in Rancho Cordova Property Management

Talking, exchanging information, telling stories, discussions, chatting, emailing, texting – whatever you want to call it, it is communication. Communication seems like it should come naturally, and for some it does. For others, not so much. Whether it comes naturally and unnaturally to you, it is crucial for property managers to communicate with home owners and tenants regularly and effectively. Clear communication goes both ways. Tenants and property owners are also encouraged to reach out and communicate with Rancho Cordova property management teams. Here are some tips that all parties involved can benefit from to ensure they get the best experience out of investment properties.

How Rancho Cordova Property Management Teams Should Communicate with Property Investors and Tenants

At RPM Select, we value clear and often communication with our tenants and clients. We feel that like any successful relationship or business partnership, communication is key. Without it, one or both sides of the partnership would be lost and confused. We have many avenues for communicating and relaying information. In 2019, one of the quickest and simplest ways to communicate is through technology. Clients who hire Select to manage their investment property will get instant access to an Online Owner Portal. Tenants who rent a property from us will get instant access to an Online Tenant Portal. These can be accessed from our website, 24 hour a day, from anywhere in the world. You can view the following information from your Owner and Tenant Portals:

  • Owner Portal: view financial statements, request assistance, view rent collections, review work orders, see property photos from your last property inspection, view weekly updates when your property is in the leasing phase, see application information during the leasing phase, and find tax return information.
  • Tenant Portal: pay rent, request maintenance, communicate with your Rancho Cordova property manager at Select.

We also offer a 24-hour hotline that allows property owners and tenants to call if they need assistance. Tenants can report a maintenance emergency and owners can discuss urgent concerns. Even after hours, we are always ready and available to serve you. Property managers should communicate in a polite and professional manner at all times, even when a stressful or inconvenient situation arises. If you are unable to answer calls at all times of the day, consider outsourcing your maintenance hotline to a dispatch center.

How Property Owners Should Communicate with Property Managers

The friendly leasing professionals at Select conduct thorough and rigorous market comparison research on a property as it is gearing up to enter the leasing phase. We encourage our clients to discuss preparations of the property before showing it to new prospective tenants, any renovations or updates they would like to perform, and even rate rates for their Rancho Cordova property. Management personnel with Select are ready to listen and guide investors so they can get top dollar for their property.

How Tenants Should Communicate with Property Management

Lease agreements should clearly outline when tenants should contact property management. Some of these reasons include maintenance requests, nuisances, or any report of misconduct performed by a fellow tenant. Renters should alert a property manager immediately of maintenance requests or any pest findings. An infestation of pests can quickly spread, causing harm and a health hazard to occupants and surrounding structures. Tenants must also clearly and officially communicate a request to vacate the premises. These requests are often called a Notice to Vacate and should be turned into your property manager in writing.

Communicating with Vendors

Too often property owners complain about the amount of time it takes to get service from vendors. Our Rancho Cordova property management team is known for getting the best vendors in record time to respond to repairs. We work with our preferred vendors who provide us with affordable and discounted rates, they know our properties, and know they will get paid upon completion of the repair. Our Select team follows up with tenants after the work in completed to make sure it is done to their satisfaction. Scheduling repairs with vendors while a house is occupied can be difficult. Management must communicate with the occupants with Entry Notices so that vendors do not enter unexpectedly. Doing so could result in a lawsuit.

Communicating Through Advertising

We use technology to its fullest capacity when communicating with all people involved in a rental housing market. Through technology, Rancho Cordova property management companies can advertise rental properties and communicate rental prices, show pictures to interested renters, and inform them of rental guidelines and requirements. Our expert staff at Select is quick to respond to all property inquires and set viewing times. Every website that allows interested renters to email, call or text an inquiry about a property.

Why You Need Select

Life gets busy and it is easy to forget to communicate with all parties and document all conversations you have had as a property manager. Do not let the stress and failure to communicate with tenants, vendors and Rancho Cordova property managers lead you to have a negative experience as a landlord. The trusted staff at Select has many systems in place, many of them automated, to make certain that communication never slips through the cracks. Call us today.

How Rocklin Property Management Teams Keep Properties in Pristine Condition, Without Spending a Fortune on Maintenance

If you want to keep your investment property in excellent condition year-round, but are afraid of the cost, RPM Select has a cost effective solution. Clients who hire Select know that their properties are well cared for and maintained because we perform routine maintenance and property inspections to catch small problems before they become big ones. Our Rocklin property management team inspects everything from the exterior walls, landscaping, appliances, mechanical issues, and even things as small as bathtub caulking. We have a thorough checklist to make sure we never miss a beat during our inspections. Conducting routine property inspections helps appliances last longer, saves property owners money, and keeps tenants happy.

Interior and Exterior Property Inspections

Property investors can trust Select to conduct quarterly or semi annual property inspections. During our inspections, we cover both the inside and outside. Our property care assessments are performed by proper personnel who have the skills, experience, and education to recognize a problem if and when they see one. Below is a checklist that we follow to make sure we complete a thorough inspection.

Exterior Inspections Checklist

  • Inspect the roof and check for any areas that could manifest a leak.
  • Clean out rain gutters and downspouts.
  • Test out the sprinkler system to make sure sprinklers are spraying the correct landscaped areas and there is little to no overspray. Rocklin property management companies have been especially sensitive to overspray as many counties in California have strict guidelines regarding irrigation since the drought. Though the drought is over, we are still conscious of water conservation.
  • Prune any trees, bushes or flowers. Check for overgrowth of trees and trim tree limbs so they cannot reach second story windows. This could cause a safety hazard or lure an intruder.
  • Inspect the sidewalks, driveways, and patios for cracks or caving of the cement. Restain wood decks to prevent splinters.
  • Check for cracks or splitting in exterior stucco walls. If cracks are big enough to slide a quarter in, they need repairs.
  • Test all door and window locks. Inspect the weather stripping and silicone seals on doors and windows to prevent drafts or leaks.

Habitability Laws and Rocklin property management companies are required to assess the conditions of rental properties to make sure they are safe. These inspections are most commonly completed during turnover, but Select conducts regular property inspections even while it is occupied to ensure the health and safety of its tenants.

Interior Inspections Checklist

  • Post a formal and proper Entry Notice on the resident’s door, informing them of the date and time frame that you will be entering the premises.
  • Inspect and test all appliances to make sure they are in proper working order.
  • Inspect the flooring for any tears, rips, or stains. Look for edges of flooring that could cause a tripping hazard.
  • Check walls for excessive or large holes. Normal wear and tear is expected, but gaping holes should be addressed and repaired.
  • Inspect toilet seat covers, glass shower doors, and stairway railings to see that they are fastened tightly and correctly.
  • Change filters on air conditioning units and furnaces. Rocklin property management companies recommend regular tune ups on heating and cooling systems to prolong the life expectancy.
  • Test all window blinds and replace damaged blind slats.
  • Test all window and door locks. Failure to provide a secure premises could result in harm to your tenants.
  • Look for any evidence of pests. Signs may manifest themselves through animal droppings or particle dust on window sills. Know which type of pests are common for housing in Rocklin and study about them accordingly.
  • Enter any crawl spaces or attics to looks for leaks or pests.
  • Test smoke and carbon monoxide detectors and replace batteries as needed.

Lease Violation Checks

While inside the premises, you can also inspect for lease compliance in your home in Rocklin. Property management experts know that laws allow for a certain number of people to occupy a home depending on the number of bedrooms. A clear sign that your tenant is overcrowding their rental is when beds and clothing are out of place. For example, if you see a mattress and clothing dresser located in the living room, and more beds and clothing in the bedrooms, you can feel confident assuming that unauthorized tenants are occupying the property with your authorized tenants. Allowing unauthorized tenants to live at the property is a lease violation and the tenants listed on the lease should be notified immediately about your findings. Landlords can also check for the presence of pets. Many property management companies do not allow pets. If you are managing a No Pet Policy property, look for dog feeding bowls on the floor or a litter box. If you have a No Pet Policy and find that there is a pet living at your property, address it immediately in writing and tell the tenant a date by when the violation must be fixed.

Rocklin Property Management Team, Select Takes Action

A way to track the condition of your property is to take pictures during your inspections. Take photos if you find a large hole or bubbling paint on the wall, mold growing on the bathroom walls, or a smoke detector that has been removed from its proper location. You can also take pictures of evidence of a lease violation like the ones listed above. After your inspection is complete, take action if needed with scheduling repairs with licensed and insured vendors. Being proactive with repairs will save property owners money in the long run. Small repairs now prevent big repairs later.

Why It Matters

When you care for your property, tenants notice. When tenants see that a landlord cares about the property and them as tenants, they will likely treat the property with more care and respect. Tenants are also more likely to report maintenance when they know it will be addressed promptly by their landlord. All of these things will save investors money, keeping their cash flow coming in on time each month. At Select, we can do all this and more. With more than 30 years of experience, investors trust the leader of Rocklin property management companies, Select. Call us today.

Roseville Property Management Teams Avoid Legal Problems

There is a right way and a wrong way to conduct Roseville property management. Do it the right way and you will have a positive experience while getting a good return on investment. Do it the wrong way and you can land yourself in hot water, quickly. Landlords who do it the wrong way are often uneducated about laws, lazy or cheap. Do not let yourself fall into one of these categories. Doing so can cost you thousands of dollars, days in court, and can ruin your reputation as a property manager. If you want to stay out of trouble, educate yourself on all federal, state, and local laws. Participate in continued education courses and simply treat others the way you would want to be treated.

Adhere to All Laws

Some of the most popular and important laws that landlords must obey are the Americans with Disabilities Act, the Fair House Act, and Habitability Laws. Each law protects the following people:

  • Americans with Disabilities Act: This law protects and prohibits discrimination from Roseville property management companies against individuals who are disabled. This includes physical and mental impairments that severely limits one or more major life activities.
  • Fair Housing Act: This law protects and prohibits discrimination against people based on their race, color, national origin, religion, sex, familial status, or disbility.
  • Habitability Laws: These laws provide minimum requirements for landlords with the purposed to protect renters by ensuring they are living in safe, habitable conditions that safeguard life, health, limb, property, and public welfare.

When leasing your rental property, be certain to treat all prospective renters equally and with respect. If you give a discount to one, you must give that discount to all until the day is over. Starting on the next day, you can change your rental price or promotions. Market or advertise your rental property to all classes of people. Do not target certain audiences that you want to rent your property. For example, Roseville property managers cannot say in their ads “…looking for female occupants only” or “…only for high income professionals with no kids.” There are people who are hired by anti-discrimination companies to be Secret Shoppers. A Secret Shopper is someone who pretends to be interested in your rental, but is really there to test you to see if you present any signs of discrimination against them that fall under the ADA or FHA.

Remove Liability from Yourself

Private landlords and Roseville property management experts can protect themselves from legal problems by hiring licensed and insured repair workers. Ask your vendors if their liability insurance is current. Most vendors will be happy to show you proof of licensing and insurance as a guarantee. Hiring repair companies with good reputations and the proper credentials helps to remove liability from yourself if the work is not done correctly or if a faulty repair results in the harm or injury of your tenant. If you complete a do-it-yourself repair and something goes wrong, resulting in the death or injury of your tenant, you can expect an expensive lawsuit coming your way. Roseville property management companies must also operate under a licensed real estate agent. Licensed agents are allowed to collect money for security deposits and rent. Respond quickly to all maintenance requests, whether small or large, and keep yourself available at all times. Yes, that means even at 4:00 AM and on Christmas Day. Making yourself available to tenants lets them know you care about them and your property. In return, they will treat your property well and with respect knowing that you do too.

Honesty, Record Keeping, and Confidentiality

Accounting and Security Deposits must all be handled correctly and by a licensed real estate agent or overseen by him or her. This includes disbursements of funds or deposits after move out, accounts payable, and receivable. Be honest in your money dealings and keep spreadsheets or use official property management software for record keeping. Roseville property management teams that want to avoid legal troubles document everything. Document maintenance, when the request was received, when and how you responded, what company you hired to make the fix, and your follow up conversation with the tenant regarding their satisfaction with the work. Document all conversations you have tenants regarding lease violation findings, property concerns, entry notices or rent payment difficulties. Keep all private data confidential. Tenant applications have Social Security Numbers listed on them and must be kept in a locked filing cabinet.

Avoid All Risks of Lawsuits by Hiring Roseville Property Management Team, RPM Select

The experts at Select have more than 30 years of experience and have been highly trained and certified to operate as property managers. They participate in continued education classes to make certain they are always up to date on the latest changes to housing laws and that they are following each law perfectly. Do not risk your chance of a lawsuit by hoping you know the laws well enough. As you can see above, there is a lot to know and remember. One slip and the profit margins on your rental property are down the drain. Keep yourself and your money safe, call Select today.

Additional Services Offered by RPM Select, The Leader In Property Management In Sacramento

The majority of property management companies require that you hire them for the whole kit and kaboodle. They want your money and they will find ways to mask hidden fees without you noticing. Unfortunately, this can put a bad taste in property investor’s mouths for the rest of the management companies who are honest and upfront about all costs. At RPM Select, our clients will never find a hidden fee or extra cost they did not expect. We simply do not operate that way. We put our client’s needs first and make that our priority in property management. Sacramento property investors can hire Select for as much or as little work as they need and we always respect their wishes. We offer additional services to accommodate all investors.

Lease-Only Service

One of the most exhausting and risky tasks that landlords can participate in is the marketing and leasing phase of property management. Many things can go wrong during this crucial time if they are not educated and cautious in their proceedings. Landlords can run into hiccups in Fair Housing Laws, accept applicants with bad credit or rental history, fail to market in the right places, or neglect conducting market comparisons to ensure they will get top dollar for their rental. Select is the top pick for investors for property management in Sacramento because these mistakes will never be made with us on your side. If you are looking to rent out your property faster, find highly qualified tenants, market aggressively, and have all things done legally, you need Select. We offer lease-only contracts to property owners who do not need the continued management service once the property is occupied. You are not obligated to any other fees or contracts when you choose the lease-only option. Some of the things that are included in the lease-only contract include the following:

  • Re-Keying of the property
  • Repairs and updates to the property
  • Cleaning of the premises
  • Aggressive marketing and advertising
  • Showings of the property
  • Rigorous tenant screening process
  • Curb appeal maintenance
  • Lease signings

Once your tenant has moved in, we move out of your way and your bank account. If you desire more help after this process, we would be happy to assist you.

Preferred Vendor Partnerships

Maintenance costs can be expensive and inconvenient. Our clients who participate in a Sacramento property management contract with Select will get access to our preferred vendor pricing and partnerships. We hire only licensed and insured vendors who have reputable track records. They offer us deep discounts on service and parts, which we pass on to our clients. Whether it is a small repair to a garbage disposal or a leaking pipe that has caused thousands of dollars of damage, you no longer have to worry about high maintenance costs eating away at your profit. And no more phone calls to multiple vendors or waiting for quotes to come rolling in. Our professional property management Sacramento team works quickly and efficiently to respond to maintenance requests from tenants and schedules the proper vendors. Clients who participate in our vendor partnerships remove liability from themselves, which in turn protects them from legal fees in the future.  

Eviction Protection Program

Did you know that one in seventeen renter households between the years of 2000 and 2016 received eviction filings against them? According to data collected by The Eviction Lab at Princeton University, one in forty households were actually evicted during this time. Did you also know that an eviction can cost a property owner roughly $6,000 – $8,000 and can take four to six weeks? Just think of the monetary losses and headaches evictions can cause for property owners. The risk of eviction is not worth it. As the leader in property management in Sacramento, we take every precaution to prevent an eviction for our clients. We have a rigorous and proven tenant screening process, which has helped us achieve a less than one percent eviction rate. But we cannot guarantee it will not happen. That is why we offer an Eviction Protection Program to our clients. Our Eviction Protection Program costs $19/month and covers the following:

  • Servicing the Complainant with a Notice to Vacate
  • Preparation of Paperwork and Filing
  • Lawyer Fees
  • Two Appearances in Court
  • Court and Filing Fees
  • Coordination with Law Enforcement for Notices to Vacate
  • Writ of Possession

Do not gamble with the risk of eviction. Keep your investment safe and let us protect you from an expensive eviction.

Why Clients Get the Best Sacramento Property Management Service From Select

If you are looking for the most experienced and professional property management team, Select is the choice for you. We handle all things property management including turnover, maintenance, property inspections, marketing, showings of the property, application processing, lease signings, rent collection, evictions, and renewals of contracts. You can rest easy knowing our 30 years of unmatched experience has served us well in protecting property investors. Call us, the leader in property management in Sacramento, today.

Why Property Management Companies in Sacramento See Single Family Homes As the Most Profitable Investment

Should I invest in a multifamily property or a single family property? It is a decision that all property investors debate. The reason for the debate is that both prove to be profitable, but investors choose between the two types of properties depending on their holding strategy, exit strategy, and affordability. Property management companies in Sacramento are seeing investors get huge returns on investment on single family homes. Many factors play a role in these returns including appreciation, affordability, rent rates, management, and the stigma that surrounds the term “renters.”

Affordability and Appreciation

Home values have slowly been on the rise since 2008 and investors who bought single family homes back between 2008 and 2015 are seeing big appreciation gains. If you did not get into the investor housing game back then, it is not too late. Housing prices are still affordable due to relatively low mortgage rates and single family homes are cheaper to purchase than a multifamily complex. Even more important than those variables are rising rent rates. Record high rent rates are allowing property management companies in Sacramento to get top dollar for their clients who own single family homes. Property owners are cash flowing better than ever in 2019 thanks to the supply and demand in the rental market, driving up rent rates.

Easier Lending Terms

Single family homes have easier lending terms than multifamily complexes. You only have to put down between 10 and 15 percent for a down payment. On multifamily housing, buyers are required to put down between 25 and 30 percent. Interest rates are also lower for single family properties, but keep in mind that lenders change interest rates based on the home being owner-occupied versus renter-occupied. Mortgage rates are hiked up for renter-occupied single family housing. Property management companies in Sacramento report seeing mortgage rates increase between 0.25 and 0.50 percent for renter-occupied dwellings.

Easier to Manage

Plain and simple, a smaller property is easier to manage than a large property. For starters, less maintenance goes into a single family home than a multifamily property. Maintenance costs are lower, the amount of time that you spend on maintenance is less, and a fewer number of tenants means not as many things should go wrong due to tenant error. Property management companies in Sacramento also see that less yard maintenance is a bonus for owners of single family homes. Owners of multifamily complexes need to hire a landscaping company to care for the lawn, plants, flowers, trees, and sprinkler system. On the contrary, the renters who occupy a single family home are generally required to maintain landscaping. Management companies enforce the lease agreement rules that state they must care for the landscape. Showings of the property during vacancy are less stressful and less frequent. The more units you have, the higher the risk for vacancy. Sacramento property management companies know that single family homes generally attract renters who plan to stay in the home for a couple of years. They are also more likely to have children, so school schedules and job stability keep them from moving often.

Buy and Hold

Single family homes will always be in demand. When you purchase a single family home for the purpose of an investment, you have a bigger buyers market to pick from when you are ready to sell. Selling a single family home can attract buyers who plan to occupy it as well as buyers who are ready to rent it out with the help of property management companies. Sacramento property investors have switched their previous business models from buy and flip, to buy and hold. A few reasons why the buy and hold strategy is working for property owners right now is that rent rates are sky high, the demand for rental properties is high, and the newer generation does not value the “settling down” mindset as much as people did in past years. Millenials are on the go and enjoy the flexibility of not being tied down by home ownership.

High Income Clientele

Renters of single family homes have changed as the economy has changed. Property owners are seeing more stable and reliable tenants in their single family homes than with multifamily housing. RPM Select, the top rated Sacramento property management company recently reviewed results released by the U.S. Census which states that the number of high income renter-occupied households was increasing faster than owner-occupied households. They defined high income renters as those making $150,000 annually or more. The stigma that once surrounded the term “renter” is obsolete.  

Why You Can Trust Select, the Top Property Management Company in Sacramento

If you have a single family home for rent and need a management company, you can put your trust in Select. Single family homes make up 70 percent of our nationwide portfolio.  We have more than 30 years of experience in the property management industry and have proven to our clients that we know this business better than our competitors. If you want the best, call us today.