Frustrated with next business move for my rental

[Mahmuda L.]

I have an individual property manager who does not advertise. So I have to. My place only gets 3 to 4m lease and 9m at best but rare. And I have a very involved work life as an engineer at a big tech company. I could not find individuals who adverse on the side. Renting 5 rooms separately in not allowed in Philly so it’s hard to find companies. I feel cheated when I look for long term candidates and my manager hands them over to her other landlords who have brand new 3b2b without compensating me given candidates often don’t like my place. So even my advertising isn’t benefiting me. The manager has a girl who posts ads on the side, is not too reliable, consistent or pro-active, charges me same for 3m or 9m lease. Should I switch to full service airbnb company? It will be much less profitable. Now I pay 8% management fee but then it will be 20% ish, plus more vacancies so less income. But at least I am not patching tenants on five rooms every 3 to 4 months. I also worry losing trust and business relation with current manager who has been otherwise very reliable to me. Who knows how reliable the airbnb company will be given I am on the other side of the US.

[Nathan Gesner]

Quote from @Mahmuda L.:

I have an individual property manager who does not advertise. So I have to. My place only gets 3 to 4m lease and 9m at best but rare. And I have a very involved work life as an engineer at a big tech company. I could not find individuals who adverse on the side. Renting 5 rooms separately in not allowed in Philly so it’s hard to find companies. I feel cheated when I look for long term candidates and my manager hands them over to her other landlords who have brand new 3b2b without compensating me given candidates often don’t like my place. So even my advertising isn’t benefiting me. The manager has a girl who posts ads on the side, is not too reliable, consistent or pro-active, charges me same for 3m or 9m lease. Should I switch to full service airbnb company? It will be much less profitable. Now I pay 8% management fee but then it will be 20% ish, plus more vacancies so less income. But at least I am not patching tenants on five rooms every 3 to 4 months. I also worry losing trust and business relation with current manager who has been otherwise very reliable to me. Who knows how reliable the airbnb company will be given I am on the other side of the US.

You need a new manager. The rental market is strong and there's no reason they can't find you one-year tenants.

Remember: cheaper doesn't mean you'll make more money.

Start by going to www.narpm.org to search their directory of managers. These are professionals with additional training and a stricter code of ethics. It's no guarantee but it's a good place to start. You can also search Google and read reviews. Regardless of how you find them, try to interview at least three managers.

1. Ask how many units they manage and how much experience they have. If it's a larger organization, feel free to inquire about their staff qualifications.

2. Review their management agreement. Make sure it explicitly explains the process for termination if you are unhappy with their services, but especially if they violate the terms of your agreement.

3. Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers. It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees. Fees should be clearly stated in writing, easy to understand, and justifiable. Common fees will include a set-up fee, leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more. If you ask the manager to justify a fee and he starts hemming and hawing, move on or require them to remove the fee. Don't be afraid to negotiate, particularly if you have a lot of rentals.

4. Review their lease agreement and addenda. Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.

5. Don't just read the lease! Ask the manager to explain their process for dealing with maintenance, late rent, evictions, turnover, etc. If they are professional, they can explain this quickly and easily. If they are VERY professional, they will have their processes in writing as verification that policies are enforced equally and fairly by their entire staff.

6. Ask to speak with some of their current owners and current/former tenants. You can also check their reviews online at Google, Facebook, or Yelp. Just remember: most negative reviews are written by problematic tenants. The fact that a tenant is complaining online might be an indication the property manager dealt with them properly so be sure to ask the manager for their side of the story.

7. Look at their marketing strategy. Are they doing everything they can to expose properties to the widest possible market? Are their listings detailed with good quality photos? Can they prove how long it takes to rent a vacant property?

This isn't inclusive but should give you a good start. If you have specific questions about property management, I'll be happy to help!