All Forum Posts by: Beth L.

One thing we like to do is install a deadbolt and just a regular knob with no lock at the bottom. This prevents tenants from locking themselves out, since they need to use the key to lock the deadbolt behind them when they leave. It is also cheaper.

@Chris K. I would go with the tub surround. We just put a 3-piece in a nicer rental. The plumber recommended the Sterling Ensemble from Lowe's since it is maintenance free (Never needs caulked!!!) It interlocks together.  It also has a matching tub available. It's only $259, less if you have a coupon. :-)

http://www.lowes.com/pd_212073-7-71224800-0_0__?Ntt=212073&UserSearch=212073&productId=3390596&rpp=32

If the link doesn't work, it's product #212073

@Mike D. 

 I would be interested in more thoughts on this as well. We have an ex-tenant that owes about $400 for damages that they are disputing. Our lawyer said that it wasn't worth it in cost for them to pursue it. They sent a demand letter for us and that only cost $25. Lawyer said that if we wanted to pursue it further we could ourselves by filing with the court for $28. But I know that these people will not back down and will never pay it, even though they should. I may just drop it. Not worth the stress and effort I think.

@Bryan N. I also inspect the property and change the A/C filters every 3 months. However, right now everyone's maintenance schedules are different, so I am changing it so that each property has the same schedule of January, April, July, October, no matter when a tenant moves in. Since most of my properties are close together, this will make the maintenance more efficient.

@Marc Dufour Not sure about CA law, but here in Maryland we have to do the walk-through within 5 days before lease end or up to 5 days after lease end. The tenants generally are not present, they usually leave the keys on the kitchen counter before they leave. However, they have the right to be present.

I really don't care much about getting the keys, since we change the locks before another tenant moves in anyway. Do you guys do that at each turnover?

@Precious Thompson I have lowered my rent in the past. In both cases it was because there was only one or two people staying in a 3 bedroom unit. I knew that the wear and tear on the property, and water usage (which I pay for) would be lower with only one or two people rather than 6.

@Precious Thompson I only include the fees that I, as the owner, will be carrying as operating expenses, when I do my analysis of a property. I do not include utilities or other expenses that the tenant will be paying. Here, the water/sewer has to stay in the owners name, so I always pay this and include that in the rent.

Responsibility for utilities and HOA fees, etc. can vary from area to area. Check to see what other landlords are posting in their rental listings on Craigslist, or call some and ask what fees are included in the rent. This will give you a good idea on what is common practice in your area.

Here, it really varies. Some include water and heat, some require the tenants to pay all utilities, some HOA or condo communities include practically all utilities, including trash and snow removal, so that would be included in the rent. Some of these items could be your preference for responsibility.

If you wish to find out what the current or previous owner was paying (to get an average of monthly costs), you can call the electric company, water, sewer, etc, and tell them that you are looking to purchase a property and wanted to get info on the past usage. Some in city limits also seem to include trash & recycling with either the tax bill or the water bill. So you'll have to ask.

@Luke Glaze 

Structuring entities, especially when it involves multiple people, is probably best left to an attorney. If you don't know of a good one experienced in both real estate and entities, perhaps someone here on BP can recommend someone in your area.

@Jim Robertson Swiss Coffee is a good color. Very similar to what I use. I also love a pure white ceiling and trim. I think this combination is very classy.

@Jeff Lee I think that neutral colors are generic also (did I mention...I LOVE COLOR!!!), but they really set a nice blank palette for the tenants to make their own. Since we don't allow them to paint, screw things into the walls and make other modifications, giving them a neutral backdrop allows them to add the colors they like with accessories. Another option, if you plan to paint at each turnover, is allow the tenants to pick the colors they want.

@Jeff Lee Is this for a rental or for your own use?

If for a rental I would HIGHLY recommend neutral colors, so that the tenants can decorate to their taste. I also use ONE paint color for every wall in the house, a neutral off white/pale tan color, this way with multiple units, retouches are easy.

Personally I LOVE color. My own kitchen is lime green and orange! :-)