All Forum Posts by: Kevin M.

@Kenneth C. the lab used to process a majority of our properties is called Accurate Analytical Testing LLC out of Michigan.

Are you a licensed lead tester? Remember that the samples must be collected by a licensed technician in Philly. 

If you have only a few homes it may be cost/time prohibitive to get licensed and do your own testing/sampling.

DM me I can refer you to our reliable/reasonable tester.

I think it has more to do with the quality of the landlord or property manager than their role in the tenant-PM-owner relationship.

On the flip-side, as a property manager I often feel that my hands are tied by the owner to provide quality responsive maintenance toward a tenant. 

If I get a 7am notification from a tenant that a 12 y/o dishwasher stopped working, at 8am I will forward the ticket and probably recommend a replacement to the owner. This owner (by the nature of our contract) must approve this expense before I can move forward with the repair. Maybe it takes 2 days to respond? Maybe he asks me to get two quotes from repairmen first? Maybe he simply says 'can't afford right now maybe next month'. 

Generally speaking I actually agree that property managers need to be better- but for every property manager there is an owner behind him holding the checkbook...

Sounds like you need a variance (as opposed to Special Exception) based on how you described the situation. I can't speak as to your particular chances of success without more info- but I can say the process is especially long right now. You'll be months and months out from any clarification. If not a year. I just got out of a 2 year zoning battle from initial referral through appealing a ZBA decision (and winning). It's a marathon. 

The best way, in my opinion, is to talk to other local investors and ask for their input. Find other Bigger Pockets Philly investors and DM them. Talk to other people already doing what you're doing and ask about their experience with their PM. 

Google reviews really aren't as reliable any more as some companies pay 'reputation management' firms to get fake reviews.

You can also go through NARPM, a professional organization of property managers for more information and referrals. 

@Weston Holt welcome to Philly and good luck in your search. I'm a local property manager. I think some of the best questions you can ask are;

Fees- what are ALL your fees? Are they documented in the management services contract? Onboarding fees? Fees for vacant units? Rental license renewal fees? What would a typical maintenance call like a clogged drain, snow removal, or lock change cost an owner?

Doors- how many units do you manage? How many employees do you have? Will I have a specific point of contact I can rely on for information about my property?

Licensed/Insured- are you licensed by the PA real estate board, city of Philadelphia, and insured?

Marketing- how do you market units? Can you link me to a current listing (so you can see how they present a property)

Termination- Do you lock in owners to a term contract? What are cancellation terms?

Hope this helps,

Kevin

Otter Property Management 

You don't need any type of professional Real Estate license to buy a property in your name and rent it out in Philly. A layperson can do this. You would just need to get a Commercial Activity License through the Philly eClipse system (simple & free), then associate a Rental License for the particular property ($56/year) under this Commercial Activity License, all through the eClipse system. 

If you reside in NY, however, you would need to designate a local agent to receive notices/paperwork relating to the property. You would also need to make sure you abide by the dozen other Philly-specific regulations relating to renting out property. But plenty of 'mom & pop' landlords exist and do just fine in Philly. 

Philadelphia isn’t able to find its own tax delinquents. If you can find an accurate list you should sell it back to them!

@Pat Hamilton I don't think you have a choice at this point...

Get the lead test done ASAP and file results so you can renew your license. By law you aren't allowed to collect rent without an active license. The police won't bust in your windows the day after it expires but for a multitude of reasons you should work to have it in place ASAP to cover your bases.

Also- L&I is in the process of instituting a 1.5% monthly penalty for expired licenses as well. Send a message if you need a lead tester referral. Best of luck. 

Do you already have your lender lined up for the June deal? The FHA requirements are pretty formulaic so you should sit down with your lender and be fully transparent about income, debt, and the specifics of this probate deal to see how everything will line up. Your lender will be able to tell you if you're cutting it too close on debt/income and risking the loan. Are you financing the probate deal too? With conventional loan? Make sure it's very clear which one is, and is not, a primary residence.

I recommend you put everything out on the table with your lender. No surprises or secrets. 

@Jimmy O'Connor sure. I'll address four situations specific to Philly;

1. Property Owner who Resides in Philadelphia- you can do all your own management for properties deeded in your name. You don't need a real estate license but you must abide by fed, state, local laws. Source: PA RE Commission

2. Property Owner who Resides outside of Philadelphia (non-PHA)- you need an adult over 18 who resides within the city limits must to be designated by the owner/ operator. This person will be responsible to forward notices, orders, or summonses to the owner. They don't have to do much else besides receive and forward notices. As long as the out-of-town owner conducts frequent business in Philadelphia he/she can do all of the management activities.  Source: Rental License requirement in Philly.

3. Property Owner who Resides outside of Philadelphia (PHA/Section 8/HCV property)- you must name a Certified Authorized Agent to manage your HCV (formerly Section 8) properties. This agent must be certified by PHA. State Real Estate law would also require this agent to be licensed by the PA Real Estate Board depending on the scope of his/her agency. Source: HCV Owner Resources

4. Manager is not the Property Owner- you must be a licensed real estate professional in Pennsylvania to engage in leasing/renting property owned by another. These are licensed real estate activities in the eyes of the state. Owners should ensure the person they are empowering to rent their property is licensed. Unlicensed people should not engage in these activities for another owner to avoid fines/liability. Source: PA RE Commission