All - what do you do when a tenant gives improper notice? Context: A tenant has a current lease that expires October 31. Lease says it auto renews for an annual term if no party provides 60 day notice. We provided a 60 day notice end of August for annual term at same rent, but with 3 additional s...
I owned long-term rentals in Orlando for several years before moving into mid-term and short-term. When the market gave me the chance, I sold them for a very large profit. Today most of the units I own or co-host are furnished, with the calendar set for 30+ day stays. I see a lot of landlords her...
Nights are cooling off in Orange County, and the first cold one is when a tenant finds out the heater doesn't work. Four things we do on every rental each fall: - Run it now. Furnace or wall heater on while it's still mild; service it if anything looks, sounds or smells off. - Swap the filter. Fr...
Most inspection stress comes from treating inspection day like the start of the work. For us, it is the end of a turnover system. We manage 236 doors in Memphis, mostly single-family and heavy Section 8, with Section 8 rents of $1,395-$1,950 for 3BR+. Inspections are not a separate scramble - the...
The fall clock change is when we check every smoke and carbon monoxide alarm on the Orange County rentals we manage. Four steps: - Press test. Every smoke and CO alarm in the home, with proper notice to the tenant before entry. - Check the dates. Weak batteries get swapped, and any alarm past the...
At 236 doors in Memphis, mostly single-family and heavy Section 8, scale does not break on repairs. It breaks on empty days. That is why we run every turnover on the same 21-day scheduling system, in the same order, for every house. No house gets its own process because someone knows it better. A...
I’ve managed my own rentals and done my own repairs here in Ohio for years. I’ve seen plenty of water damage that nobody bothered to mention until there is a water stain. With how crazy insurance is right now, I was looking into risk mitigation credits (like how some insurers give discounts for l...
Hi all — I'm Clark. Quick disclosure up front: I'm building a small tool for property managers who prepare owner statements, and before going any further I want to understand how this actually gets done day to day. I read the long thread here from a few weeks ago on how folks handle owner reports...
The weeks between tenants are when small problems grow, because nobody is living there to notice. Four things we do on every vacant Orange County unit: - Walk it weekly. Run every tap, flush the toilets, look under sinks and around the water heater. - Make it look cared for. Utilities on, mail pi...
We run 236 doors in Memphis — mostly single-family, heavy on Section 8 — and the worst time to find a contractor is the day something breaks. By then you are not choosing. You are begging, and you pay for it in dead days while a house sits empty. So we build the bench early, months before we need...
Complicated QUESTION: I SO appreciate any advice you have: My 4 adult kids’ dad owned a condo he rented out. His health failed rapidly the past year and he died in September. He forgot to renew the lease with his renter, which expired many months ago, but the renter was never asked to leave and s...
Most landlords skim the monthly owner statement, see a deposit hit the account, and move on. That's how money quietly leaks for years. The statement is your property manager's report card — here's the 10-minute read that catches it: 1. Rent collected vs. rent due. Any unit short? Partial payment?...
Would anyone be willing to share your excel worksheets for dual entry bookkeeping or accounting program/software for all accounting record keeping? Have you found a program that automatically manages this for you (understanding that you will need to input expenses and contributions of course) or ...
The record you make on move-in day is the one you lean on at move-out. Four things we do on every new tenancy in Orange County: - Walk it together. Room by room with the tenant, filling out a written move-in condition checklist. - Photograph everything. Dated photos and a short video of every roo...
At our shop, we do not argue about a repair bill before we do the vacancy math. We operate 236 doors in Memphis, mostly single-family and heavy Section 8. On a 3BR+ home renting for $1,395 to $1,950, every vacant week is about $325 to $455 in rent you will never get back. Stretch a turn by a mont...
Most rental stress comes from things that were never set up. Four systems we run on every Orange County unit: - Put it in writing. Lease, house rules, and every request and answer in writing. Memory is not a record. - One repair channel. One way for tenants to report repairs, a reply on a set clo...
I have several properties, been doing this a while- also work a full time job. i've never gotten a home warranty. i don't like to pull insurance claims except for catastrophic. I will eat out of pocket costs- water heaters etc. it turns out that one of my buildings has two furnaces that are older...
In California, a housing voucher has counted as a protected source of income since 2020, so Orange County owners will see voucher applicants and can't screen them out. Running the tenancy well is what matters: - Same written screening criteria for every applicant. - Income standards apply to the ...
Turnover is the cleanest moment to reset security on a rental. Four checks we run on every Orange County unit before new keys change hands: - Rekey every exterior lock. Front, back and garage entry, then log who holds each key. - Longer strike-plate screws. Short screws often only grab the trim; ...
A small drip that sits for a month is usually cheaper as a plumber visit than as drywall, paint, and flooring. Four places we check on every Orange County rental walk: Washers and under-sink lines. Cabinet floors and baseboards show slow leaks early. AC drip pans. A clogged pan overflows into the...
We run 236 doors in Memphis — mostly single-family, heavy Section 8 — and the credit score is the least interesting number on an application for us. What we screen for is consistency. The story the applicant tells has to match the paperwork, line by line: the income they claim has to show up as v...
We run 236 doors in Memphis — mostly single-family, heavy Section 8 — and a few years in, rent collection was a mess. Tenants were paying by Cash App, money orders, checks dropped at random mailboxes, partial payments through every channel. The office spent hours each month just figuring out who ...
I have a tenant in Minneapolis, MN that says her toilet only clears 50% of the time. I can flush it 10 times in a row, but it’s “unloaded”. New Eijer diplomat from March 2024. Former 2 sets of tenants didn’t have issues- I circled back to verify. 3” flush valve and 2-1/8” trapway. Have a handful ...
We run 236 doors in Memphis, mostly single-family and heavy on Section 8. Every turnover runs on the same 21-day scheduling system. Not a goal — a schedule. Day 21 is rent-ready, and the calendar doesn't negotiate. Why a fixed system: turnover and vacancy cost more than repairs. Every week a hous...
Hi Everybody, i own a studio condo in NJ. I had a tenant for 5 years. He has been a very quiet and clean tenant and always paid a week in advance and I had no issues for the past 5 years. Last year when I was renewing his lease, he asked if he can put his "wife" in the lease because she wants to ...