All Forum Posts by: Robert Melcher

I do.  But I'm Prejudiced.  Oneprop has an office in Austin. Brian Kaucher is our PM there and I' worked with him for a number of years.  He's a good guy.

Normally the initial term of the lease sets the rate for whatever period of time.

Once you are past the initial period, you can provide notice of an increase with the advance notice interval for giving notice as stated in the lease.  I would think that would be for any month-to--month tenant., as a renewal should include a new rate for a set interval.

I prefer to send a renewal offer before the end of the first term, and include any increase for the next year, or for a month-to-month rate if they chose not to renew.  The MTM rate is higher to offset the risks associated with them being able to give notice anytime.

Even with rapidly escalating rents, the SFH market is so hot that with median home prices on the rise, even well priced properties don't make 1% when they're placed in service. It's a fairly constant decline in rent down from 1% a month VS home value as the value rises. This is happening in DFW, Austin and San Antonio for sure.

sorry.  Competent and conscientious.

I'm prejudiced because I've know and worked with her for the same company for 4 years.  She's compete ten

I'm prejudiced, but I know Buffy Uher at ONEprop.  She's good.

After 30 days if the debt is not settled, forward a copy of the file to a collection service.

They may never collect a dime, and when they do, they take a chunk (maybe 40%) but they keep the debt alive.  I've had former tenants settle years later because they want to buy a house and the judgement and unpaid balance must be cleared first.  Write it off in the year it happens, claim it when you get it, and the collection fee is an expense.

@Steven Torrez Please note the PM may be doing exactly what the landlord wants.  It is not unusual to have a landlord disregard recommendations for paint, carpet, and keeping up with repairs.

We fire those.

while I use a software checklist tied to my PM software now, I used to walk the property with a checklist by room with categories to check (paint, floor, fixtures, blinds, etc.) and camera..  Camera has to have date code in the photos and a few gigabytes of storage for the property files. Move-in photos from start of lease. Move out photos for proof of damage.

I'm pretty good at ball-parking Costs now, but occasionally I send a GC for a quote for the whole enchilada.

@Elizabeth Colegrove exactly correct.  I've met with rough looking applicants covered in tattoos and they turned out to be the best tenants.  They swing the 3X rent on the rental and come up clean in the background, who am I to judge?