All Forum Posts by: Bethany Sloan

@Brett Hearn I usually buy my windows at Home Depot or Lowes and pay my handyman to install them. You can get a better idea on costs by going to their website and checking measurements, but on average about $130-$150 for an average size window plus $50 to install is what my handyman charges - you'll pay a lot more if you use the Lowes/HD installers, or you can install yourself to save a buck. Also if the windows end up being custom order for your measurements they always take longer to arrive (plan 3 weeks) so make sure you order well in advance before starting the rehab so they don't hold you up.

As a general rule of thumb, as soon as a tenant gives notice (or I give notice) I try to plan their preliminary walkthrough well in advance so I can also use it as an opportunity to walk through the unit and make my own checklist for repairs as well as take any measurements so I have all parts/materials ready to go as soon as its vacant!

Hope this helps!

@Brett Hearn Correct, you would need to give them 60 days notice for anything over $660 in this instance. The tenants that are in leases you can just set yourself a reminder to send out their notices 60 days prior to their lease expiration date.

I would definitely present it as a positive (which it is). You could even give the leased tenants the option to have some interior improvements started now so they can enjoy some of those benefits immediately. Sometimes they will take you up on it and the benefit for you is that you can save yourself some vacancy downtime down the road when you go to finish the rehab on their units. I've had tenants take me up on offers such as new windows, upgrading ac/heat, even did a full bathroom remodel for one tenant while they were still there and left the cosmetic stuff for once they moved out and had the "remodel" done in a weeks time, which would have taken at least 3 weeks had I saved everything for once they moved out. Of course the downside is you are paying costs for benefits you wont realize until down the road but if you have the cash for it - it works!

As far as the cleaning goes, I have a cleaning checklist I go over with the tenants at move in and we walk through the place going over each section (mopped floors, cleaned out cabinets, wiped down baseboards etc..) the tenant initials each section and ultimately signs off on the cleanliness the unit was delivered to them. This gets scanned and saved to their file - when it comes to move out time, I schedule a preliminary walk through and go over the same signed checklist with regards to what is expected for move-out (returning the unit in the same condition as it was delivered at move-in). They use the checklist as a guide when cleaning after move-out. I find this method leaves no room for misunderstanding and the units are always returned well cleaned - to my standards. Having clear communication and expectations is key here.

If you leave it up to chance, they wont clean to your expectations. Also I've found you cant count on tenants to change HVAC filters or really any normal home owner maintenance things - they are tenants, they don't think like homeowners. I keep my own checklist of maintenance items to complete between every lease, annually at a minimum, meaning if the tenants decide to renew for another year or holdover for month to month, the maintenance gets completed regardless. Things included are changing HVAC filters (semi-annually), pouring root killer down the drain, cleaning out rain gutters etc. (think normal home owner maintenance list)

Feel free to message or reach out I could always email you copies of the checklists I've created.

@Account Closed I am tough lol. I had one issue one time on some coffee grounds in the plumbing but this was with 100 year old pipes, I'm sure most of the time its not a problem - but Id rather steer on the safe side and be extra cautious - or at least instill in the tenants to be extra cautious.

Hi Brett, congrats on the triplex purchase! Just keep in mind for California rent increases you need to give 30days notice if the increase is 10% or less than the current rent and 60days notice if its more than 10%. Assuming you give the proper notice, there shouldn't be any issues unless the tenants decide to create issues. I think its important to have open communication in this instance.

A lot of tenants after a purchase are nervous and there is a lot of unknown for them - which can put them on the defensive and without proper, timely communication - matters could be made worse. I wouldn't waste any time meeting them in person once escrow closes and being clear and transparent on your intentions and reasons for the rent increase, as well as the new screening qualification - it makes sense if the rent will be higher then their income qualification will need to match that increase. I just think communication is key!

I always include a cover letter with my offers, especially when submitting a lower offer. This shows that Im a serious buyer and that there is legitimacy to the offer amount. Ive always had positive experiences going this route and I feel like it also makes my offers stand out from the rest.

Have you checked out Buildium.com? Its scale-able and pretty inclusive on the features it provides. It's also not that expensive given the breadth of service options (tenant portals, auto pay, e-lease mgmt, etc...) ..Im assuming it should automate many of the tasks maybe you're getting bogged down with from the free version of cozy.co.

Also interested to hear which features/issues you're trying to solve as @Joseph DiNardi-Mack mentioned.

 Al gives a great example of how you should manage your own if you do decide to go that route. You have to run it like a business and create a system to manage it all. Otherwise it ends up managing you and your time is better spent allowing a professional to do the job or worse you end up hating your rental duties, they should be a rewarding investment. I do highly recommend you give it a shot at least for the first couple leases so you really get a feel for it as so many have mentioned. You can create your system as you go along. Most people find they either love it or they hate it, i personally love it.. but only because Ive created a system that includes minimal contact with my tenants lol.