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Airbnb: How to prevent your tenants from subleasing

Airbnb

How to prevent your tenants from subleasing

When you rent out your property to a tenant, you expect that he or she will treat it with care. While you expect some level of wear and tear to occur, those costs are generally accounted for in the rent that you charge. What you don’t expect is for your tenants to sublease your property through services such as Airbnb. What can you do to prevent this from happening?

Explain Your Rental Policies Thoroughly

The last thing that you want is for a tenant to claim that he or she didn’t know or wasn’t aware that subleasing was wrong or illegal. You also don’t want your tenant to claim that there was nothing in the lease forbidding the practice. Therefore, you will want to walk whoever is renting your property through the lease agreement to ensure that he or she knows what is expected. This will make it clear that subletting the property without permission could lead to eviction.

Screen Your Applicants Thoroughly

Before you rent your property, you should conduct a tenant screening process that will weed out those who may have a checkered history when it comes to paying their rent. Tenant checks will also verify how many people are supposed to be living in the home or apartment. While you can’t tell your tenants not to have anyone over, you may be within your rights to start the eviction process if there are crowds of people not on the lease or otherwise authorized to occupy the rental.

Do Random Checks of the Property

While you can’t just walk in on your tenants, you can ask to stop by and check the property with 24 hours notice. If your apartment or home is being leased to another person without permission, this could catch your tenant off guard. Either this person will admit to subleasing your property or you will be able to gather direct evidence of subleasing when you conduct your visit.

Check for Listings on Airbnb

An easy way to find out if your property is being subleased is to look for listings on Airbnb and other sites. If you see that your property is being rented out without your permission, you can contact the tenant and put a stop to the activity. While this may not prevent your tenants from trying to sublease, it gives you a chance to stop such activity quickly.

Before renting your property, make sure to do tenant checks and a thorough tenant screening process. Credit checks, reference checks and asking for proof of employment will often help you find tenants who will treat your property well as opposed to those who will try to make money off of you.

 

Who fixes what? Landlord and Tenant Responsibilities

Who fixes what? Landlord Responsibilities

Who fixes what? Landlord or Tenant

One of the advantages of renting an apartment or house rather than owning your own property is that your landlord takes care of much of the maintenance. However, there are some things that tenants generally are responsible for, so it’s a good idea to read your lease and be clear on what the landlord responsibilities are and what your renter responsibilities are.

General maintenance and minor repairs
Tenants are responsible for keeping the rental unit in good shape and for using fixtures and appliances as they are intended. Tenants also are expected to take care of minor maintenance and repair items on their own, such as plunging clogged toilets or changing burned out light bulbs. However, issues that are beyond a tenant’s control, such as an appliance wearing out from normal use, are a landlord’s responsibility. A landlord typically would be liable for making small repairs, such as fixing a dripping faucet or a running toilet, but in many states, no law compels a landlord to make any repairs that do not endanger a renter’s health or safety

Major repairs
For any vital item in the rental that needs fixed or replaced, it is the landlord’s responsibility to do so in a timely manner. This includes appliances, lighting and electrical outlets that don’t work, plumbing issues and issues of safety, such as broken windows or door locks that don’t work. While it is the landlord’s responsibility to make sure the item is fixed, if the tenant is responsible for the damage, then the tenant can and likely will be billed for the repairs. A landlord can delegate repairs to a tenant, requiring the tenant to pay if it is among renter responsibilities or deducting the amount from rent if it is among landlord responsibilities.

Time Frame
If you have a serious issue that needs attention, the landlord generally needs to make the repair within 24 hours. For such repairs, you should notify the landlord directly either in person or by phone and in writing. For minor repairs, you should notify the landlord in writing and give a reasonable time for the repair to be made, at least a week. If the landlord does not make the repair, check to see if your city has a “repair and deduct” law that allows you to make the repair yourself and deduct it from your rent. Make sure to document everything in writing. If your landlord does not make timely repairs, report the issue to the local health department or city code department.

 

How to Screen a Potential Landlord

How to Screen a Potential Landlord

How to Screen a Potential Landlord

Landlords always screen potential tenants. They often require things such as references, pay stubs and a social security number for running background checks. With that said, why can’t you check your landlord?

Landlord screening can and should be performed on all potential landlords because a bad landlord makes for a terrible living situation. Peace of mind is worth a little research. There are many ways you can check your landlord before signing that lease.

Background Check
Public records checks become your new best friend when landlord screening. Whether your landlord is an individual or corporation, you can research things such as the bankruptcy, criminal records, liens on their properties, lawsuits or past foreclosures. Any of these create potential red flags against a potential landlord.

Check with the Better Business Bureau
The Better Business Bureau is a nonprofit organization that allows consumers to submit complaints about businesses. The Better Business Bureau also assigns A – F ratings for businesses. You can check your landlord on the Better Business Bureau for any complaints as well as their rating.

Talk to Current Tenants
After checking out an apartment or house to rent, check with other tenants in the building or potential neighbors. These individuals provide a wealth of knowledge on the potential landlord. Ask questions about how long it takes to get things fixed or how often rent increases. If the landlord’s tenants seem disgruntled, this indicates serious red flags for renting from this individual or company.

Check for Damage
When you tour your potential new home, keep a vigilante eye for problems. Look for things outside of normal wear and tear such as evidence of pests, mold or rotting around the doors and windows. Remember, any signs of disrepair should be a red flag.

Check Local Internet Forums
Check local forums for people complaining about your potential landlord. Many times these forums are a great source for learning about the rental market in your area. A bad landlord gains a bad reputation, and someone will eventually complain about them.

Do not rush into signing a lease before doing due diligence on your potential landlord. Follow these tips and you will be well on your way to finding a nice home with a great landlord.

7 Tips on How to Rent Your House

7 Tips on How to Rent Your House

7 Tips on How to Rent Your House

After weighing the pros and cons of selling your home or renting it out, you may have decided that renting is the most profitable solution in your situation. If that’s the case, these tips can offer some great suggestions for getting started and what you should consider before renting.

Preparing the Property

Home Inspection

Inspect the home for repair and safety issues. Check for plumbing leaks, the condition of the roof, clogged gutters and driveway safety concerns.

Cleaning

Clean the home from top to bottom. Mop floors, shampoo carpeting, clean windows and window treatments.

Repairs

Make needed repairs throughout the home and replace faulty appliances. Repaint the interior, so the home looks well cared for and is ready for renters.

Management Decisions

You’ll need to decide whether you have the time and energy to manage your rental yourself or whether you prefer to hire property management services.

Property management companies are usually responsible for screening tenants, collecting rent, making repairs and dealing with evictions. Services of this type may run anywhere from 4 percent to 12 percent of monthly rental charges.

Professional Resources

Keep a list of names and numbers for contractors, plumbers and handymen in the event of problems or emergencies.

Legal Considerations

• Contact the city and state departments to learn about the requirements for rentals in your city. Some cities may require rental property inspections and licensing.

• Always draw up a written lease to protect your rights as well as tenants.

• Learn how evictions are handled according to your state’s termination statutes.

• Notify your mortgage company that you’re renting your home. Some banks may have specific landlord requirements that must be met.

• Let your insurance agency know that the home is now a rental, and make the necessary coverage changes to landlord insurance.

• Become familiar with landlord-tenant laws in your state, especially when drafting a lease.

Tenant Verification Screening

Screening tenants may be a lengthy process, but the benefits of finding qualified renters out way troublesome renters, skipped rent payments and broken leases.

The Lease

Make sure potential renters view a copy of the lease with the terms for monthly payments, deposits and the length of the contract before applying. This can save time and eliminate potential renters who wouldn’t qualify or can’t afford the rent.

Rental Application

Have potential renters fill out a copy of your rental application with their full name, Social Security number, current address, date of birth, income, employment history, rental history and a few personal references.

Credit Check on the Tenant Applicant

After verifying the information on the rental application checks out okay, you should run a credit check on the tenant. Contact one or more of the main credit bureaus to request a copy of the applicant’s credit history. Review the history to determine if the applicant pays their bills on time or has a poor credit history.

Background Check

As part of the tenant verification screening process, if you have doubts about the applicant, you might want to consider paying for a criminal background check on a prospective tenant.

Determining Rental Charges

Use the Internet and classifieds to compare what other similar rental properties in the area are charging. Make sure you take into account your monthly mortgage amount, taxes, insurance and property maintenance costs to get a realistic amount.

Advertising for Tenants

Advertise the rental in the local newspaper, and place rental signs in the yard. Utilize Internet classifieds to advertise and make sure you highlight the best features of the home, rent and location.

Before renting your home, tend to all the legal considerations, and take the time to screen potential renters carefully.

 

Should You Rent or Buy a Home

rent or buy

Should you Rent a Home or Buy a Home

At some point, events in your life may dictate that you move into a larger space. Whether you need more room for a growing family or because you want a proper office to run your business from, moving into a home may best meet your needs. If you do move into a home, is it better to buy or rent that property?

Reasons to Rent a Home

Renting a home is a lot like leasing a car. You make monthly payments for the right to use the space much like you would if you own it. Once the lease period ends, you are free to seek out other housing options or renew the lease if your landlord allows it. Renting is ideal for those who may only be in the area for a year or two on business or who plan on buying a home of their own in the short-term.

By renting a home, you don’t have to worry about any of the maintenance. If the toilet leaks or the water heater goes out, the landlord is responsible for fixing that issue. The landlord may also be responsible for paying someone to mow your lawn or remove snow from the driveway. For those who are not handy or have a disability of any kind, having someone else take care of the maintenance may be the best reason to rent as opposed to buying.

Renting is also ideal if you don’t qualify for a mortgage or can’t get a loan to live in a preferred area. When you rent, you can send your kids to a better school district or live in a nicer property than you may be able to if you buy. It is important to keep in mind that you will have to go through a tenant screening process prior to renting to ensure that you will pay your rent and use the property in an appropriate manner.

Reasons to Buy a Home

When you buy a home, you are responsible for all the maintenance and upkeep. This means that you mow the lawn or shovel the driveway or pay someone to do it for you. You are also on the hook if the toilet fails or the roof needs to be replaced. However, there are many benefits to buying a house.

Each payment that you make helps you build equity in your property in two ways. First, the loan balance goes down every month when you pay your lender. Second, the home will appreciate in value over time, which means it will be worth more when you sell compared to what it was worth when you bought it. When you are ready to sell, this equity can be used to upgrade your current house or as a down payment for your next home.

As long as you do your due diligence during the tenant screening process, you could rent your home or a portion of your home to a tenant. Buying a duplex or turning your basement into a rental suite could allow you to offset some or all of your mortgage while living in the house full-time. Paying down your mortgage faster may allow you to buy more properties that can help generate a consistent revenue stream for yourself both now an in the future.

Whether you decide to rent or buy a home depends on your unique circumstances. If you aren’t ready to commit to a property or to a specific area, you should rent. If you are ready to put down roots and build wealth, buying is the way to go.

 

The Best Ways for Landlords to Use Their Tax Refund

The Best Ways for Landlords to Use Their Tax Refund

The Best Ways for Landlords to Use Their Tax Refund

Tax time can be a stressful time of year, but it can be nice if you receive a refund. For landlords it’s important not to let your refund go to waste. Landlords, especially, should take advantage of the lump sum to invest in certain things that will ensure their income properties continue to bring in value. By taking your refund and investing in your own rental properties, you can make your money work for you in the most profitable way possible. We’ve outlined a few specific areas you can use your refund that will improve your overall earning potential.

Repairs

Fixing something might be the most common problem a landlord could have to deal with, and having money on hand to make those repairs is nice. The best thing to do is make repairs before they cause damage and become more expensive. You’ll typically spend less money fixing something that is only partially broken or malfunctioning.

Renovations

If you have renters in a home that needs renovation, they will most certainly appreciate it when you give their rental home the upgrades and expansion it needs. This can be as simple as replacing a wall or major appliance, or it could include the addition of an entirely new room in the home. Renovations will directly increase the value of a home as well, meaning landlords can charge more per month when the house goes on the rental market again.

Upgrades

With the way modern technology advances, new equipment could be purchased nearly every year, although that’s quite unnecessary. However, upgrading the stove, dishwasher, refrigerator, AC unit, water heater, or any number of major household appliances will not only prevent the need for expensive maintenance on an old unit, but it will most likely save energy compared to the outdated tech in the older machine. Not only are upgrades economically smart, but they increase the appeal for potential tenants.

Adding New Technology

Perhaps you own rental properties that are older and can use a technology upgrade. Older homes may not have a programmable thermostat, energy efficient appliances, keyless entry, and other home automation systems. Adding new technology to your rental properties will make them safer, more valuable, and easier to rent.

Extra Loan Payments

If you happen to be lucky enough that your property doesn’t need any upgrades or repairs, you might consider making an additional payment on the mortgage. Landlords who make early payments cut down on interest.

Emergency Preparedness

Even with the most comprehensive insurance imaginable, you’ll probably end up having an emergency situation at some point. Perhaps you’ll come across an issue that isn’t covered by insurance, or you’ll go longer than you’d like without a tenant in certain properties. Having a small emergency fund can help landlords drastically protect their finances during the drought periods, and a tax refund is an excellent base fund for such emergencies.

Landscaping

Taking care of the landscaping is paramount to keeping curb appeal high. If you use some of your tax refund to revamp the exterior of your rental properties, you’ll most likely see a sharp increase in interest from potential tenants.

If you are smart enough to reinvest your tax refund in your own property, it really doesn’t matter where you focus the money.

 

Can I use Social Media to Screen Tenants

Can I use Social Media to Screen Tenants

Can I use Social Media to Screen Tenants

Landlords have tools to use for tenant screening, namely background checks into credit, criminal and employment histories. Another avenue for information is social media. Viewing these public accounts can give landlords insight into a prospective tenant’s personal habits. While this information is valuable, it cannot be legally used to judge a tenant.

Social Media Information
When screening a tenant, social media can provide information on pets that were not disclosed on the application, partying habits that might result in excessive noise or damage and how well the prospective tenant is taking care of a current rental property.

Discrimination Laws and the Fair Housing Act
While social media can be a informative tool for tenant screening, some landlords choose not to use it to avoid discrimination lawsuits. It is best practice to utilize the legally available methods when considering an application. The federal Fair Housing Act prohibits discrimination based on race, religion, color, gender, disability or family status and requires that reasonable accommodation be made for persons who are physically challenged. Landlords must also follow all state anti-discrimination laws as well.

Social Media Laws
A number of states have passed laws that protect email and social media accounts from being scrutinized by colleges and employers. Public profiles are not protected, but landlords should stay current on all laws or amendments that apply to social media and privacy while conducting tenant screening.

Screening Tips
Landlords who do check social media accounts should keep the following tips in mind:

• Equality. If one prospective tenant is checked through tenant screening, then all applicants should be checked the same way.

• Facts. Not all information presented on social media is accurate. It is possible to link online data to someone else with the same name.

• Legality. Landlords should not discriminate against protected classes of people or break federal and state laws regarding social media during the screening process.

• Document. Keep detailed records of information found online.

Using traditional tenant screening methods will keep landlords and property managers out of legal trouble.

 

You Need A Property Management Agreement

Property Management Agreements

Property Management Agreements are Necessary

Whether you are an investor with multiple rental properties who hires a property manager or a homeowner who decides to have a friend manager their property, you need you need to have a management agreement.

While this can be a positive move, many times it can set the stage for a disaster waiting to happen–if there is no adequately signed rental agreement, better known legally as a property management agreement.

Our article below covers various methods to protect yourself by using a signed rental agreement and it will lessen the chances that anything goes wrong as a property owner or property manager.

What Things Can Go Wrong?

Virtually, anything.

  • Late rent payments
  • Injury on the property
  • Foreclosure
  • Fire
  • Unauthorized repairs or modifications

How Can These Situations Be Avoided?

Many of these scenarios can easily be avoided by stipulating a manager’s job description along with their responsibilities–mutually signed by the property owner and the manager both.

What Should A Property Management Agreement Include

  • Duties performed by Management
  • Services and Fees
  • Dealing with Fees
  • Equal Housing Opportunity
  • Liability
  • Manager’s Legal Liability
  • Owner’s Responsibilities
  • Term of Contract and Grounds for Termination
  • Handling Eviction Proceedings

Property management rental agreements are not expensive nor difficult to write. However, statutes vary from state-to-state. If you have trouble writing one, then an attorney or someone well-versed in real estate matters may help you. For a free example visit: https://www.rocketlawyer.com/document/property-manager-agreement.rl

 

How Does a Credit Inquiry Affect Your Credit Report?

credit inquiry

How Does a Credit Inquiry Affect Your Credit Report?

When looking for a new home or apartment to rent, you will likely encounter some tenant screening. You may be asked to provide a completed application, employment verification, and references from previous landlords. Your new landlord may even want to check the tenant credit score, something also known as an inquiry on your credit report. There are two types of inquiries, and it is important to understand the differences between them, how they are used in the tenant screening process, and how and how long they can affect your credit score.

A soft inquiry is an inquiry that occurs when a person or company checks your credit report as a background check, like when a credit card company preapproves you for a loan. Soft inquiries can occur without your permission, but don’t worry – they won’t affect your credit in any way. When you pull your own credit report for your personal use, it is also considered a soft inquiry.

A hard inquiry, on the other hand, will provide your potential landlord or property manager with your credit (FICO) score and your credit history. This credit check is similar to the one a lender would complete prior to offering you a loan, and it can have a negative impact on your credit score. According to myFICO (www.myfico.com), a single inquiry usually has a minimal impact of just a few points. This could be higher, however, if you have a sparse or short credit history. After several hard inquiries on your credit report (apartments, insurance companies, utilities, new loans, etc.), those small impacts could add up. Hard inquiries appear on your credit report for two years and can impact your credit score for up to 12 months.

How can I get rid of hard inquiries I didn’t approve?
You can simply call or write the creditor and explain to them you did not authorize the inquiry and ask them to remove it. You can also dispute an inquiry directly with each of the credit bureaus.
For most apartment hunters, there is little need to be concerned about a credit check during the tenant screening process. Most inquiries will have little or no impact on your credit score, and even if they do have a small negative impact it will shrink over time and be gone within the year. Monitor your credit regularly, and good luck on your search to find a new home!

 

Steps to Ending a Lease With Your Tenant

End a Lease

Steps to End a Lease

If you are a landlord, there are many reasons why you may want to end a lease with a renter as the end of the term approaches. If you want to do so, it is important that you take certain steps in order to make certain you are better able to legally protect yourself. You’ll also want to do so in a way that provides your renter enough time to secure other housing so that you part on good terms.

Reasons Why Landlords Sometimes Want to End Leases

Besides a tenant who violates the terms of their lease, there are other situations that may arise that make you wish to choose nonrenewal at the end of a lease. In some cases, a landlord may want to complete significant renovations and updates to improve the value of the home. They may also want to place the house on the market free from a tenancy so that a purchasing family can move into it. In other cases, a landlord may have fallen behind on their home mortgage payments for the rental property and have a need to make certain it is empty due to an impending foreclosure or short sale. Whatever the reason may be, it is important to clearly communicate your intention to terminate the lease when it expires with your tenant well in advance of that date.

Ways to Legally Protect Yourself When Not Renewing a Lease

Before a lease ever begins, it is important that you have a move-in checklist for the renter to complete with you while you do the initial walkthrough. It may also be smart for you to have date-stamped photographs or video clearly showing the condition of the property before the tenancy begins. If the lessee later does damage when you terminate the lease, you can use both the move-in and move-out checklists along with your video and photographic evidence to support your withholding a sufficient amount from their security deposit to complete needed repairs.

Most states also require landlords to provide lessees with written notice letting them know that you do not intend to renew their leases when they expire. While some states only require a 30-day notice, others require 60 days. Even if you are in a state that requires just a 30-day notice, it’s still a good idea to give your renter at least 60 days of notice that you will not be renewing the lease. This notice should always be in letter form, and it may also be smart to mail it by certified mail. This will give them more time to find other housing and reduce the chance they will stay after the lease ends. It is also a good idea to provide letters of reference and let your lessee know that you will be happy to provide a rental reference for them.

Taking the proper steps to make certain that you are legally protected when you want to terminate a lease with your lessee is smart. Doing so can help you to prevent a host of problems and a potential need to go through a court eviction procedure for a holdover tenant.

 

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Pensacola, FL 32502

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info@starpointscreening.com