 |
Good Tenants - Learn Twelve Ways Landlords Keep Them
Happy, Long-term Good Tenants Paying On Time
How to Create a Win-Win Relationship for the Both of You!
After you've found your tenants, how do you keep them? Establish a friendly, pleasant, business-like relationship with your tenants, so they'll want to renew again each year. By using one or a few ideas below, you will learn how to keep good tenants. The following are some suggestions that apply to residential landlords, landladies, and property managers. 1. Move-in Gifts
Move-in gifts are a nice way to welcome your new tenants. Place these gifts in the apartment with a red bow on them before the tenant moves in. A (plumber's) plunger and a garbage disposal wrench, known as an Allen wrench, can work wonders for your tenants. Simple idea, right? These small, practical gift items will come in handy when the plumbing backs up or the garbage disposal stops working. Often overlooked, these items are not something people think of, but these move-in gifts will save you time and money with fewer maintenance trips. 2. Welcoming Gifts
A welcome gift establishes a positive relationship with your good tenants. Present the gift after the first eight to twelve weeks of tenancy. As always, make sure the tenant(s) rent is current before presenting your welcome gift. This effective gesture shows the good tenant(s) you are a thoughtful landlord. A few examples of some welcome gifts are:
- Hanging flower baskets of petunias;
- Small potted flowering plants such as pansies; or,
- Small fruit baskets from your local grocery store.
Present your gift in person. These inexpensive gifts will surprise your tenant(s). And go along way towards building goodwill. This is also a good time to do a quick "look around" inspection. This way you can determine if the tenant is keeping the apartment clean. Also, take this opportunity to observe any unauthorized move-ins (e.g., a person or pet.) If there was, then politely address the issue immediately. Mail a written letter of notification acknowledging the unauthorized move-in. A copy of the lease should also be mailed to the tenant. Anyways, you will be able to address concerns while you're there, creating a win-win relationship. 3. Renewal Gifts
Renewal gifts are small reward items of appreciation you may wish to provide to your tenant(s). A small incentive goes a long way. And you're creating a positive relationship between yourself and the tenant. Here are the benefits of lease renewal:
- You don't have to advertise for another good tenant;
- You don't have to screen calls;
- You don't have to show the apartment only to wait for no-shows;
- You don't have to build a new relationship with a new tenant; and
- You don't have to educate new tenants about your do's and don'ts.
Renewable gift suggestions:
- A gift certificate to a local restaurant;
- A bouquet of fresh cut flowers; or
- A special gift certificate from a local supermarket or gardening supply center
These renewable gifts range from $25 to $50. This amount depends on your budget. And, continues to build a positive relationship with your good tenants. Presenting a renewal gift in person demonstrates a caring attitude about your tenant(s). 4. Holidays
Holidays are a great time to acknowledge your good tenant(s). There are a number of holidays to choose from and depending on your time, schedule, and workload this is a personal choice. Generally, a trouble-free idea is to send a non-denominational holiday greeting card, letting your tenant(s) know you're thinking of them. Alternatively, such as a week before Thanksgiving, purchase a turkey as a gift, along with one you buy for your own family. This provides the tenant(s) with a nice Thanksgiving meal while saving you time and money. Either way you're creating another win-win relationship with your good tenants. 5. Emergencies
Communication and some well-established rules are vital. Let your tenants know your property management schedule. For example, calls regarding minor problems, 8:00 a.m. to 8:00 p.m. during the week, excluding Sundays. Educating your tenants early is a necessity for your peace of mind. Following are examples of some real life non-medical emergencies. It's 9:00 p.m. on a New England Thursday evening. The winds are strong and it's snowing lightly. The temperature has reached 30 degrees below zero. The phone rings and our tenants are complaining they have no heat. Quickly, a call is made to the oil company. The oil delivery is made and this remedies the situation. The landlord follows-up to make sure everything is o.k. Our tenants know even with freezing temperatures, we do care and act immediately. Here's another example, one of our tenants' decided to use the laundry facility in one of our empty units. We approved her authorization to do laundry. While she was there, she discovered water spraying from underneath the bathroom sink. Already, two inches of water had accumulated. The bathroom and most of the surrounding kitchen is drenched. She called in a panic. "The water is spewing from underneath the bathroom sink," she says. I was unsure what to do. I called my best friend, my husband, and he remedied the problem within two hours. The tenant did not have to call about this emergency. She chose to, demonstrating the importance of good, strong relationships with your good tenants. 6. Maintenance
Your property rental maintenance system will increase your real estate value and cash flow. Hence, you will be able to charge a little more rent for the up keep. When you're scheduling maintenance projects for the year, make a checklist. Your checklist should include preventative maintenance; cosmetic, simple upgrades, and tenant renewals. Below are some simple guidelines for an effective property maintenance system. Preventative:
- Replace the leaky toilet system;
- Replace worn out faucets;
- Replace a run-down refrigerator;
- Replace an unsafe stove;
- Replace a leaky roof;
- Replace inefficient or a potentially harmful furnace;
- Schedule pest control care;
- Seal cracks to prevent loss of heat or pest intrusion;
- Clean or check the filter in gas heaters;
- Check air conditioning unit for efficiency.
Cosmetic:
- Cutting, trimming trees, flowers, etc.;
- Landscaping - for example, add crushed stone around the building for extra drainage;
- Painting - freshen up trim, walls, ceilings, floors, railings, lattices, and so forth;
- "Curb appeal;" planting flowers and shrubs, lightly washing the outside of the building.
Upgrades:
- Replace old, worn out carpet;
- Replace or install new floors;
- Add ceiling fan(s) to provide extra comfort during summer months;
- Add a microwave.
Renewed tenants:
- Repaint walls, moldings, casings, ceilings;
- Provide new window screens;
- For more ideas, see the long-term tenants of 3 years or more section 10 below.
7. Drive-by or Walk-around Property Inspections
Throughout the winter months, you should drive-by your property every two months. Particularly if you don't live nearby. Other areas without snowy winters may require more or less property attention. During your drive-bys or walk-around inspections, look for obstructions on the front porch, on the deck or the entranceway. And depending on your geographic location, pay attention to the condition of the property's lawn, flowers, and shrubs. In the spring, summer and fall a monthly drive-by or walk-around is sufficient. Below is a list of items to check:
- Bees nest - If it's small and you know you can remove it safely then do so. The best time to remove a bee's nest is in the morning. It's cold and the bees are not flying in and out as much. If you're unsure ask the person at the local hardware store for help. Pick up a can of bee spray eradicator while you're there. However, a professional pest control company is the easiest solution to remove the nest safely.
- Clutter on the front and back porches or decks;
- Water to the outside hose is turned off;
- Lawn is mowed;
- Do you need to paint the exterior of the house, steps, fire escape, garage, etc.?
- Do you need to tar or replace the drive way or roof?
- Observe any illegal or excessive activity by the tenants.
Are people going in and out of the property to frequently?
- If the tenant happens to be outside ask if they have any concerns or requests.
8. Walk through Inspections
Property inspections are a positive way to build strong relationships with your good tenants. Tenants who call with small problems are often viewed as pesky tenants. However, inspections performed quarterly or bi-annually will likely make your tenants more comfortable. Good tenants prefer telling you their maintenance problems in person rather than over the phone. You can also correct most tenant problems immediately. 9. Death in the Family
Acknowledging a good tenants loss is a courteous and warm gesture. Send the tenant(s) a sympathy card, a bouquet of flowers, or a catered platter of food. This goes a long way towards building a long-lasting relationship with your tenant(s). 10. Long-term Tenants of Three Years or More If you have developed a positive, respectful relationship with your tenant and they renew their lease, than consider their renewal a job well done on your part. Tenants who renew and have been in good standing with you over the last few years will appreciate some updated interior features. Below are a few ideas to make your tenant feel good while increasing your property's value at the same time.
- Install new carpeting;
- Paint walls, casings, or ceilings;
- Add a used dishwasher or replace the existing one;
- Add a paper towel holder;
- Add a garbage disposal or replace the existing one;
- Provide new screens;
- Provide new light fixtures;
- Provide a new medicine cabinet; or
- Provide a new toilet seat.
11. Good Tenants Recommending Other Possible Tenants
Good tenants will gladly recommend other tenants because the new tenants will become their neighbors. Besides, your property is the tenant's home and they are more apt to suggest helpful, pleasant, compatible neighbors. In addition, establishing a finder's fee program is an excellent incentive to encourage your tenants to introduce you to responsible, prospective renters allowing you to minimize your advertising costs and the hassles related to finding new renters, while potentially signing on another good tenant. Certainly, any finder's fee program should be in writing, and possibly reviewed by your attorney, so that both the landlord and tenant understand how the program works, specifically how and when fees are to be paid. Retaining good tenants could create an endless pipeline of prospective tenants for you by your tenant's word of mouth rather than employing traditional, cost-prohibitive methods. One warning: The same due diligence should be followed with any tenants referred to you by tenants presently renting from you so that you don't run into problems later on. 12. Provide your good tenant(s) an Information For Your Apartment Form
The Information For Your Apartment Form is important when you or your property manager cannot be reached. Below is a list of subjects the form should include:
- Window areas;
- Appliances;
- Heat;
- Air conditioning unit;
- Security;
- Plumbing;
- Electrical;
- Floors;
- Rubbish;
- Walls and ceilings;
- Miscellaneous;
- Emergency phone numbers;
- Contact manager information.
You can view, the complete form at http://www.my-real-estate-software.com/apartment.html, so you can keep your good tenants happy and prevent those annoying middle of the night phone calls! As you begin to integrate these suggestions into the management of your property or properties, you'll learn how to keep good tenants. When you respect, train, and show some generosity you will create a win-win relationship for the both of you that can last over twenty years or more. Good luck and happy managing! Article by D. Maurice. D. Maurice is the Webmaster of real estate software, my-real-estate-software.com, a resource of Professional real estate Software for the Property Rental Manager, Landlord, Investor, Realtor. Real estate software used to Acquire It, Manage It, Market It, and Maximize PROFITS! Please visit her site for more free tips and software used to build your real estate portfolio.
MORE RESOURCES:
London Ontario Real Estate Information
Can I Sell My Private Mortgage Notes?
How to Prequalify a Buyer When You Sell Your Home By Owner
Purchasing Property With No Money Down: My Personal Experience
Budgeting Your Log Home: Where Do You Start?
How to Get Financing after Filing Bankruptcy
Joint Ventures In Real Estate Development; So How Do They Work?
How to Price Your Property?
How to Make the Real Estate Market Work For You and Get The Most Money
Cheap, Bargain, Real Estate; Good Deals, Below Market, Low Priced Properties Are Available...
Real Estate: Reasons and Priorities for Purchasing Property
A Powerful Suggested Technique for YOUR Home & Property Search
Horses In My Back Yard
How To Give Yourself A $20,000/Year Raise Without Asking Your Boss
How Do I Implement The Lease Purchase Plan?
How I Became a Real Estate Investor
Safe, Scenic & Secure Sussex County Delaware
Quality of Life in Sussex County Delaware. Facts, Statistics, Observations and even opinions!
Investing in Real Estate Profitably: Financing Options for Purchase of Rental Houses, Part 1.
Investing in Residential Real Estate: Achieving Positive Cash Flow
Regarding Real Estate On Leased Land
How Much Home Can You Afford In Todays Market?
Why Do Realtors Advertise Your Home in Print,on the Radio, on Television, etc.?
I have a buyer for your property and I can sell it now!
Where Does Your Real Estate Commission Fee Go - Why is The Commission so HIGH?
What We Do To Sell Your Property!
Maximizing Curb Appeal and First Impressions to Sell your Home
Juggling The Day With A Deal
The Many Benefits Of Lease Purchasing
Various Aspects Of The Lease Purchase Business
What Can I Realistically Earn In A Lease Purchase Business?
Real Estate, Real Property and Leased Land; Definitions, Discussion and Explanations
Tax Deferred Exchanges of Investment and Business Real Estate
High Tension for the Buyer and Seller of Real Estate Can Be Reduced
Legal Information About the Real Estate Contract
Real Estate: Buyers Agent, Sellers Agent & Dual Agent (defined and explained)
Landscaping Adds Great Value to Real Estate And Helps You Sell
Are You Profiting From O.P.P.?
The Many Ways To Profit From O.P.P.s Multiple Cash Streams
How Do You Profit From O.P.P.?
Lease Purchasing Is The Perfect Home-Based Business
Buying Country Acreage and Rural Properties, To Buy or Not To Buy
The 21st Century Way To Build Equity
Property Types A, B, C And D
The Psyche of The Seller and The Tenant Buyer
Reprint Rights and How To Use Them To Generate A Steady Income
Seller Objections To Lease Purchase
Tenant/Buyers Have Multiple Options
The Devine Secrets Of The Ya Ya Lease Purchase Hood
How To Get The Best Rental Accommodation In The Area By Using Your Capital
Strata Title Hotel Investments
Why You Should Rent To Live And Buy To Invest
Time Is A Major Real Estate Wealth Growth Tool, So Use IT And Watch Your...
Property Auction & Why You Should Run A Mile From Them
Condo Hotels Offer Luxury and Great Investment Potential
Condo Hotel Trends - A Look at the Big Picture in Vacation Home Ownership
The Benefits of Fractional Ownership in Private Residence Clubs
Real Estate Development Marketing
Buying Land For Development Requires Careful Planning and Execution
Home Inspections or Home Warranty?
Peace of Mind for Home Inspections: Choose the Right Inspector!
Preparing To Make A Zero Down Offer
Using The Internet In Your Lease Purchase Business
Real Estate Local FAQs.
Sell Houses Fast & Top Dollar: Design Psychology
What is a Predatory Lender?
Find Bucks in Yucks! 20-Year-Old Woman Turns Doghouses into Dollars!
Selling by Owner = Saving by Owner?
You Have 15 Seconds to Sell Your Home! 11 Steps You Can Take to Sell Your Home for Top Dollar
Selling by Owner Tips
Using Transformation Psychology to Sell Investment Properties
How to Become a Successful Real Estate Investor
Buying Houses: Types of Bargains to Find
Financing Houses
Using Color Psychology to Sell Your Home
Five Things to Help Sell Your Home Fast, and For More Money
Ten Steps for Becoming a Successful Real Estate Investor
Finding a Great Listing Agent for Your Home: 8 Tips
Selling Houses: Design Psychology and Interior Colors
Interior Design Secrets for Selling Houses
Five Ps of Selling Houses
Selling Houses: The Basics of Design Psychology
The Costs of Transforming Your Home into a Buyers Dream House
Fixing Houses: Mixing Your Own Paint for Savings and Harmony
If Your House Is a Mess, You Dont Have To Sell For Less
18 Easy Steps to Buy a Bargain House
How to Choose Your Real Estate Lender
Create a Sizzling Home Sales Flyer
A Beginners Guide to Flipping Houses
Questions Investors Should Ask When Buying and Selling Investment Property
Real Estate Investing: How to Choose a Lender
Real Estate Investing: Infomercial and Mentoring Scams
Why You Need a Lender to Sell Your Home
Selling Your Home: The Power of a Great Sales Flyer
The Secret to Maximum Real Estate Profits: Lighting
Selling Investment Houses: Props & Profits
Selling Houses: Cutting Edge Design Tips for Selling
Dont be Tempted by We Buy Houses (Updated)
Buying and Selling Distressed Houses for Maximum Profit (Update)
Selling Houses Fast: Basics of Design & Color Psychology
Selling Houses: Flooring & Feelings
Selling Houses: Psychological Effects of Landscaping
Credit Help: Buying Real Estate -- Not the Same as Buying Cars
Fixing Houses: Using Psychology for Profits
Selling Your Home Quickly, Even if You Have No Money For Repairs
Talk to a Lender Before You Sell Your Home
Selling by Owner Escrow or Closing Checklist
Investing in Real Estate Profitably: Eliminating the Need for Mortgage Insurance
How to Make Money in Real Estate Without Doing the Scrunch Work
Achieving Positive Cash Flow from Your Real Estate Investments
Selling Houses: Design Psychology Works!
Selling Your House Fast!
Transforming Doghouses into Dollhouses
Selling Investment Houses: Psychology of Mirrors
A Real Estate Primer
What are the Elements in Real Estate?
Curb Appeal
What to Look Out For When Buying Off Plan
Staging® Your Home for Sale: a Superior Real Estate Home Marketing Technique: Part 1
What Does It Take To Be A Donald Trump in Real Estate?
On the Crossing of Continents
Panama is Hot - A World Class Retirement Haven Thats Ripe For Profitable Real Estate Investment
Personal Branding Techniques for Real Estate Agents and Brokers
Real Estate Investing Myths That Steal Profits From Your Pocket
Budgeting Your Log Home - Creating a Checklist
Do You Want To Sell Your Rehabs Fast?
How Much Should I Pay For This House?
Real Estate Investment 2005 - The Hottest Countries for Investment in 2005
Real Estate Investment - Why it is Big Business?
Tax Free Exchanges: Watch out for the New Residence Rules
Home Inspectors - Negotiating a Lower Price
Finding the Right Real Estate Agent:: A Guide for Seniors
Why it is Important to Hire Just One Real Estate Agent to Buy a Home
The Professional Investors Plan
How to Buy a Home When Your in Your Twenties
Why Invest In Property?
Location, Location, Location
Prepare Your House for a Successful Sale
Pricing your House to Sell
Virtual Agent? Online Real Estate
Curb Appeal
Water, Water Everywhere on the Waterfront
Before Selling Your Home
When Showing Your Home
For Sale By Owner Listings
Should you Sell your Home yourself?
Evil Gains Entry
How to Sell Your Own Home and Save Thousands of Dollars
Home Inspection Checklist - Home Inspectors
The Value of Foreclosed Property
Investing In Commercial Property
Investing In Land
Selling Your Home - A FSBOs Guide to Keeping It Safe
Seven Questions You Should Ask When Buying a Condo Hotel Unit
What is a Foreclosure?
Expenses of Home Ownership
Dealing With Dual Real Estate Agents
At Home In Your Overseas Home
A Real Estate Investing Primer
The Real Estate Bubble Fallacy
Tax Assessment/Appraisal: How Do I Know What My Home is Worth?
How to Build a Real Estate Investing Power Team
How Can the Average Person Build Wealth in Real Estate?
Product Review of Carelton Sheets No Money Down Course
Real Estate News
Types of Listings with Agents
The New First Impression in Home Selling
Buying a House in Scotland
Fixing Houses for Resale: Three Beginning Steps to Increase Profits and Have Fun
Basic Tips for First Time Home Buyers
Homebuyer Heaven Can't Possibly Last
Selling Your Property Without An Estate Agent
Avoid The Traps Of Finance
Big Discounts With Property Investment Clubs?
New or Old House?
How Not To Blow Your Build Budget
Is a Vacation Home Right for You?
Should You Buy Real Estate Now
Staging Homes for Top-Dollar Sales
Real Estate Bankruptcy
How To Negotiate A Higher Price For Your House
Maintaining Small Town Charm In An Ever-Changing World
OPM - The Art of Leveraging
A Difference Between Appraisal, Assessment, Home Inspection
Investing in Real Estate Like a Stock
Getting Raw Land, Not a Raw Deal!
Investing in Real Estate Vehicle for Wealth Building
A Possible Bargain: Foreclosed Properties
How Can I Stop Foreclosure on My House?
Buying New Construction...How Do I Begin?
Dont Sell Your House--Ever!
A Singles Game of Real Estate
Investment Real Estate Done Right -- Your Quickest and Safest Path to Wealth
Atlanta Georgia Real Estate - Marietta - East Cobb, Roswell, and Alpharetta
How to Attract Clients in Residential Real Estate
How to Build Your Dream Home
Property in Bulgaria - Huge Investment Potential
Unravelling The Real Estate Buying Process in Canada
Why Canadian Real Estate is Such Good Value
How To Find Your Dream Home In Belize
Negotiating the Real Estate Contract
Be A Realtor With Curb Appeal
Investment Real Estate -- A New Twist: Be the Bank, Not the Landlord, and Get Rich Without the Work!
Build Your Retirement By Investing In Real Estate
Appraisal vs. Market Value: How to Avoid Pitfalls in the Sale of Your Home
Utah Real Estate
Purchasing Land: What To Look For
If You Cant Afford to Retire...Move
Moldy Homes are a Great Investment
NAR® Broker Will Swear It - Real Pro' Agents Share It - FSBO Truth
How to Get the Best Price for Your House
Flat Fee MLS Listings - Is This The Future Of Real Estate
10 "No Money Down" Ways to Buy Real Estate
Look Past the Bottom Line for a Propertys Potential
10 Tips for Investing in Distressed or Foreclosed Properties
How to Research and Purchase a Good Investment Property
Termite and Moisture Damage Not Reported
Free Tips That Will Dramatically Increase the Selling Value Of Your House (Part 1)
Dont Overpay for a House, Even in Todays Market
What Homeowners Should Know to Stop Foreclosure- Speaking Your Lenders Language
Finding A Capable Agent To Meet Your Real Estate Needs
How to Prepare Yourself for Owning a Dual Purpose Second Home
Conditions Are Right For Buying The Higher Priced Home You'Ve Always Wanted
What To Expect In Closing Costs On A Home Purchase
Avoiding A Bad Investment Is Easier Than You Might Think
Working With Your Real Estate Attorney
What's Your Style? A Guide to America's Most Common Home Styles
XML error: XML_ERR_NAME_REQUIRED at line 1 |
