Property Management Kit For Dummies. Robert S. Griswold

inspectors find that your property isn’t in compliance with the proper codes, you may receive violation notices and potentially expensive fines. Building codes are updated and changed regularly, and typically, properties aren’t required to meet the new code requirements unless the properties are renovated and new building permits are obtained. Make sure that you or your contractors are aware of the code requirements, and incorporate the necessary code-compliance measures into your renovations to maximize the safety of your tenants and to protect yourself from violations and fines.

      Painting

      The next step in getting your vacant rental unit ready is painting. The keys to success here are preparation and knowing what to paint when. Follow these steps to turn your unit into a rental work of art:

      1 Select and purchase the paint you want to use.Standard colors are best so that you can easily and affordably touch up your rental unit instead of having to repaint it. One coat of a high-quality flat white latex paint is usually sufficient, so use this standard to help determine the quantity you need to buy. Note: You may require more gallons if you’re changing the paint color to a much lighter shade than the current version. Try to use the same brand of paint, because colors can vary by brand. If you’re changing from a flat to a semigloss finish, you may be able to do so in one coat. If you’re painting a flat finish over a gloss, you’ll likely need to prepare the surface so that the new paint adheres. Plan to use semigloss paint in kitchens and baths for easy cleanup and resistance to moisture. Although this type of paint may cost more, you save in the long run; purchasing higher-quality paint means that you don’t have to repaint the entire unit when it inevitably turns over.

      2 Take everything off the surfaces you’re painting.Remove all nails, screws, picture anchors, and similar items. Detach all door hardware, air-vent covers, and electrical cover plates too.

      3 Strip all dirt from the painting surfaces.Make sure to clean the walls in particular. Treat grease, crayons, water stains, and other blemishes with products designed for that purpose.

      4 Check that walls are properly patched.You may also need to do some scraping and sanding to ensure that your new coat of paint adheres properly.

      5 Start painting.Paint the unit in its entirety (yes, I mean walls, doors, door and window frames, baseboards, closets and closet dowels, and ceilings), unless you recently painted the whole unit and need to touch up only one or two walls. Lucky you! If you have acoustic ceilings, be aware that these ceilings present special problems, particularly if they contain asbestos. Be sure to test for asbestos if you’re not sure. Always consult a professional painter or licensed acoustic contractor before attempting to patch or paint an acoustic ceiling, and note that spraying paint is better than using a roller. Don’t paint damaged surfaces and/or surfaces that show signs of moisture without determining the source of the problem and correcting it. Wet or moisture-damaged drywall indicates either plumbing leaks or water intrusion into the property’s interior. The sooner you identify the culprit and make the necessary repairs, the better. If a slight stain remains after you resolve the problem and the surface is dry, try spraying the area lightly with a bleach mist to see whether the stain disappears. If not, you must paint.

      6 Replace everything you removed from your painting surfaces after the paint has dried.Reinstall all the door hardware, air-vent covers, and electrical switch plates and outlet covers, replacing any that are damaged or covered with paint.

      7 Clean up any lingering mess.Remove any paint that has strayed or splattered onto the floor, windows, countertops, cabinets, appliances, door hardware, air vents and woodwork. Don’t use sinks or bathtubs for paint cleanup.

      Final cleaning

      Cleanliness sells, and the only people you want as renters are the ones who accept dirt in their homes only as a temporary condition. For many rental property owners, the thought of cleaning up after someone else is too much to bear. Luckily, many local cleaning services do a great job for a very reasonable price. Remember: You don’t have to do everything yourself.

      

If you decide to clean the unit yourself, however, keep the following pointers in mind:

       Pay particular attention to the kitchens and baths. A dirty or grimy kitchen or bathroom can be a real turnoff to potential tenants. Be sure to clean and regrout the tile; completely caulk around all countertops and bathroom fixtures; and clean the single dirtiest spot in most rental properties: the shower-door track. For a final touch, install a new toilet seat, and place a paper sanitary ring around the toilet to indicate that it’s been sanitized. This last step in particularly important in a post-pandemic world!

       Focus on smell. If a rental unit doesn’t smell clean, it won’t matter how diligently you’ve cleaned it. Rental property owners often overlook the importance of the sense of smell. Consequently, you can have a real advantage over the competition for an amazingly small investment by recognizing the value of this underappreciated sense. Here are a few ideas:Use pine-oil or lemon disinfectant and cleanser to neutralize any bad odors left by previous tenants.Place baking soda in the refrigerator and drains, and grind a lemon in the garbage disposal to suppress any odors.Put a cinnamon stick in a shallow pan of water, and place it in the oven on low heat.Go to your favorite big-box discount store to find affordable liquid potpourri, available in a variety of scents. Avoid using certain fragrances that may be offensive to your prospective tenants. Too much use of scents may be distracting; your prospect may think that you’re attempting to cover up a bad smell that will return. Remember that two of the most difficult scents to eradicate are cat urine and tobacco smoke, and because they permeate the carpet and wall and ceiling finishes, air fresheners will work only temporarily. Consult a professional for a better solution.In a short time, your rental unit will be filled with pleasant scents that remind your prospective tenants of Mom and apple pie. Why? Because this is a time when you want to go with something with mass appeal rather than your personal favorite scent: essence of yak.

      Carpet or floor-covering cleaning

      Cleaning the carpet or floor covering is the last step in preparing your rental unit for new tenants. You can clean most floor coverings, such as laminates, linoleum or sheet vinyl, during the final cleaning stage, but you should let contractors with professional truck-mounted steam cleaning equipment handle carpet cleaning. The cost of professional carpet cleaning is very competitive, and you can’t achieve the same results with the non-truck-mounted equipment that’s readily available for rent at your local grocery or hardware store.

      

Unless they’re obviously damaged, thoroughly clean your floor coverings before deciding to replace them. The best choice in floor-covering material is determined by your tenant profile, your prospective tenants’ expectations, and the competition in your area. Linoleum or sheet vinyl is very competitively priced, and the range of materials available is impressive, but laminates are in high demand if you can afford them. The most common problem with sheet vinyl is that any damage requires complete replacement. Some owners avoid using sheet vinyl and prefer individual floor tiles, which they can replace as needed, but these tiles quickly trap dirt at the seams and can look unsightly. Also, some laminates can be repaired if there is minor damage. Be sure to select neutral colors and basic patterns.

      If the carpets are too dated, severely worn, or badly stained and damaged, replace them. Carpeting is a decorator item, and you should take care to select colors and styles designed for use in a rental property. I recommend selecting a standard carpet style in a couple of basic colors for all your properties. Although sculptured carpet works well for some units, a nonsculptured carpet with short nap (fibers) in one or two neutral colors has the broadest appeal. If you own a lot of rental units and have proper storage space, purchasing your standard carpet by the roll can offer significant savings. You can use the extra carpeting to patch or even replace a full room if necessary. Be aware, however, that each roll of even the same carpet style and color can be different