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How do I conduct a move out an inspection of my rental property?

One of the most difficult things to do for some owners is to conduct a move out inspection of their rental properties because the former tenants may be asking the owner for their deposit return (like most tenants do) while the busy owner may also be searching for new tenants to rent their property to.

Thankfully, conducting a move out inspection can be easy for any owner especially if they follow the tips in this article.

move out inspection

What to Look for After a Tenant Moves Out

Besides inspecting the rental property to make sure that it’s been professionally cleaned after the tenant moves out, every owner should be looking for the following:

  • Unapproved changes or alterations to the rental
  • Weird or strange odors
  • Evidence of pets or smoking in the rental
  • Holes in the doors
  • Fleas or bug evidence
  • Burned out light bulbs or missing hardware
  • Missing blinds or window coverings

What to Do After the Move Out Inspection

After doing a move out inspection another important factor that you should consider is accessing the condition of the inside and outside of your rental property because now is a great time  to make repairs to your rental while it’s not occupied with tenants.

Exterior:

What is the condition of the paint and siding? Does it need to be cleaned or replaced?

Does the landscaping need to be cleaned up and/or replanted?

Are there any stains on the driveway or parking spaces which will need to be pressured washed?

Interior:

How is the condition of the doors and windows? Are they easy or difficult to use?

Are there any signs of mold in the rental property?

How is the condition of the bathrooms? Does the caulking around the toilets, sinks, and showers need to be replaced?

What condition is the flooring in? Has the carpets/flooring been professionally cleaned? Does the flooring need to be replaced?

Get Property Management Here

Tired of managing your rental properties and doing move out inspections yourself?

There’s no denying that property management takes time, especially when you add more rental properties to your portfolio, that’s why you should save time and money by investing in professional property management with GoldenWest Management.

At GoldenWest Management we will save you the time and hassle of doing things like a move out inspection so you can rest easy and have confidence that your rentals are being professionally managed by people who really care about your rental properties and tenants.

To learn more about the property management services we can offer you contact us today by calling  (866) 545-5303 or click here to connect with us online.

What are the top 5 Questions you should be asking when choosing a Property Management Company?

By GoldenWest Management

Are you planning on hiring a property manager to professionally manage your San Diego, Phoenix, or Las Vegas rental property? If so, there’s no denying that choosing a property manager can sometimes be an intimating process, especially if you’ve been managing those rental properties yourself, but thankfully you can hire a property management company with confidence if you ask them the following questions.

Question #1 – What Services Do You Offer?

This question is important to ask because you want to know that your property management company offers “full services” including rent collection, tenant screening, customer service, maintenance, and rental property marketing instead of just offering you one service.

Question #2 – How Many Properties Do You Manage?

Their answer to this question is also vital for you when choosing a property management company because if they are managing only a few rentals, this could be a sign that they are a newer company and don’t have the experience to professionally manage your rental property.

If they have too many rentals, this could be a sign that they might not have the staff to efficiently manage your properties and you should use caution before hiring them since you want to have confidence that they will have the staff to professionally manage one or all of your rental properties.

Question #3 – How Will You Determine the Correct Rent Amount for My Property?

Once you have confidence in their ability to manage your rental property you will next want to find out how they will determine the correct rent amount for your property.

Instead of hiring a property manager that suggests the highest rent possible for your rental property, you should choose a company that will do a comparable market of available rentals and properties that are currently on/off the market to determine the correct rent for your rental property.

Question #4 – Are You an Active Investor in The Local Real Estate Market?

Regardless if your rental property is located in San Diego, Las Vegas, or Phoenix, you also want to hire a property management company who has local market experts that are actively investing in the local Real Estate market. This will show you, their knowledge of the local market because they are invested in it themselves, and this means they will also offer you the best advice and service based on their professional experience.

Question #5 – What Are Your Management Fees and Or Pricing Options?

Last of all, but most important, don’t hesitate to ask them about their management fees and pricing options because the last thing you want to do is to choose a property management company that you like only to have the relationship ruined later on due to their excessive or hidden fees.

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For professional property management contact GoldenWest Management today by calling us at (866) 545-5303 or click here to connect with us online.

Real Talk Carmel Valley – GoldenWest Management Talks Property Management

Do you own rental properties in San Diego, Phoenix or Las Vegas? If so, you’ve come to the right place!

During a recent appearance on Real Talk Carmel Valley, both Yuri Jacobo and Jayson Yoss of GoldenWest Management were interviewed. They shared tips on why property management is important and discussed how professional property management can help both owners and tenants.

“Rent It Like You Mean It”

The show started out with both Yuri and Jayson talking about the GoldenWest Management mantra “rent it like you mean it”.

This strict philosophy means that GoldenWest Management team isn’t a Real Estate agency that also does property management on the side, “We are licensed agents who focus specifically on property management.

We professionally manage more than 1,000 rental properties in three states, staffed with local-market experts; but what does this mean to you if you’re an owner?

You can count on us to be experts in the local rental market, including landlord tenant laws, while also keeping our fiduciary responsibility to you- the owner.

At GoldenWest Management we like to think of ourselves as communicators and “problem solvers” who always has your best interests at heart. “In property management, we get to be part of the most important aspect of someone’s life.” “We tell people, ‘If you entrust us with your property, we are going to take care of you, because this is personal.”

Property management is important, especially when things don’t go well at a rental property because, instead of you having to do everything yourself, you can count on us to solve problems and help with complicated issues including the following:

Smiling young couple shaking hands with an insurance agent or investment adviser

Security Deposit Return

This is by far one of the top property management issues that both owners and tenants have to deal with at move out. At GoldenWest Management we make sure that the rental properties we manage are professionally cleaned and in “move-in ready “condition. The property is thoroughly documented so that when the tenant moves out there won’t be any dispute regarding the security deposit return disposition statement including how or why the funds were used.

Wear and Tear – With any rental property there must be a “threshold” for wear and tear, we encourage tenants to have their rentals professionally cleaned, and they should be able to provide receipts showing that they did their due diligence to leave the rental in similar condition or comparable to what it was at move in.

21 Days – As a professional property management company we have 21 days to return the security deposit to the tenant in the state of California. All deposits are returned with an itemized list of deductions and pictures of the damage just so the tenant is aware of why money was taken from their security deposit and what it was used for.

San Diego Property Management

Following California Habitability Standards

There’s no doubt that California is one of the top states with the most laws that protect the interests of the tenant but what are California Habitability standards?

California Civil Code section 1941 states that when a landlord rents property to a tenant as a place to live, the property must be in a “habitable” condition. (“Habitable” means fit to live in; “uninhabitable” means not fit to live in.) Section 1941 also states that the landlord must repair problems that make the property uninhabitable – except for problems caused by the tenant or the tenant’s guests, children or pets. In order for the property to be habitable, it must have all of the following:

Anytime there is an issue at one the properties we manage, tenants are encouraged to submit their repair requests immediately, they can count on us to get the problem fixed or resolved within 24-48 hours or make a “good faith effort” to make repairs and keep the rental property in habitable condition in accordance with state law.

This is another area where we save you time and money because instead of you driving out to your rental property to make repairs yourself, or spending hours on the phone coordinating with contractors and repair companies, you can count on GoldenWest Management to save you time while you have confidence that the repairs to your rental are made quickly and professionally.

Confident businesswoman who is ready for work

Learn More About GoldenWest Management

To learn more about GoldenWest Management or to speak with us about our property management services contact us today by calling (866) 545-5303 or click here to connect with us online.

Happy Labor Day From Your Friends At GoldenWest Management!

Happy Labor Day from your friends at GoldenWest Management! As a reminder our offices will be closed today and will reopen tomorrow on 9/5.

Labor Day in the United States is a public holiday celebrated on the first Monday in September. It honors the American labor movementand the contributions that workers have made to the strength, prosperity, laws and well-being of the country. It is the Monday of the long weekend known as Labor Day Weekend and it is considered the unofficial end of summer in the United States. The holiday is also a federal holiday.

Beginning in the late 19th century, as the trade union and labor movements grew, trade unionists proposed that a day be set aside to celebrate labor. “Labor Day” was promoted by the Central Labor Union and the Knights of Labor, which organized the first parade in New York City. In 1887, Oregon was the first state of the United States to make it an official public holiday. By the time it became an official federal holiday in 1894, thirty U.S. states officially celebrated Labor Day.

Canada’s Labour Day is also celebrated on the first Monday of September. More than 80 countries celebrate International Workers’ Dayon May 1 – the ancient European holiday of May Day – and several countries have chosen their own dates for Labour Day.

Source – Wikipedia

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For professional property management contact GoldenWest Management at (866) 545-5303 or click here to connect with us online.

How important is communication for a client…It’s the most important.

By GoldenWest Management

One of the “keys to success” if you plan on owning rental properties is to be a great communicator with your Tenants. Communication has proven to be the #1 issue when it comes to renter satisfaction and retention.

If you have a problem with communicating with your renters, this article will provide you with tips you can use to improve the communication process so your tenants will feel like their needs are being met when it comes to them needing help or support at their rental properties.

Estate Agent Showing Empty Office Space To Clients

Tip #1 – Set Expectations Up Front

Everyone may have a different idea of what a “timely responses” looks like. This is why it’s important to tell clients/landlords/tenants who have vacancies up front what they should expect.

At GoldenWest, we strive to return every call and email within (1) business day. Obviously, emergencies (your home is flooding; your home is on fire, etc.…) will garner faster responses. But having a guideline will help keep heads cool as well as set the expectation.

Tip #2 – Use Technology to Make Yourself Available at All Hours

Although it’s common for some owners to give their renters their cell phone numbers you should prioritize communication with your tenants by giving them an email address to email all of their requests. We recommend to limit texting as it is not a formal method of communication and difficult to present or recall for evidentiary purposes.  

Many states require that you have a clearly listed phone number for emergency service. If you don’t use a call center, which means you (Landlord) are answering calls at all hours of the day or night. GoldenWest uses a live answering call center combined with on call managers to handle emergencies.

Client signing a real estate contract in real estate agency

Tip #3 – Document All Communication with Renters

Regardless if you receive an email, voicemail, or speak with a tenant in person, you should always document all communication with your tenants. After every important phone call, you should absolutely send a “per our conversation” email outlining the discussion and agreed upon actions. This is the best way to clarify if you and the Tenants are actually on the same page. It’s not surprising that many times after a phone call, both parties walk away with a totally different perspective on the conversation.

House sitting on calculator isolated on white

Tip #4 – Get Property Management

Why do you want to take that midnight phone call? Why do you want to be bombarded with texts and repair requests from Tenants? How do you handle complaints when you have to tell a Tenant “No” (example, “No I won’t replace the floors for you”)?

Hiring a licensed Property Manager will save you that time energy and headache. Your renters will always have someone to call or communicate with when it comes to repairs, rent collection, or any other issues at your rental property.

To learn more about the property management services that GoldenWest Management Services can offer you contact us today by calling (866) 545-5303 or click here to connect with us online.

Vacancy – How long is “too long” for your property to be vacant?

Vacancy – it’s one of the dreaded words in the property management and rental property world because it generally means unless you paid cash for your rental, you most likely financed it and will have to pay the mortgage while your property is sitting vacant.

No owner likes to have their rental property sit vacant because this also means that the longer the rental doesn’t have anyone living in it, the rental property isn’t generating any cash flow.

Real Estate Architectural Exterior House Building Design on Grassy Landscape.

How Long Is Too Long for A Rental to Sit Vacant?

Testing the Market is great…but after 2-3 weeks, you may want to rethink your leasing plan.

The reality with owning rental properties is that the longer they sit vacant, a wide variety of problems can occur including the following:

  • Crime – The vacant rental property can become the target of vandals and criminals in the area including people who might be planning on trespassing and living on the property illegally.
  • Drain on Cash Flow – Let’s face it, one vacancy does equal a drain on cash flow regardless of the owner’s portfolio so it’s in the owner’s best interest to get that rental occupied as soon as possible.
  • Vacant Properties Can Become Eyesores – Weeds grow, dust and dirt accumulate, trash and debris take up residence in the front and backyard. Vacant properties become eyesores especially if they are not maintained while they are sitting for weeks and months at a time.
  • Bad Decisions – The longer a rental sits, the more Landlords are willing to lower the bar and “stretch” to accept a tenant that may not be qualified to rent their home. It’s just the nature of the beast that we would be enticed by someone who is borderline but can stop the loss of income.

maison vide

Tips to Follow While a Rental Sits Vacant

Every owner wants to fill vacancies fast because they want vacancies to end, yesterday, but the thing to remember during the vacancy is that the following tips should be followed to ensure that the rental is ready to be occupied by the next tenant as soon as a suitable candidate is found.

Tip #1 – Price the property appropriately. At GoldenWest we recommend being “Conservative” with the price. The market doesn’t care about your mortgage, it is simply a supply and demand equation that sets the rental price point. List on the conservative side to get quality applicants, quickly and reduce the potential for headaches, vandals, cash flow loss, etc…

Tip #2 – Use timers to make lights come on in the rental during the evening – Once again, this tip will help a vacant rental to look “lived in” and discourage criminals from hitting a vacant rental at night.

Tip #3 – Enlist neighbors for help – If you’re managing the rental yourself, you shouldn’t hesitate to ask neighbors in the area to keep an eye on your vacant rental, watching for suspicious activity, until it’s occupied.

Tip #4 – Decide whether “For Rent” signs and flyers will help to rent the home or may only make the home a “target.”

Photo of key bunch and paper tags with PROPERTY MANAGEMENT conceptual words

Stop Dealing with Vacant Rentals – Get Property Management Today

Tired of dealing with vacant rentals yourself? For professional property management contact GoldenWest Management today by calling us at (866) 545-5303 or click here to connect with us online.

 

Property Management Tips – What to Do When a Tenant Goes to Jail

During the years that you own rental property it’s entirely possible that you may have one or more tenants who end up going to jail.

The big question is what do you do when a tenant goes to jail? Do you know evict them? Not evict them? Store their belongings until they return, or a combination of the above?

We know that this is quite possibly one in the most contentious property management issues that owners face that’s why in this article we will offer you several tips that you can use to protect your best interests in case one of your tenants ends up going to jail

Law concept photo - gavel and handcuffs

Confirm That Your Tenant Is Currently in Jail

Although their spouse, friend, or family member may have told you that they are currently in jail, the first thing that you need to do if you find out that your tenant has been incarcerated is to confirm that in fact, they are currently in jail.

You can do this by searching mugshots for your County Jail online or if you cannot locate a mugshot for your tenant the next step that you should follow is to contact one of your tenant’s emergency contacts to confirm the status of your tenant.

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How Long Will They Be in Jail?

After Confirming that your tenant it is in fact in jail, the next thing that you need to do is to confirm how long they are actually going to be there.

Will they be in jail for 30 days or longer? If so, you should visit them in person or speak with their emergency contact to confirm if they plan on coming back to your rental unit or not.

If your tenant is going to be in jail for longer than 30 days, and they cannot afford to continue paying rent, you should have a notary public visit them to have them sign a document which states that they will be vacating the unit.

Let’s say that your tenant intends to vacate the premises but they are unable to collect their belongings. One solution to this problem is to offer to store their belongings for them but before doing this you should require the tenant to sign a “hold harmless” clause which will relieve you of liability should any of the tenant’s items be lost or stolen while they are incarcerated.

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For more Property Management tips, or to speak with us about our Property Management Services, contact us today by calling (866) 545-5303 or click here to connect with us online.

Community Pool Guidelines for Your Phoenix Rental Property

By GoldenWest Management

With the “dog days” of summer already here in Phoenix it’s a fact that temperatures are going to only get hotter and one thing you can expect if you own a multi-family rental property is to have your tenants spending more time in the pool.

Every landlord and property owner should have pool guidelines, or rules that they follow, in place to not only protect their tenants but also to protect their best interests and avoid lawsuits.

In this article, we will share with you 17 pool guidelines you should be enforcing at your multifamily rental property.

#1 – Invest in anti-entrapment drain covers for your pools that are compliant with the 2007 Virginia Graeme Baker Pool & Spa Safety act.

#2 – Change your pool pumps to vacuum release safety systems.

#3 – Educate children and parents about pool safety tips before they are allowed to use the pool.

#4 – Make sure all available staff is educated and trained in Red Cross Life Saving techniques.

#5 – Check all pool enclosures and verify that they are child-proof.

#6 – Post your pool and safety rules prominently so that residents see them before using the pool. These should include regulations that no child under the age of 13 will be allowed to use the pool without the presence of an adult.

#7 – Do not allow alcohol anywhere around your pool

#8 – Ban all plugged in devices from the pool area. This should include smart phones, tablets, and stereos.

#9 – Ban glass containers from your pool and spa area.

#10 – Get at least one or two staff members certified in pool maintenance.

#11 – Check chlorine and pH levels at least two times per day.

Residential inground swimming pool in backyard with waterfall and hot tub

#12 – Inspect all pool equipment annually.

#13 – Take inventory of all lifesaving equipment on a monthly basis to confirm that nothing has been lost, stolen or vandalized.

#14 – Think about hiring a lifeguard for your pool or a pool attendant.

#15 – Consider hiring a pool management company to professionally care for your pool.

#16 – Invest in CCTV cameras for your pool area. This will save you from potential lawsuits and keep residents from using the pool after hours.

#17 – Use a calendar program or reminder service to ensure that the maintenance and safety tips in this article are followed on a monthly basis.

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For professional property management in Phoenix contact GoldenWest Management today by calling us at (602) 765-4750 or CLICK HERE to connect with us online.

How to Fill Vacancies at Your Las Vegas Rental Property Fast

By Golden West Management

LAS VEGAS, NV. – Do you have one or more vacancies at your Las Vegas Rental Property? If so, there’s no doubt that vacancies can be a HUGE headache but the good news is that you can get those units filled by following these simple tips.

Tip #1 – Check Your Ads

Are you still running the same ads online for your rentals that you were years ago? Do you have professional photos? Are there spelling and grammatical errors? Take the time to view your rental through the eyes of prospective tenants and write a new ad that will catch the eyes of renters.

Besides writing new ads to market your rentals, you should also include a video walkthrough or aerial photo of your rental property.

A row of colorful new townhouses or condominiums.
Tip #2 – Double Check Your Rent

Always double check your rent before listing a new rental. Being overpriced potentially equals vacancy. If you are asking for more rent than other rentals your inquiries and applications will be drastically reduced.

Take a good look at the surrounding “like” properties and conservatively price your home based on what is being rented in your vicinity.

It’s always the landlord who “needs” to cover their mortgage or “feels” that the upgrades they put in make the home worth “way more” end up overpricing and having their rental sit for too long.

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Tip #3 – Make Sure Your Las Vegas Rental Shows Well

You might think your rental looks “retro” but prospective renters will just think your rental looks old especially if it’s in dire need of major updates.

You don’t have to add “granite counters” and “stainless steel appliances” just to procure quality Tenants, but the upgrades do help to not just raise the rental rate, but attract more applicants.

But most importantly, people want nice and clean…so have you had the home professionally cleaned? What about the carpet and tile? Is the landscape browning or overgrown?

Curb appeal matters and if you are getting lots of calls, but after showings people aren’t putting in applications, take a hard look at the property itself.

Condo building with windows and venetian blinds built with natural brick stones. Green plants hedges in front

Tip #4 – Consider Changing policies that exclude the prospective renter pool

Don’t allow pets at your Las Vegas Rental Property? Trying to rent the home furnished? Not including the detached garage so you can use it as storage?

These are all examples of policies or rental decisions made by a landlord that can reduce the number of prospective renters looking for your home.

For example, a 2016 study by Zillow stated that over 35% of prospective renters have pets…so if you say no pets, there goes a third of your eligible prospects.

Want the home to be furnished? A similar study showed only 15% of prospects searching for a fully or partially furnished rental.

Tip #5 – Ask Your Tenants for Referrals

In the world of property management, most landlords know that good people, generally know good people, so if you have one or more tenants who are responsible and pay their rent on time each month you shouldn’t hesitate to ask them if they know anyone who is looking for a rental property.

If your tenants do refer people to you it’s also a good idea to offer them a small rent credit to make it worth their time so they will consider referring people to you in the future.

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For professional Las Vegas, Property Management contact GoldenWest Management today by calling us at (702) 685-7696 or click here to connect with us online.

2017 Fire Prevention and Safety Tips for Your Rental Property

By GoldenWest Management

Fire season is here and with 100+ degree temperatures happening daily in Southern California, Phoenix and Las Vegas it’s more important than ever for owners to focus on fire prevention at their rental properties.

two silhouette on housefire background

2017 Fire Prevention and Safety Tips

Tip #1 – Replace your shake shingle roof because these types of roofs can be found on homes built in the 1980’s and they should be replaced immediately because they have been known to catch fire quickly.

Tip #2 –  Think “smart” when adding landscaping by using more gravel and fire-resistant plants to create fire breaks and make it easier for firefighters to reach your home should a fire occur.

Tip #3 – Clear debris from your gutters – This tip is very important because leaves and tree branches can easily catch fire after drying out and they become the perfect “fuel” for embers blowing through the air during a wildfire.

Tip #4 – Consider installing a roof-mounted sprinkler system – A roof mounted sprinkler system is the ultimate in fire defense and you may be able to qualify for a FEMA grant to have one installed at no cost.

Tip #5 – Choose fire resistant materials when renovating your deck, fencing, or siding since this will give first fighters a few extra minutes that they need to save your rental property from burning down if it catches fire.

Tip #6 – Restrict open burning at your rental property during the summer months including grilling on balconies or wooden decks.

Tip #7 – Make sure you have the right insurance protection including fire insurance, loss of income insurance, and landlord insurance.

Tip #8 – Verify that smoke detectors and or fire alarms are installed and working in every room of your rental property.

Tip #9 – Purchase a fire extinguisher for the kitchen.

Tip #10 – If you own a two-story rental property you should purchase a ladder for every upstairs room.

Tip #11 – Prohibit smoking inside of the rental property.

Tip #12 – Post an escape plan so tenants are well aware of how to leave the property should a fire occur.

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To save time and money on property management, especially during fire season, contact GoldenWest Management today by calling us at (866) 545-5303 or click here to connect with us online.