If you work for a property management company you know the importance of maintaining good relationships with your owners and tenants. And if you are self directing your own property management you probably know that tenants and landlords often clash. But it does not have to be that way. You must stay on top of your management tasks, and let your tenants know that each one of them is important to you.
Our company has provided software for property management to over 20,000 subscribers since 2005. We are recognized as one of the best property management software companies and, by the way, we have just rebuilt the software to be even easier to use thus making the communication with tenants even better. The legacy software won a webby and the New Release has already won a Best In Business for software award. With all of this experience, there are some things that we know will help you get good tenants, keep your tenants happy and retain them longer.
Expect the Best from your Tenants
You are entering into a business contract with each tenant. You expect them to pay rent and care for your property in return for their access and right to occupy to a quality property in which to live or work if it is a commercial property. Remember that it is a business relationship, not a friendship. From the beginning treat the tenant with respect. Once the lease is signed the tenant has agreed to pay rent on time. Be sure that he/she does just that. We recommend use of automated rent payments made through a tenant portal which contains all of the pertinent information that they need plus a way to make their rent payment in less than a minute. If they are late, do not offer to waive late fees. In the automated system, late fees are added automatically on the designated day. Waiving late fees only encourages more late payments. If you have a chronic late payer, make arrangements so that rent is due after they have received their wages or can reliably make the payment. If that means you extend the grace days a few more days then that is a better way to resolve the issue than to waive late fees. You might also have them pay two times per month instead of once.Don’t worry, if they are using automated rent payments, the accounting is done for you when that payment is made. And remember that any changes to the original agreement need to be memorialized in writing and signed by both parties.
You Make the Rules
It is the responsibility of the landlord or property manager in conjunction with the owner to make the rules for tenants residing in the property. Include those rules when they sign the lease. We recommend a separate document stating policies and rules as well as vacating procedures. The tenant signs that document and it becomes part of the lease. Tenants need to know the rules before they move in, not when they have violated one. Tenants need to know that they are responsible for being cordial to neighbors and abide by the rules of the property. It is always best to meet the tenant in a professional environment like an office. Our SPS software offers esign for leases and notices so that an office is not required to look professional. One other thing that is very important is good communication. The SPS software has tenant portals through which the tenant can easily notify you of any issues or report maintenance items.
Get Repairs Done Quickly
Things happen to rental properties during normal wear and tear, and repairs need to be done to keep the property in good shape. Occasionally there is also tenant caused damage, like a child flushing toys down the toilet or someone hitting the garage door with their car. Both types of damage should be repaired by the landlord or property manager, not the tenant. The most important thing that a landlord can do is get the repair done as soon as humanly possible. The tenant can be billed for tenant caused damage or the security deposit can be used if they do not pay. We recommend billing first so that the security deposit remains in place for the future. Always follow up after the repair with the tenant to be sure that the repair was done to the satisfaction of the tenant. We recommend that you inspect the repair or at the very least have the contractor take pictures before and after the repair and send them to you. Your tenant will know that you care about their comfort and you will retain them longer. Maybe even more important is that you will be sure that your property is kept in top condition.
You Must Do Inspections
Inspections are part of the price of doing business. Inspections done regularly will insure that there is no major damage being done to your valuable rental property. With new tenants, you may want to do an inspection or visit the property in one month to see how the tenant is faring. At the same time you can look around to see how they are caring for the property. If all is well you may schedule the next inspection visit for 3 months. If things look dicey, give notice to clean it up and come back in a week to inspect again. This may seem like over kill but we have seen some tragic situations experienced by our subscribers when they do not use the inspection software available to them. One subscriber found three families living in a two bedroom house. Only 4 people were on the lease. Another found a herd of cats, none of whom were authorized by a pet agreement. In fact the pet agreement clearly said that no pets were allowed. If these situations had not been discovered, you can only imagine the damage that would have been done to the property. Inspections are an ounce of prevention against pounds of cure.
Develop Good Relationships
Always be cordial to your tenants. They are supporting your business and even if you may not like them personally, you need to be pleasant. Remember that your tenants are not your friends. They have a business relationship with you. That does not mean that you can’t send Holiday cards or throw parties for the multifamily community once in awhile. But in the process of running your rental business, be firm and fair, attentive and respectful.
Smart Property Systems gives our subscribers the tools to be able to develop good relationships with tenants, members of associations, and owners of residential and commercial properties. That is accomplished with automation of most repetitive tasks and by allowing all stakeholders in the business to easily communicate through the portals. If you are not using software or are unhappy with your current software check out https://smartpropertysystems.com.
Submitted by: Timmi Ryerson
December 18 2015