Energy Saving Tips for Tenants and Landlords

1. Change light bulbs: Compact fluorescent bulbs use far less energy than incandescent and using the fluorescent lights last approximately 10 times longer.
2. Computers go to sleep when not in use: Settings can be adjusted to automatically go into sleep mode when not in use after 10-15 minutes. Noticeably reducing energy bills.
3. Take advantage of the sun: Open window blind shades with Southern and Eastern exposure during the day. Closing the window coverings just before the temperature begins to drop outside. This allows the sun to provide heat without the energy costs.
4.  Purchase an energy efficient heating system: Look for Energy Star Models for replacement of a  residential heating system; these are the most economical energy cost saving systems on the market. This is typically the responsibility of the property manager or landlord.
5. Heat up the house: The house won’t warm up any faster if you raise the thermostat setting. Home heating systems run at the same rate regardless of the temperature setting.
6. Maintain the heating system: Residential gas furnaces will run more efficiently and will last longer if the heating system is serviced annually. Cleaning or replacing the filters monthly is the responsibility of the tenant. Annual servicing is typically the responsibility of the property manager or landlord.
7. Use ceiling fans: The use of ceiling fans increase air movement and comfort levels which saves money. Changing the ceiling fan direction to counter-clockwise in the winter will push the warm air down into to the living space. Shut off the ceiling fans with lights during daylight hours also saves in utility bills.
8. Keep the doors closed: Shut the doors after opening to restrict the cold air from entering saves on utility bills. This also applies in the summer with keeping the heat outside.
9. Rearrange your rooms: Exterior walls feel colder and residences with older windows can be drafty. Rearranging your furniture by placing seating (couches, high back chairs etc.) near interior walls – that way you won’t “feel” the cold as much. Close closets and cabinets especially ones that are on exterior walls. These steps will not only make the home more comfortable but also energy saving. 10. Caulking and weather stripping: A major dollar saving task is window caulking, weather stripping, interior door sweeps and garage door sweeps. These are low cost, easy to install and will lower utility bills by preventing drafts. This is typically the responsibility of the property manager or landlord.
11. High efficiency windows: Replace current windows with vinyl windows under the Energy Star brand. This will reduce heating and cooling energy costs up to 15%. Replacing a window is relatively simple and the window replacement cost will be recouped in utility bill savings in a few short months. This is typically the responsibility of the property manager or landlord.
12. Don’t let the heat go up the chimney: Close the chimney damper. Closing the damper will stop the heat from being pulled out of the room and up the chimney. Keep the fireplace chimney clean and closed when not in use.
13. Turn off the furnace pilot light: During the summer months when the furnace is not in use the cost to keep the pilot light lit runs from $2.50 $4.50 per month. Shut off the pilot light when not being used.
14. Install a programmable thermostat: Allows the thermostat to be lowered when not at home or at night. You can also preset the thermostat to come on prior to returning home in the evening.  Returning to a preset daytime setting when you are home for any length of time. This is typically the responsibility of the property manager or landlord.
15. Proper Insulation: Ensure the walls and attic are properly insulated this will provide maximum savings and energy efficiency for many years. Checking for sales or specials on your purchases will also lower your costs. This is typically the responsibility of the property manager or landlord.
16. Use appliances efficiently: Do full loads in the clothes washer and dishwasher. Use cold water settings for clothing when possible. thereby reducing energy usage by 75%. Try to use these appliances late at night for maximum water pressure.

For additional information on this and other renting articles please visit our website at http://www.mrpmrentals.com/

Cleaning and Repairs Charged by the Landlord

There is a notable difference in a security deposit and cleaning deposit; what the funds collected can be used for or applied to when renting or leasing a rental property. First, as a landlord you should be aware of your states Landlord Tenant Act and its requirements when collecting a deposit and the rules for refunding all or part of this highly disputed deposit. Having a clear understanding of the rules will alleviate a landlord tenant dispute that will inevitably arise with your tenant.

In general, a cleaning deposit is just what it sounds like; cleaning of the property. This deposit can be applied only to the cleaning of the property. No more - no less. A security deposit, on the other hand, can be applied to any and all defects found in the property such as cleaning, damages, repairs, rent, fees, etc. One stipulation in this law is the items the security deposit is being applied to should be stated in the lease agreement and both parties must agree. Upon vacating it is within the tenant rights to receive a written notice from the landlord stating the disbursement or refund of these funds.

Now take a step back to the beginning of the leasing process. Your property is ready to be rented and a suitable candidate has been approved. What is the first thing you should do when getting your lease agreement together for the tenant to sign? A move in condition form; this is one of the most important forms you will use other than the lease itself. If you don’t use a printed form have a detailed note signed and dated with your tenant. If you neglect this step then how can you refute cleaning or damages when the tenant vacates your property? You could very well lose if your case ends up in court. Every landlord should use some type of move in and move out condition form. A move in condition form should clearly detail the condition of the property, both the good condition and details of a defect. Each extreme is noteworthy and could save you hundreds if not thousands of dollars in legal fees and repairs. Know your states leasing laws and the stipulations that apply. Stating in the lease the collected funds are a security deposit is more flexible for use as a landlord and holds the tenant responsible for the entire property unlike the cleaning deposit which covers only cleaning.

For additional information on this and other renting articles please visit our website at www.mrpmrentals.com

Mountain Ridge Property Management
Your Property Management Source

Landlord Services

Being a landlord requires that many services be performed on a regular basis. Among these duties is to locate a suitable tenant, fill out the required paperwork and process that paperwork to ensure the best tenant has been chosen. Landlords and Property Manager’s alike are also required to inspect and maintain each property and be responsible for its general maintenance and repair.
Landlords and Leasing Property Managers must have a complete set of state specific legal paperwork. From a detailed lease, rental application, tenant credit screening authorization, and any and all paperwork resulting from tenant screening or background checks, all to ensure every step of the renting process is legally covered for your protection whether it is a property owner or property manager. To be sure the leasing process is completed in a consistent manner; a written policy should be completed prior to beginning the renting process. Doing so will aid in a standard process being done but will also remove any doubts for a discrimination suit.

Every property must be maintained either by maintenance personal of the property management company or by the owners chosen maintenance personal. Keeping a property well maintained helps to rent the property faster and at a higher rent. When the time comes to sell the maintenance has already been completed and will command a price at the top of the market.
During the rental property maintenance process every property manager or landlord should be in the habit of doing an inspection. Check smoke detectors, flooring, appliances, yard care and exterior inspection for the tenants care, as well as, maintenance.  This habit will ensure the tenant will be held responsible for repairs and damages that may occur during tenancy and lower the continued damage to the property. Be sure to properly fill out, at the beginning of each new tenancy, a move in condition form detailing the condition of the property. Filled out in detail, this form will clarify the responsibility for each repair in the event any damage occurs.
For many property owners the job of being a property manager is an overwhelming task. If this is your case, don’t hesitate to contact local management companies and interview for your property manager.

For additional information on this and other renting articles please visit our website at www.mrpmrentals.com.

Mountain Ridge Property Management

Your Property Management Source

Honesty is the Best Policy

Saying you are married when you are not will cause problems when applying for a rental home.

If you are applying to rent a place and say or write on your application that you and your “roommate” are married and in reality you are not, this could be a problem.

With any type of tenant screening it will become quite apparent you are not married. Along with signing the rental application verifying your statement is true this item alone are grounds to deny your application.

There are property owners and managers that will not rent to "roommates" and will only rent to married couples.

The solution is to be truthful and upfront about your living arrangements very few landlords or property managers will rent to someone that has lied.

For additional information on this and other renting articles please visit our web site at www.mrpmrentals.com
Mountain Ridge Property Management
Your Rental Management Source

Leasing Service or Tenant Finder

Frequently, landlords and rental owners will hire a property management company to locate and place a new tenant in their rental for a service fee. This service is referred to by various terms typically called a Leasing Service, Tenant Finder, One-Time Leasing or One Time Rental Service.

Simply put, this is when the property manager or owner hires a third party to locate, screen and place a new tenant in their rental property. At this point, the leasing service turns over all funds collected and the new lease agreement to the property manager or owner for the day to day management duties. The management service is paid a fee and has no further contact with the tenant.

For additional information on this and other renting articles please visit our web site at www.mrpmrentals.com

Locating a Property Management Company

It is recommended that you interview at least two or three property management companies before deciding on the company who best fits your property and your needs.

Use the following guidelines. We believe a company should offer all of these services and at no additional cost to you.

1) High tenant retention. It isn’t the number of properties a company manages; its how do they manage the properties they have.

2) Attentive customer service. Do they pay attention to your needs?

3) Good lines of communication with owners. Are they easy to talk to and do they clearly understand what you are asking and wanting from them.

4) An attention to keeping costs low. Are they keeping costs low and within an acceptable range? Are they spending money on items that maintain the property and or increase its value?

5) Preventative maintenance. Do they do preventative maintenance? What does it include and how often is it done? Is there an additional charge for this service or is it included in the service provided by the property management company.

6) Inspection of units and property on a routine basis. How often and exactly what process is done and how often.

7) Good contractor supervision: Are they with the repairman or left alone in your rental.

8) What is the final cost to you for repairs at your property? Does the property management company charge you a fee for processing the paperwork for a repair?

Be sure every item that is important to you is included in your contract.

For additional information on this and other renting articles please visit our web site at http://www.mrpmrentals.com/

Obtaining Renters Insurance

LIFE HAPPENS.....BE PREPARED
It is strongly encouraged to purchase Renters Insurance.

A renters policy will insure "your" belongings. A landlord or owners insurance policy will not insure "your" belongings.

The average renters insurance policy covers against fire and theft up to the face value of the policy.

The amount of the deductible varies, but the annual premium is typically very inexpensive.

Be safe and purchase insurance for your belongings.

For additional information on this and other renting articles please visit our web site at www.mrpmrentals.com

The Check Is In The Mail........

Letters, boxes and bank statements found scattered in areas of the county recently is a reminder to keep a close eye on everything coming in and out of your mailbox.
Mail often contains personal information about your personal finances. Thieves snatch the mail and sort through it to get credit cards, social security numbers, bank statements, checks or other personal information that will allow them to steal your identity.

Tips to avoid becoming a victim of mail theft:• Never place outgoing mail in your curbside mailbox. Use a Postal Service collection box instead.
• Pick-up your incoming mail as soon as possible after it is delivered. If that isn't possible, consider renting a P.O. box.
• Don't send cash in the mail
• If you are on vacation, call the U.S. Postal Service to request a vacation hold on your mail: 1-800-275-8777
• Check your credit reports regularly for errors
• Have your checks delivered to your bank instead of your home.
• Carefully review your financial statements on a regular basis for possible errors and/or fraud.
• Shred sensitive documents or "sanitize" them before throwing them away.
• Immediately notify the post office and anyone with whom you do business of any address changes.
If your mail has been taken, or if you have any information about mail thefts, please call Ada County Sheriff's office non-emergency dispatch at 377-6790.
Posted with permission of the Ada County Sheriff’s Office, Boise Idaho

It is policy for many Property Management Companies to only accept rent payments in a check or money order and to be mailed to their mailing address or be hand delivered to them personally. Most have no exceptions to this policy.

We do not accept credit cards and request that you do not send cash.

If you are a victim of mail theft please contact your local Sheriff's Department and your property management company immediately.

For additional information on this and other renting articles please visit our web site at http://www.mrpmrentals.com/renting-articles.asp

The Professional Deadbeat

A Realtor friend was recently involved in the sale of a duplex. The owner of this rental property was also involved in tenant eviction proceedings against one of the tenants. The tenant had been warned various times for violations of the lease agreement. He had unauthorized occupants living at the property and constantly played loud music, the occupants and guests parked their cars on the lawn and were trashing the duplex. To top it off no one living at this property had paid rent. The owner won the eviction and sold the property.

Interestingly, a few months later my Realtor friend was requested to preview a rental property across town that the owner wanted to sell. In the conversation about the property the owner was questioned why he wanted to sell such a great rental property. He responded he was tired of dealing with the issues that arise with having tenants and rental property. This is a pretty standard reply Realtors receive when previewing a rental property. But in this case, the reason was going to become more apparent. After inspecting the property more closely it was discovered the renter from the first rental property was occupying one of this landlords apartments.

In a short time period, this deadbeat tenant had trashed this landlord's rental and was also delinquent in the payment of rent. This same deadbeat renter had made his way into both of these properties and had caused extensive damages in addition to costing the owner several months rent.

These destructive deadbeat tenants move from one rental property to the next moving from one unsuspecting landlord to the next each falling victim to their deadbeat behaviors over and over again. The only way a rental owner can protect themselves and their rental property is to do the homework required of every landlord no matter where they live, how large or small the community.

This cycle of abuse and financial damage can be prevented with a landlord's upfront due diligent tenant screening of each potential renter applying to their property. The cost of tenant screening is cost effective and minimal especially in comparison to the cost of lost rent and damages. Charging the rental applicant the fees charged to complete tenant screening will also help to discourage the deadbeat renters from attacking your rental property.

Follow these basic rules:

1. Require each adult tenant to fill out your rental application. Completely.
2. Require each adult tenant pay an application fee which totally covers the expense of tenant screening.
3. Require each adult tenant provide you with a clear photocopy of a current drivers license.
4. Never allow anyone to move into the property until each applicant has been approved to occupy the property.
5. Require each adult tenant (roommates) to qualify to rent your property individually. If one tenant moves, the remaining tenant has the ability to pay all of the rent and expenses.
6. Be aware of and understand your states Landlord Tenant Laws.
Set your standard requirements for renting any of your rental properties. Credit limits, employment income, legal issues, smoking, animals etc. Set your policy standards and require your tenants to uphold those standards with no exceptions.


For additional information on this and other renting articles please visit our web site at www.mrpmrentals.com

Tips on How to Prevent Burglary

1. Use deadbolt locks on doors.
Weak locks are easily forced open. Use deadbolt locks with a one inch throw and a reinforced strike plate with three inch screws. Lock the doors whenever you leave, even if you will be gone only a short time.

2. Keep garage doors closed and locked.
Don’t rely on the electric garage door opener as your only security measure. Also, when you are pulling out of your garage, take a few seconds to watch the door close completely.

3. Secure sliding doors.
Put a metal or solid wood rod on the inside track to help prevent burglars from forcing the door open. Install screws in the track above the sliding door frame to help prevent the door from being lifted out of the track.

4. Lock windows.
Using window locks is an easy way to keep intruders out. Windows are left unlocked and open more often than doors. An open window, visible from the street or alley, may be the reason your home is chosen by a burglar.

5. Install solid doors.
Outside doors should be metal or solid hardwood and at least 1 3/4 inches thick. Frames should also be of strong material and each door must fit its frame well, with no gaps. Make sure your door hinges are on the inside. Avoid having glass sidelight panels next to the door.

6. Clean up your yard.
Trim or remove big or overgrown bushes near your house. Tall thick shrubs can hide a burglar. Put tools away so that burglars won’t use your own ladders, hammers, screwdrivers or pliers against you.

7. Fences.
Solid fences can keep burglars from being seen entering your house. Consider picket fences, chain link, or other materials that don’t compromise visibility.

8. Use outdoor lighting.
Keep the outside of your home well lit. Place a light over every door at minimum.

9. Keep track of your property.
Keep a detailed list of your valuables, and/or videotape or photograph them. Consider marking your valuables with an engraver. Don’t keep valuables in plain sight, or in the main bedroom.

10. Work together with your neighbors.
Get to know your neighbors on each side of your home and directly across the street. When you are going to be away, tell trusted neighbors and ask them to watch your property. Call police if you notice anything suspicious. If your neighborhood doesn’t have a neighborhood watch program, start one.

Reproduced with permission of the Ada County Sheriff in Boise, Idaho.

For additional information on this and other renting articles please visit our web site at www.mrpmrentals.com

What is Regarded as a Pet When Renting?

If it isn’t human…..it’s a pet.

If your lease states “no pets”, that means, no cats, no dogs, no birds, no goldfish, no critter in a cage, box, or closet, if it crawls, flies walks on more than 2 legs or has a tail, ........it’s a pet.

Very simple …No Pets, mean no pets, period.

For additional information on this and other renting articles please visit our web site at www.mrpmrentals.com