RESIDENTIAL RENTAL PROPERTY
A House … Not a Home
First in a Series of Two Articles
The title of this article is not meant to be cynical, uncaring or insensitive to tenants. It is to introduce a mindset … “Don’t fall in love with your investment.” You can and should respect as well as protect your asset without feelings of emotional attachment. The point is that your residential rental property should not be afforded the same stringent standards that you likely apply to your own home. Likewise, tenants view the residence as temporary and will not treat the rental unit with the same quality of care they would exhibit toward their own property. Very few renters will notice or appreciate “above and beyond” efforts on your part to improve the rental unit. Their concern is a functional, comfortable living space that is consistent with the rent they pay. So as you approach the need for renovations, upgrades or improvements be critical … but remain objective. Your concerns should reflect the above tenant expectations with an eye to your expenses, potential return on investment (ROI) and tax considerations. Across the board, inside and out, your objective is to ensure that your rental unit (house or apartment) is appealing in appearance, functional, comfortable and safe. Seldom will that mean a major overhaul. That’s where your critical eye comes into play. Here are some tips on doing what you must without going overboard in refurbishing your property.Never a Second Chance at a First Impression – The View from Curbside While not the most important long-term aspect in prospective tenants’ minds, the initial view of the property does create an anticipation of what to expect. The overall impression must be an exterior view that looks cared for and regularly maintained. Certainly, keep on top of performing the following:
- Manicure the lawn
- Prune trees and shrubs
- Flowers or other colorful plants add a nice visual touch
- Repair walkways, outside lighting, fences and gates
- Touch up paint on surfaces that need it.
A Critical and Objective Appraisal of the Interior Of course, you must be mindful of the prospective tenant’s mantra, “Can I see myself living here?” At the same time, there is no expectation of “over-the-top” amenities … other than what will be anticipated commensurate with the rent. So here’s a checklist of a walk-through to identify gaps and make rational decisions about what and how to deal with solutions.
- Clean and repair before replacing:
- Floor Coverings:
- Painting:
- Ensure your rental property will appeal to the largest population of potential tenants.
- Stick with neutral colors.
- It doesn’t really matter what your color preference is, as long as the color you choose makes a potential tenant want to sign a lease
- Plumbing
- Lighting
- Fixtures:
- Appliances:
- HVAC
- Miscellaneous:
Summary The above activities are your survey of the rental unit. Your next step is to evaluate any deficiencies as to the need for repair or replacement. Caution: We started this article with the warning, “Don’t fall in love with your investment.” You can and should respect as well as protect your asset without feelings of emotional attachment. That said make your maintenance decisions judiciously based on what is currently necessary to make your property attractive, safe and rentable. Be mindful of the must-dos and avoid the nice-to-dos until tackling them will be justified by your investment expense and expected ROI. Coming Attractions In the next issue of the Residential Investor Connection we’ll examine the differences between Improvements vs. Repairs, the “wow” factor (and ROI) of upgrades to kitchens and bathrooms plus short-term and long-term tax implications.