We strive to make your investment as profitable and trouble-free to you as possible. We keep your property rented at a current rental rate to tenants who help maintain your property. We provide firm and courteous enforcement of
tenancy rules, as well as reliable and businesslike collection of rent.
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Many of the property owners we work with don’t really know what to expect from their tenants. Landlords would love for the house to come back the way it was given to a tenant and they would like the rent to be paid on time every month. Beyond that, they don’t really think about what they want from renters.
There is a lot more to the landlord/tenant relationship. Take some time to think about what you expect from a tenant, and when a lease is signed, tell the tenant exactly what you want and need. Be courageous and tell the truth. You have to be willing to tell your tenants what they need to know.
For example, if you have a zero tolerance policy for late rent payments, explain that. In addition to having an open conversation with your tenants, put it in writing. The lease is a good place to state your expectations clearly. You should also address maintenance procedures and limitations. At Aborn Properties, we do not allow tenants to do their own maintenance under any circumstances. We sometimes get tenants who want to know if they can cut down their rent in exchange for maintenance work. Our experience is that the maintenance will rarely get done well and then you’re still not collecting the rental income you wanted. You might as well pay the price you’re going to pay in order to have a qualified contractor who will stand behind the work.
We always suggest you keep your motivations in check when you are determining what you want from your tenants. Have a Screen Shot 2014-08-12 at 9.15.28 AMmaximum late fee if you don’t want any rent to come in late, and charge the tenants if a 3 Day Notice is required. This will help the tenant understand from the start the importance of paying on time. You have to know what you want and you can’t say one thing then do another thing. Be consistent and fair. Before you enter into a business relationship with your tenants, you need to have your goals and expectations clearly defined and communicated. It will save you a lot of time and frustration.
If you have any questions about maintaining a good relationship with your tenants, please contact us at Aborn Properties, and we’d be happy to help you.</p>
Choosing the right vendors to work on your rental property is extremely important. We have a lot of clients ask us why we will only work with vendors who are licensed and bonded. We do this to protect our property owners. If there is an injury on your property and the contractor doing the work isn’t licensed or insured, you can be liable for any worker’s compensation. That’s not an expense most property owners plan for, and that’s why it’s important to make sure your vendors are properly bonded.
We also have clients ask if they can do the repairs themselves. Absolutely, if you have the skills and the expertise and the time, you can make any necessary repairs or take care of maintenance issues that you’re familiar with. The one thing we stress is that you have to make sure you are able to make those repairs in a timely manner. The work has to get done right away and it has to be the highest quality of work. If you or someone you know is able to fix something or perform routine maintenance, do it. Just make sure you do it immediately. You cannot keep your tenants waiting. If you wait three weeks to make even a minor repair, your relationship with that tenant will suffer.
At Aborn Properties, we recommend you find a small contractor who runs a smaller company and does good, reliable and affordable work. The best contractors will easily understand what you want and be willing to go out there and get the job done. Finding a reliable contractor will save you money and time in the long term.
You don’t want to go straight to the biggest ad in the yellow pages. That company has to pay for those big ads, and you might find yourself having to help cover the cost by paying higher rates. People often ask us about the low bid process and for most SJ Prop Mgmt Maintenence & Vendorssmall jobs, going through a bidding process can actually cost you money. Most people don’t want to pay for just the bidding process. Choosing the lowest bid can also be detrimental. That low bid often won’t be there when you have to have the contractor come back and do the work that wasn’t completed correctly the first time.
Try to get work that is in the top third for prices that are in the bottom third. We have found that works out well and when you develop relationships with vendors, it’s easy to do. Maintenance will eat you up as a property owner if you don’t do it well and it affects your bottom line. You need to develop an efficient maintenance process for your rental home.
If you have any questions about maintenance, or you need help finding vendors, please contact us at Aborn Properties.
"We have been utilizing the services of Aborn Properties for 5 years now and have recently asked them to manage a second single family property for us. Their employees are professional, reliable and responsive to our needs. They have great marketing strategies that market our properties in a cost-effective and worry free manner. They have also found us solid tenants and have kept our vacancy rate to a minimum. I confidently and fully recommend Aborn Properties to fulfill all your property management needs."