Do what you love and you’ll never have a problem with Monday!

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We are a family owned and operated business that share a love of leasing and property management. We believe that working together as a family gives us an advantage over our competitors and has been the key to our success. It’s been proven that family owned businesses are more stable, have a longer time horizon and tend to have a high level of trust and commitment to customers, because how the company behaves reflects the family’s personal integrity. We have infused our core values into our company and it shows! As a family owned and operated business, we have a better understanding of our customers values, expectations and needs.

The Best Leasing and Property Management Firm in Wake County.

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Finding the best property management company for your home can be a complex task. Our busy real estate market presents dozens of management companies that you can choose from, and they might seem very similar at first glance. How do you determine which property management company will provide you with the best service? If you’re interested in learning more about the benefits of a professional property management company and what we can do for your home, contact Bev Roberts Rentals, the Triangle’s leading property management company. (919) 306-5665

A Skilled Property Manager isn’t Cheap & a Cheap Property Manager isn’t Skilled.

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Why The Cheapest Property Manager Isn’t Necessarily The Best

When it comes to choosing a property management company, it’s worth paying attention to that age-old saying that ‘you get what you pay for’.

Choosing the cheapest property management company may seem like a good idea at the time, particularly if you’re feeling the pressure on your bank balance after purchasing an investment property, but cheap is not satisfactory when it comes to protecting your very valuable asset and it’s important to choose wisely.

Very simply, property managers aren’t all equal and quite possibly, the one that’s offering its services at the lowest fee could also be the one that delivers the least amount of value.   Of course, as a property investor, you would be looking at maximizing the returns on your investment so you wouldn’t want to waste money, but saving a few dollars on cheaper property management upfront could very likely cost you a lot more over the long run.

Let’s look at why price is misleading when it comes to making a choice of property manager.

Firstly, you need to evaluate what the property manager is offering for that price. You should ascertain how many properties each person manages and what services they provide. If they have a multitude of properties on their books with only one property manager looking after them all, they could end up being too busy to focus on the important details of your investment.

You should check how often they will be performing inspections and whether they will be corresponding directly with the tenant to handle any maintenance requests and so on. Very often, a property management company that offers its services for at a very cheap rate will do little more than place tenants and collect rent every month, leaving the property owner to do all the running around.

And that brings us to another very important point – quality of tenant. A reputable property management company will have an extensive database of prospective tenants and a proven strategy for attracting quality tenants quickly and efficiently.   And that’s important because if the leasing real estate agent isn’t totally focused on getting your property tenanted with the right type of person as quickly as possible, you could end up with costly vacancies or a high turnover of inappropriate tenants.

The best property managers also know their areas very well, and they’re able to make informed recommendations about what rents can realistically be achieved, what property upgrades are necessary in order to make the property more marketable or if anything can be done to attract a higher rent, etc. They are also proactive when it comes to alerting owners when leases are due for renewals, advising owners of changes to state and federal regulations.

Warning bells should ring if a property management company that is offering cheap rates has a reputation for high staff turnover.   If the employees aren’t happy, you probably won’t be happy either.

Ideally, your property manager should pride themselves on their ability to communicate and the way they diligently return phone calls – as they do at Bev Roberts Rentals, Inc., leaders in property management in the North Carolina Triangle Area.   Another thing that sets Bev Roberts Rentals, Inc. apart from their competitors is that each property owner has a single point of contact with one real estate agent from leasing to property management within our company – and that’s not something that happens too often in the property management game. In addition We are a family owned and operated business. We believe that working together as a family gives us an advantage over our competitors and has been the key to our success. Our family is committed to outstanding customer service that goes beyond normal client expectations. It’s been proven that family owned businesses are more stable, and tend to have a high level of trust and commitment to customers, because how the company behaves reflects the family’s personal integrity.

If this level of service appeals to you, feel free to contact one of Bev Roberts Rentals professional property managers at (919) 306-5665 or visit our website to see what personalized property management service looks like at http://www.RobertsRentals.net.

I wish I would have contacted Bev Roberts Rentals!

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At Bev Roberts Rentals, we are committed to helping landlords manage their properties in a professional and profitable manner. Part of this commitment involves reducing vacancy rates by keeping high quality tenants in properties for longer periods of time. We do this through careful tenant screening, responsive service, and meticulous attention to detail. We also have more resources than a homeowner that make the process much faster and efficient. If you’re interested in learning more, please contact us today! (919)306-5665#LandlordTips #FRBO #Apex #Cary #Raleigh#WakeCountyNC #TriangleAreaNC #ForRent#PropertyManagement

Fewer Americans Moved Last Year Than At Any Time On Census Bureau Record

1Recent Census Bureau data reveals that only 1 in 10 Americans moved between 2015 and 2016, marking the lowest level of renters or homeowners to relocate since the agency started keeping track of data in 1948, a trend exacerbated by the housing crash — which led Americans to be cautious and cling to their homes and rentals.

Yale Law School professor David Schleicher said homeownership subsidies, more land-use restrictions, the increased use of occupational licensing and municipal bankruptcies are the main culprits, Construction Dive reports. Schleicher said relocation subsidies targeting residents trapped in poor areas could help create more movers.

While the overall mover rate is low, more affordable regions of the country, like parts of the South, Midwest and Rust Belt, experienced increases in migration. According to Realtor.com, smaller markets, including Denver, Nashville and Orlando, are likely to see housing demand grow this year.

Source: bisnow.com

A Vacant Property is a Pimple on the Complexion of your Investment Business.

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When you have a #vacant #rental property, it costs you money each day it sits empty, so it’s important to reduce time between tenants to a bare minimum. Filling a unit with qualified tenants takes more than just putting up a for rent sign in the yard. #BevRobertsRentals is the key to minimizing the time that your rental sits empty. We act quickly and effectively in marketing and attracting prospective tenants who are ready to sign a lease agreement—all without putting your cash flow at further risk.

Leasing is Like Peanut Butter, it can be Smooth or Nuts!

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Happy National Peanut Butter Day! 🥜
Leasing is like Peanut Butter…
it can be Smooth or Nuts.
Call Bev Roberts Rentals for assistance! (919) 306-5665

What Can I Deduct or Withhold From a Security Deposit?

53555741_s-300x200The rules for handling and deducting from a security deposit are commonly misunderstood. This article will clarify the legitimate reasons for withholding all or part of a security deposit from a tenant.

Best Practices for Withholding a Security Deposit

It’s a common scenario: your tenant pays you a security deposit before moving in, which gives you some peace of mind that the money will pay for certain items or damages when the tenant moves out.

When move-out day arrives, the tenant says they left the unit spotless, but the floor wasn’t even swept. Or worse, there are broken windows, an unidentifiable sticky liquid all over the fridge, and a clogged shower.

The general rule is that a landlord or manager can only withhold deposit monies for actual damages, material or financial. Meaning, you can deduct money if they owe you past due rent and fees, or caused damages beyond normal wear-and-tear.

State laws vary greatly, but there are generally some statues that regulate the basics such as:

  • whether or not you must put the money into an interest-bearing account,
  • if you can or cannot commingle such deposits with your personal or business accounts
  • what you can or can’t deduct from a tenant’s security deposit
  • the timeframe in which you must return the deposit or supply written notice of why you aren’t returning all or part of it.

Things to Remember:

  1. Always fill out an “Inventory/Condition Checklist” before the tenant moves-in so that there is a baseline for comparison.
  2. Provide the tenant with an itemized receipt of any deductions before returning any money.
  3. Take plenty of pictures of the damages and overall condition after each move-out.
  4. Follow your state’s rules and timelines for returning the deposit.

Let’s talk about some basic general rules for deducting and withholding deposits.

Breaking the Lease

You can’t automatically keep a deposit just because your tenant abandons the lease or breaks a rule in it. Again, you must have actual damages to offset your claims against the deposit.

If the tenant leaves you high and dry with unpaid rent, utility bills, late fees, and parking fees, then you could withhold some or all of the deposit to cover the debt. A lease is a contract, and if the tenant breaches it, you can take them to court if they don’t pay.

Practically speaking, unless the debt is multiple thousands of dollars, going to court is often more trouble than it’s worth. Even if you receive a judgment, you still have to collect it from the former tenant. Most landlords opt to keep the security deposit and look for a suitable new tenant.

Abandonment and Unpaid Rent

If the tenant abandons the lease and stops paying rent, you almost certainly will have a claim because it takes a few weeks, if not months, to find a replacement tenant. Your previous tenant would still be responsible for rent during that time, and if he/she didn’t pay, then you could withhold the deposit to offset the unpaid rent, and sue them for any remaining balance.

Note: if you keep a month’s worth of rent from the deposit, but don’t actually have a vacancy that is a month-long, then you would need to give back any overlapping funds.

Since most security deposits cover only one or two month’s rent, it’s important to start eviction proceedings as soon as possible if the tenant makes no attempt to pay.

If you’re not familiar with the eviction process in your area, hiring an attorney is wise. It’s not okay for the tenant to forego paying the final month’s rent under the assumption you’ll apply the security deposit to it – so don’t use the deposit for last month’s rent.

Normal Wear and Tear

Every property suffers some normal wear and tear, and you can’t deduct that basic upkeep from the security deposit. If the tenant cleans regularly, then the landlord is always responsible for normal wear and tear.

The general rule of thumb is that a landlord is not allowed to deduct from the tenant’s security deposit for “normal wear and tear”.

Normal wear and tear typically includes the following:

  • General rug wear
  • Sun-faded wallpaper or paint
  • Nail holes in walls from picture hangings
  • Bathroom mirror desilvering
  • Appliances no longer working, but not due to misuse
  • Warped windows or doors, due to temperature or age
  • Dirty draperies or blinds

Texas, as well as other states, define “normal wear and tear” as:

“…deterioration that results from the intended use of a dwelling…but term does not include deterioration that results from negligence, carelessness, accident or abuse of the premises, equipment or personal property by the tenant, by a member of the tenant’s household or by a guest of the tenant.”

Meaning, if a tenant was simply living in the property the way it was intended, and did not damage anything by means of abuse, negligence, accident, guests, animals, or lack of normal cleaning, then a landlord has no right to any deposit deductions. Since HUD doesn’t have an official list of acceptable deductions, landlords have to go by their state rules (if any exist), personal experience, and their gut feeling.

Property Damage

If your tenant or their guests cause excessive damage to the property, you can use the security deposit toward repair or replacement. Some damage is fairly obvious, such as big holes in the wall or floor, or broken fixtures. Other conditions, not so immediately apparent, are also deductible from the security deposit.

These could include but not limited to:

  • Missing smoke or carbon monoxide detectors
  • Flea extermination, if a pet lived on the premises
  • Broken or missing window blinds
  • Appliances broken due to negligence.
  • Dirt and filth as a result of in adequate clean
  • Any damages caused by lack of common sense or improper use (like sliding down a stair handrail)

Even if you find some excessive damage after the deposit was returned, you can still send an invoice to the tenant. However, the chances of receiving that money is slim to none.

Cleaning

If you have to pick up and dispose of a few minor items after the tenant is gone, that’s not grounds to withhold part of the security deposit. And quite honestly, it’s just not worth the effort to deduct money for a few items. However, if the tenant left junk and trash all over the place, or food rotting in the fridge, that’s a different story.

Many leases specify that a tenant should leave the property in “broom clean condition,” or terms to that effect.

I’ve never really liked this term because a tenant could potentially sweep the apartment, but leave the stove, fridge, and closets a complete mess. Without more specific language in the lease, you’ll eventually regret using the term “broom clean”.

Painting

Many landlords repaint the interior of the rental property to attract a new tenant. It’s routine and usually performed every few years, so you can’t deduct the costs of hiring a painter or purchasing paint from the security deposit.

However, if the tenant painted the walls some hideous shade or drew “art” on them, the cost of repainting is deductible – but only for the affected rooms. The same holds true if the repainting is necessary because the tenant or guests smoked in the dwelling, causing staining on the walls.

Likewise, if the tenant painted without your permission (lease clause required), you would be able to deduct the cost of a painter and supplies to return the wall to its original color compared to when they moved in. Although, if the paint color is neutral and nicely executed, then you might want to consider thanking your tenant for painting!

Provide Receipts

Make sure to document all the necessary repair work to prove your expenses. In most states, such documentation is required above a fairly nominal monetary amount ($126 in California).

If you deducted money and the funds are unsubstantiated, the tenant may take you to small claims court. Many times, the tenant can be awarded 2-3 times the deposit amount if you wrongfully withheld anything.

Source: landlordology.com

Mold Remediation For Landlords

Liability is always a concern for landlords. Thus, it’s easy to understand why the mention of “mold” and “millions” together would give a property owner nightmares. Not only is indoor exposure to mold known to cause respiratory problems and other health issues in some individuals, but mold is everywhere — and because moisture is critical to its ability to grow to elevated levels, something as simple as a leaky pipe could prove costly.

A web search for “mold lawsuits” reveals horror stories, one about a couple ordered to pay nearly $3 million in damages for selling a California home rife with mold. The same search shows that numerous law firms stand ready to sue property owners on behalf of tenants who believe mold made them sick.

While causation is difficult to prove, you as a landlord have enough to do without being tied up in court. And whether there is litigation or not, a prevalence of mold could lead to tenant loss.

For a landlord, mold remediation can save a host of problems. (Document efforts in case of legal proceedings.)

Mold issues in buildings are a result of water/moisture problems. Mold also needs an organic food source — and many building materials serve that purpose — and high relative humidity. The water source is the easiest factor to control.

As a landlord, the mold problem is not yours alone. Mold can grow in 24 to 48 hours after a water intrusion, so the tenant bears some responsibility for notifying the landlord the mold situation or water leak exists, and for reporting water stains that indicate a leak. Tenants also should use exhaust fans and control humidity. Mold can be hidden in many places, and a landlord generally cannot be held liable unless he or she knew — or should have known — the problem existed.

If the area where mold is growing is small, researching how to clean mold as the landlord and doing the work yourself can save the cost of hiring a mold remediation specialist.

As a landlord, the mold issue is one you must take seriously. Acting quickly and thoroughly can reduce liability risks. The accompanying infographic describes some typical mold situations, steps for mold remediation, and tips to prevent mold.

Source: AAOA

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Thanks for thinking of us for your leasing needs!

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We are thankful for our landlords, tenants, and partnered realtors. Referrals are the highest honor we receive from our customers!
#RealtorAssistanceProgram #WeLoveReferrals#Thankful #HappyThanksgiving #WakeCounty#CaryNC #Raleigh #Apex