All Things Property Management

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Tips and Advice for New Long-Distance Landlords

Property management in Boston, or any other city in Massachusetts, can be a highly challenging task. A landlord has to perform various duties and responsibilities like finding tenants, managing repairs, performing maintenance and taking care of the investment property.

Now, if your property is located at a distance of more than an hour, the challenges you face can increase exponentially.  Owners of rental properties are aware of how important it is to respond promptly to tenant requests. But if you live far from the location or even in another city, this could prove to be difficult to manage. We have put together some tips and advice that we have collected over our years of working as property managers in Boston.

1. Organize Your Life

When you are considering becoming a long-distance landlord and renting out your house to tenants, it is a good idea to weigh all the pros and cons of this decision. Will you be able to dedicate time to address the needs of your tenants? Managing your time and making sure you handle urgent tenant requests for maintenance and repair is imperative to your success as a landlord.

Before you rent out your property, here are some tips to help you organize your life and work.

·       Make a list of the responsibilities of a landlord in Boston so you never fall behind

·       Set reminders for tasks like repairs, maintenance, regular phone calls to tenants etc

·       If you plan to go on a vacation, make sure you delegate someone to handle your responsibilities in your absence

·       Set up a good rapport with tenants in order to minimize misunderstandings and ill-will

·       Ask friends or family who live close to your rental property to help out in certain situations like checking on the property or dealing with any issues

·       Make a list of tenant guidelines so your tenants know what you expect

·       Be thorough and careful when screening tenants to avoid any problems

·       Know the laws about tenants and landlords in Boston

2. Have a List of Reliable Contractors

Make a list of reliable contractors to handle various repair and maintenance tasks for you. When you are managing your property from a distance, it can be very difficult to address urgent repair requests immediately. Having a list of people you trust or can rely on will go a long way in alleviating some of your stress.

3. Consider Hiring a Property Management Company

Organizing your time and delegating tasks might help to alleviate some of your concerns, however, you cannot reply on technicians, repairmen and plumbers to perform their job perfectly without the supervision of a responsible person. This is where property management companies come in. Professional property managers take over all the responsibilities of a landlord and perform them on your behalf. This is possibly the best solution for a new long-distance landlord.

There are many successful and reliable property management companies in Boston who service many of its towns and suburbs. Ask friends and family for recommendations of people they have worked with. You can also check the services provided by every company and decide accordingly.

BBA Management has been working in the Greater Boston area for over 12 years and has established itself as a reliable and responsible company. If you have any questions, contact BBA Management at 617-734-6900 or [email protected]. Or join us on Google plus and Linkedin.

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Should I Stage My Home Before Selling?

Working in the property management and realty industry in Boston, one of the most common questions we have heard from home sellers is about the need for home staging. Each home seller’s situation is unique and the decision to stage your home before showing will depend on some important considerations.

Consider the Market

The first thing to consider when deciding is the condition of the real estate market at the time of your sale. Is the market a seller’s market or a buyer’s market? This will determine how much competition your house has when it comes to finding a buyer. If there’s a lot of competition, you might want to make sure your home stands out as different from the rest of the properties being sold. In this case, a staged home stands a better chance of attracting buyers than an empty house.

Features of the House

Look at the features of your home carefully and objectively. Is there anything that would actually be visible in a better way if there was no furniture? For example, you might have a glass division between the foyer and the living area which might get hidden by furniture thus detracting from its beauty. In this case, you would do better by considering allowing such features to be easily visible for potential buyers.

On the other hand, older homes that have a bit of history attached to them do look better if paired with furniture and décor that brings out the comfort and homeliness of the house.

Other Homes in Your Area

Take a look at other houses on sale in your area. If you find that most of them are being staged for sellers, then you might have to consider doing the same to even out the competition. Many people find it hard to imagine where their furniture could be placed without having some example of how it could be done. Staging a home in a way to set off its best features makes it easier for them to visualize how their own things will fit into that space.

Undefined Space in the House

Is there any undefined space in your house that might look uncomfortable or hard to decorate? For example, empty space under the hallway stairs or the space left from where you removed a window seat. These areas can present a problem for the unimaginative buyer who might find that the space looks ugly or unseemly. If you stage your home in a way to utilize those undefined spaces, the buyer would not only love your home but also be impressed by your creativity.

Staging a house before selling is quickly becoming a norm in the real estate industry. We offer our clients the expert advice of a home improvement specialist. For any questions or advice, please contact BBA Management at 617-734-6900 or [email protected]. Or join us on Google plus and Linkedin.

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Tips to Secure Your Home Against Intruders

Are you doing enough to secure your home against intruders like burglars, robbers and thieves? Whether you live in an apartment, a condo or a family home, making sure it is safe from intruders is imperative for you and your family’s safety. We hear about robberies and burglaries all the time and offer a prayer of thanks that it wasn’t us. But the fear is there.

Are YOU taking proper security measures to protect your home?

Turn on Those Lights

We understand that keeping a porch or garden light on all night can ramp up your power bills but that is a small price to pay for the safety of your home. One of the most common features, cited by burglars, of a home that is attractive to a burglar is the absence of lights outside the house. It makes it easier for an intruder to skulk around unseen and force their way in. So make sure that light outside is turned on as soon as the sun goes down.

Windows, Doors and That Broken Latch on the Basement Window

One of the easiest ways to get into a house is through a door or window that was left unlocked. Many people check all doors and windows at night before going to bed, however, there’s always that one night when you’re so tired that you just forget. Get deadbolts for all doors because they are harder to break and will probably end up discouraging your would-be burglar from trying.

Check all windows for broken latches and do not take this lightly. Get it fixed immediately. You might think the basement window latch is not important since you locked the door leading into the house, right? Wrong! An intruder has all the time in the world to break through that door once he’s inside in the safety of YOUR basement.

Wooden Dowels

Use wooden dowels with your window sashes to prevent thieves from getting in. They can also be quite useful in stopping small children from getting out through a window.

Don’t Advertise Your Possessions

Remember that selfie you posted with your new 40” flat screen TV? Yeah, the one that you posted to Facebook and Twitter. You just caught the eye of a burglar who was looking for that exact same TV for his living room!

You have to be very careful about what details you post online. Never mention your address or even street name on social media and do not, absolutely do not, share pictures of your home in public social networks. And keep those blinds closed! You never know who’s watching.

If you have to go out of the house, make sure you close all the blinds and leave a light on inside.

We try our best to help and guide our clients and their tenants about securing their home against intruders. If you have any questions about this or about property management services at BBA Management, don’t hesitate to contact BBA Management at 617-734-6900 or [email protected]. Or join us on Google plus and Linkedin.

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Watch Out For These Potential Tenant Red Flags

Finding good tenants requires as much time and effort as finding a good home. It is important for a landlord, or property manager, to find tenants who will not only pay their rent on time but also use their property responsibly.

While screening tenants, landlords usually make sure they do a complete background check on their potential tenants and consider all the important aspects like credit, mortgage payments, previous landlords etc. And that is what most websites will tell you to look out for. What about all the small details that you might notice when you meet the tenant?

During our work as property managers in Boston, we have learned to watch out for many, seemingly, small but important details that usually hint at a potential problem tenant.

Take My Money!

When showing your property to a potential tenant, if the tenant seems rushed or in a hurry to close the deal, this is your hint to observe more closely. Of course, the hurry could be because they have to go somewhere, but do take note of their behavior and words just to be on the safe side.

Do they take a quick look at the property and offer to rent immediately? “I can pay in cash right now and move in tomorrow.” They even offer to pay more than you asked for. Ask them out front why they are doing so. If they are unable to provide you with a reasonable answer (“I love this place” does not qualify as a reasonable answer, no matter how much it boosts your home-owner-ego).

This kind of behavior is usually a sign of a tenant who wants to woo you with a show of money to get you to amend the lease, or cut them some slack for something else. This will probably be the only money you will ever get from them.

We’ll Do the Maintenance So Lower the Rent

This kind of an arrangement is rarely fruitful. Sometimes, tenants will offer to handle all their maintenance themselves if you agree to lower the rent. However, before you fall for this, remember that their method of handling maintenance could mean hiring cheap workers to get things done or, even worse, doing it themselves. You do not want a tenant DIY-ing your bathroom drainage system. Absolutely not.

At BBA Management, we have learned to pick up on small details that prompt us to investigate further into a prospective tenant before we hand over a property to them. This attention to detail helps us ensure our client landlords never have any issues with problem tenants. 

If you are looking for a property management company to help you manage your rental in Boston, give us a call at 617-734-6900, contact us at [email protected] or join us on Google plus and Linkedin.

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Debunking The Myth - Buying the Best House on the Worst Block

Home buyers spend months, and even years, preparing to buy the home of their dreams. They save money, apply for a mortgage and spend months trying to find the perfect home. The whole process requires a great amount of patience, planning and effort. However, many home buyers often ignore the importance of a good neighborhood.

The location of a property is very important when making the decision to buy a home, but many people tend to ignore this advice and just go for it because the home they always dreamed about is right there in that bad neighborhood. So what if the neighborhood isn’t as good as the home?

Let’s take a look at some of the reasons people, and real estate agents, cite for buying the best house on the worst block.

1. A Bad Neighborhood Can Get Better

At the top of the list as one of the most popular reasons for buying a home in a bad neighborhood is the optimism that the neighborhood will get better with time. That’s a huge risk to be taking with your hard earned cash, isn’t it? You spend $400,000 to buy the home of your dreams and realize your kids can’t even go out to play because of the bullies in the street. That is not a very pleasant picture. And it doesn’t make for peaceful living either.

If you enjoy taking risks, how about buying the worst house in a good neighborhood instead? That one has much less chances of gobbling up all your money.

2. Rentals in Less Desirable Neighborhoods Have Better Cash Flow

We don’t even want to know who started that one. Better cash flow? Really? What about all the issues with bad tenants?

Finding qualified tenants in a less desirable neighborhood will require a lot more effort on the part of the landlord. Even if the landlord accepts less qualified tenants, it is likely they will have to spend more time and energy making repairs and collecting rent payments on time. For most landlords, the cost of rentals in less desirable neighborhoods outweighs what they earn in rent.

3. You Can Buy More Property

Err, okay. While it is obvious that where you can only buy one house in a good neighborhood for the same amount it would cost to buy three in a bad neighborhood. But practically speaking, what on earth are you going to do with three houses in a neighborhood you don’t even want to live in? And we have already outlined the problems of rental properties in these neighborhoods. Unless you want to be this landlord, the stress and anxiety is really not worth it.

Looking for more advice about buying your new home in Boston? Don’t stress and just give us a call at 617-734-6900, contact us at [email protected] or join us on Google plus and Linkedin.

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Why Tenancy Rules and Guidelines are Important

Rules and guidelines are important in every aspect of our lives then why should tenancy be any different? You have rules in the house about doing the dishes, taking out the trash and many other chores that ensure our lives run smoothly and with a minimum of fuss. You also have rules for the use of things you lend out to people for example, your car or your books or even how children use the television.

Similarly, when you rent out your property to tenants, spelling out certain rules about how they will use your property is very important for the smooth running of the process. Landlords, especially new landlords, sometimes think that the tenants renting their house are sensible adults who probably already know how to use a house. However, in many situations, this assumption can prove to cost them dearly.

Let’s talk about some of the most important rules you should intimate to tenants before signing the lease and why they are important.

Who is Responsible for Maintenance?

Your lease will set out all the details of your landlord-tenant relationship and will be the guiding document throughout the lease period. Therefore, it is important that you clearly mention the responsibilities of both parties before you sign it. Sometimes, landlords prefer to let tenants handle the maintenance themselves and deduct the bill from the rent. On the other hand, in order to avoid any disputes arising from dishonesty or misunderstandings, most landlords handle the maintenance themselves. Whatever you decide, make sure you have discussed this with the tenant and added it to the lease after both of you agreed.

Landlord’s Right to Enter Premises

Massachusetts state law requires that a landlord must give “reasonable notice” before visiting the property; however, it does not define how much notice is reasonable. This is something that you, the landlord, and your tenant must decide and mention in the lease. It is important to set this guideline because this is one of the most common disputes in property management and can result in costly court proceedings for both tenants and landlords. When you lease clearly states the rules for your right to enter your property, there can be no problems as long as you don’t intentionally break your own rule.

Garbage Removal

Sometimes, tenants just keep storing old and broken things around the house, stash them in the garage or just leave bags of trash lying around the garden for weeks. In addition to being unsanitary, this is a practice that will eventually turn your property into a favorite spot for mice, cockroaches and other pests. If your rental property is an apartment, the pest problem could spread to the whole building and land you in even deeper trouble. Getting rid of these is also very difficult and will cost you a lot of money in pest control and fumigation.

Set down rules for the disposal of trash and bar the storage of useless items in places like the attic, garage or basement.

Guidelines About Vacating Property

When a tenancy expires, landlords can be left with piles of trash, old furniture and other useless items lying around. Removing them and having them transported can be costly and a waste of your time. In your lease, make sure you set down the responsibilities of the tenant when vacating your property.

 Setting down rules and guidelines for a tenancy can help save you from a lot of stress and expense, making your job of being a landlord easier to manage. If you need any more advice or assistance about managing your property in Massachusetts or Boston, please contact BBA Management at 617-734-6900 or [email protected].

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Snow scenes near Government Center after the Blizzard of 1978, Mayor Kevin White photographs, Collection # 0245.002, Chronological file, 1978 February: Blizzard

This work is licensed under a Creative Commons Attribution 3.0 United States License.  For more images from this collection, click here

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This Is What Your Tenants Want

As landlords, or property managers, of a rental property, many people often feel confused about what attracts good tenants to their property. Landlords and property managers have many responsibilities, which include improving the value of the property, keeping tenants happy and finding good tenants. 

While general maintenance tasks and cleanliness are an absolute necessity, there are many other things that you can do that will make your rental attractive to prospective tenants.

Online Portal for Rent Payment

Many tenants prefer to have access to an online portal that allows them to submit their rent, make maintenance requests and perform all other rental related tasks. If your property management company uses an online system for such tasks, your property will not only attract more tenants, but will also lead to more satisfied tenants and good reviews.

More Space

Most people who rent are either in the process of saving up to buy their own home or have no desire to buy a home at all because they enjoy the freedom of not being tied down to one place. Whatever their reasons, a property that offers more space and room to breathe will be much more attractive than one that looks cramped and small. We understand that renovating your property to add space to the living room or to make the bedroom bigger would require a considerable expense. There are many other ways of making your house look more spacious than it is.

If you work with a property management company that is skilled at home-staging techniques, they can guide you about different ways to stage your home so it appears more spacious by reducing clutter and re-arranging furniture. Some examples are:

Use drapes that are the same color as the walls to minimize contrast

Remove large pieces of furniture so the space doesn’t appear cramped

Replace a large three-seater couch with two single-seater ones

Utilize the windows to allow more light inside

If you have plants outside the windows, paint the walls with a color to match the outside scenery

Use cool colors as opposed to warm because they make rooms appear wider

Social Life

When tenants are considering moving to a new place, most of their questions revolve around nearby facilities like schools, community centers, restaurants, grocery shops etc. Be a proactive landlord and draw up a list of all such places with the easiest way to access them. You could even include the “T” lines they can take to reach those places. Tenants are bound to love you for this small but thoughtful gesture.

Easy Maintenance

Tenants hate a house that requires a lot of time and effort in maintaining items that the landlord put in there. These include high maintenance kitchen appliances like a large complicated convection oven, or tiles that require special care when cleaning. Make sure your home looks easy to maintain otherwise you could end up driving away tenants instead of attracting them.

If you have any questions about getting your rental property ready for tenants or need any advice about finding good tenants, please contact BBA Management at 617-734-6900 or [email protected].

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Boston Tenant - Responsibilities When Vacating Rental Property

When vacating a rental property, making sure it is clean is not the only responsibility a tenant has. Although some of the responsibilities we will be discussing today are not required by law, neglecting them could mean a great chunk of your security deposit gets withheld.

Your current tenancy lease is about to expire and you have already decided to get a new place, so what should be your next steps?

Notify the Landlord

In Massachusetts, a tenant is required to give at least a month’s notice to the landlord if they do not wish to extend their self-extending lease. If your lease is not a self-extending lease, your landlord will expect you to leave on the date specified on your lease agreement and you cannot stay a single day over that date.

Make a List of Damage

Before you sign a lease, you are presented with a report about the condition of the property you are renting. Any damage that is not specified in that report will be liable to be deducted from your deposit. The issue of damage is a common cause for disputes between landlords and tenants. You should make sure you make an appointment with the landlord and go over the property together. This way you can mutually agree to what needs to be deducted from your deposit and what is not your fault.

If it isn’t possible to do this, take pictures of the property after you have removed all your belongings so you have proof in case of any unreasonable deductions by the landlord when returning your deposit.

Clean and Repair the Rental

An important part of vacating a rental is making sure you leave it in the exact same condition you found it. If the rental came with carpets or rugs, get them cleaned properly so there are no stains or odors from your use. The kitchen and bathrooms are some of the most neglected parts of a home when it comes to cleaning. Tenants often leave behind residues of their misuse in the form of greasy walls, nicotine stained showers and mold under the fridge. Although a landlord cannot deduct anything from your security deposit for being dirty, they can certainly tell anyone (especially future landlords) to beware of you making it hard to find a good place in the future.

When cleaning anything that belongs to the landlord, like kitchen counters, tiles, carets or curtains, you must first ensure you know the best way to do so without causing any damage. For example, you must never use abrasive cleaning agents on granite countertops or it could permanently damage the stone. Get professional help if you are in doubt.

Leave Nothing Behind

Don’t leave any empty boxes, discarded furniture or boxes full of old magazines behind in the rental property. Landlords would be well within their rights to charge you for getting them removed from his or her property.

Hand Over Keys on Time

According to the law, you must hand over the keys to the rental home or apartment to the landlord before the end of your last day. If you fail to do so, the landlord can charge you for rent for the number of days you delay this.

If you have any questions about finding a rental or need help managing your rental property, please contact BBA Management at 617-734-6900 or [email protected].

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Simple Tips for Adding Curb Appeal to Rental Property

Just like kindness begets kindness, quality begets quality. If you want to find good tenants for your rental, the best way of doing so is to make your rental property attractive to people who would enjoy taking care of their rental home.

Curb appeal is the art of making your home look clean and beautiful to potential tenants. Most landlords spend time sprucing up the interior of a home but they tend to ignore the exterior. A tenant’s first impression of your rental is very important in helping them decide whether they want to live in your home or not.

Clean Up Your Rental

One of the most important aspects of a quality rental is cleanliness. A dirty home will attract a similar type of tenant who would only be attracted to the place because they see a landlord who doesn’t care about keeping their home clean so they won’t have to bother either.

Look around the exterior of the home and look for anything that might signal negligence or carelessness on your part. Make sure you clean up all the dead leaves from the yard or garden and get all the trash or extra stuff lying around. Every time you want to show your home, you should try and visit it before the showing to make sure it is clean and tidy.

Some easily overlooked things are:

-           Cracked driveway

-           Dead leaves

-           Broken or splintered tree branches

-           Dying flowers or plants

-           Paint splatters on the ground

-           Oil on the driveway

-           Discarded items in the garage or on the front lawn or garden

Fresh Paint

A fresh coat of paint can work wonders for the front door or window frames around the façade. If your house looks outdated or the paint looks dry and chipped, adding a fresh coat to problem areas can brighten the whole look. You could also consider adding highlights or borders of color to the door and window frames to contrast with the rest of the house to add more effect.

Repair Everything

Sometimes, when a tenant leaves, the home is left in a state of disrepair due to use. While you have probably taken care of repairs on the interior, don’t neglect repairs that might be required outside the house. Tenants don’t like looking at a house with broken roof shingles or cracked drainage pipes.

Plant Some Flowers Outside Your Rental Property

If your home has a garden, take the opportunity to plant some seasonal flowers and other plants in order to make your home look beautiful and cheerful. If you are not much of a gardener yourself, you can always get help from one and they can even advise you on the best plants for rental properties that are easy to maintain.

However you choose to add curb appeal, remember not to add anything that looks like it is high-maintenance or would require a lot of time to maintain or take care of. Tenants will shy away from a high-maintenance home because it means added work for them.

If you have any questions about decorating your rental property or need any advice about maximizing your ROI, please contact BBA Management at 617-734-6900 or [email protected].

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What Is The Difference Between Cooperatives And Condominium Associations?

On the surface, there doesn’t seem to be much difference between a condominium association and a cooperative. However, when you look at the living structure and the legalese behind them, there are major differences.

Choosing a condo or a co-op over a normal family home is a good choice for many people but many are still unsure of which would be best for them. Let’s take a look at both so you can decide which option seems more desirable for you.

What is a Condominium?

When you buy a condominium, or condo, you own one unit inside a larger complex much like an apartment in a building. A condo can be a unit in a building, a townhouse in a whole series of townhouses or even a single-family home in a larger collection of homes.

Owning a condo means you own the individual unit and whatever is inside its walls. The hallway, the entrance or other common areas do not belong to you but are the responsibility of the whole condo association. You are responsible for paying the property taxes on your own unit.

Condo owners also have to pay a monthly fee to the condo association for general maintenance of the shared and common areas.

What is a Cooperative?

In a cooperative, or co-op, you do not own the unit you have paid for. Instead, you are a shareholder in the whole property and a lease or contract allows you to occupy one unit in the building. The corporation holds the title to the property while the coop member holds stock in the corporation much like any other corporation.

Like condos, co-ops are also managed by a board of directors who collect monthly fees for maintenance and perform other duties. However, in a co-op, the board also decides who can become a shareholder and you need to get their approval before you can buy stock in the property.

Major Differences Between Co-Ops and Condos

Co-op members cannot make any changes to the interior of their unit while condo owners are free to do whatever they like to the interior.

Condo buyers can buy a condo by getting a mortgage while co-op buyers will need to secure a loan.

Condo owners have to pay their own property taxes and have access to tax breaks while co-op members do not pay their own taxes and therefore do not have the facility of tax breaks.

In co-ops, taxes are included in the monthly fee therefore they are paid directly to the co-op where as in a condo the condo owner pays the taxes directly to the city. So a lot of times it seems like co-ops have outrageous monthly fees but it is still comparable to paying the monthly condo fees and taxes on an individual condo.

Your decision to buy a condo or a co-op will largely depend on your preferences and financial situation. If you need any advice or assistance about buying a condo or a co-op, please contact BBA Management at 617-734-6900 or [email protected].

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Good Property Managers Can Increase the Value of Property

There is a huge difference between a good property manager and just any property manager. When it comes to taking care of your property, you probably wouldn’t just hand it over to anyone. You research, ask people, interview different property managers and companies before you reach a decision about who to hire.

Why is this so important? Because the right property manager will not only take care of your home, he or she will also make sure that your home’s value increases instead of the other way around. How do they do that?

Immediately Respond to Maintenance Requests

A property management company who takes its work seriously knows that maintenance issues might seem small but they can escalate into huge problems. Ignoring maintenance problems can end up costing property owners hundreds of dollars. A malfunctioning oven or air-conditioning unit could lead to burning down your whole property. A responsible property manager is aware of these issues and they usually have a quick-response customer service portal for tenants to report any maintenance requests so they can be fixed as soon as possible. In order to make sure you hire a good property manager, their behavior in dealing with maintenance and repair issues is very important.

Find Good Tenants

A good property management company knows that increasing the value of a property involves making sure it is not mistreated by tenants. Property managers avoid bad tenants - who will drill large holes in the walls, not pay on time or leave the kitchen counters in ruin. Finding good, reliable tenants is part of their responsibilities and a good manager will usually have a reliable system in place to check and ensure the tenants are trustworthy and financially capable of paying your rent. Having reliable and responsible tenants can go a long way in increasing the ROI of your property.

Minimize Damage and Deal with Misuse

Sometimes, tenants misuse their rented property and can cause a lot of damage that can lead to reducing the value of your home. A good property manager keeps a close eye on tenant’s use of your property and instantly deals with any misuse or damage. In case of any damage, they will make sure that the tenant pays for it so they can repair and restore the property to its original position.

Follow the Laws

Professional and reliable property managers are highly knowledgeable in the laws of Massachusetts regarding real estate. It is their job to make sure all matters to renting, leasing, security deposits etc are within the laws of the state and the city of Boston so the landlord does not have to face any problems which could affect the value of a property.

If you are looking for any help or advice about managing your property or increasing the ROI, please contact BBA Management at 617-734-6900 or [email protected].

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What Questions should I Ask Before Buying a Condo?

Before you buy a condominium, the first thing you need to understand is that not all condominiums are brilliant investments. Depending on various factors, investing money in buying a condo can go either way according to how well you did your homework prior to the purchase.

It is wise to invest some time and effort in conducting some research before you put money anywhere, so why should buying a condo be any different? Here are some questions you must ask before you buy that beautiful condo.

Condominium Rules and Regulations

Some condo associations have restrictions on keeping pets or performing renovations. Some even have rules about how often you must clean the common areas. These rules also dictate the right to use common areas, responsibility for common area repairs (porch, deck, parking etc) and the rights of an individual condo owner in the whole building.

If you buy a condo only to find out that you can’t even change the paint in your living room, your “good deal” can quickly turn into a huge mistake. Make sure you ask about all rules and regulations for any condominium you wish to invest in.

Condominium Reserves

Every condominium must have a reserve fund which is used to fund annual repairs and other expenses. It is important to find out how well this reserve fund is maintained and how much is spent, on average, to cover expenses. There are many condominiums out there that are poorly managed and do not put enough into this reserve fund. Get the annual budget report for at least the last 2 years.

Legal Actions or Special Assessments

 If and when necessary, every unit owner must pay the special assessment fee for capital improvement. If a condo’s reserves have not been managed properly, this could mean a special assessment would be needed for every time there are any repairs required. This amount will differ depending on the condominium. For example, some large condominium projects have a special assessment of over a million dollars. Make sure you find out if there have been any special assessments in the past or if there are any ongoing at the time of your purchase so you can decide if you want to invest in such a property.

Legal actions against the condo management or between owners can also signal problems with the management of a condominium. Get this information pronto!

Professional Management Company or Self-Managed

A professional property management company can add great value to a condominium. By taking over and handling all the necessary details of running a condo, they can greatly assist condo owners and the association by keeping things running smoothly. Although smaller condos may not require a company, as a prospective owner, you need to find out all necessary information so you know your responsibilities when you buy.

Percentage of Owner-Occupied Units

The percentage of units occupied by owners versus tenants can have a huge impact on the resale value of a condo. If most units are occupied by owners, the condo will have a better chance at re-sale and vice versa.

If you have any questions about buying a condo or are looking for a property management company, please contact BBA Management at 617-734-6900 or [email protected].

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How Can Landlords Keep Tenants Happy?

Picture courtesy of Flickr-user Grubby Mits

Keeping tenants happy is very important for landlords. The relationship between tenants and landlords is as important as any other relationship and keeping it positive is essential in ensuring you have good tenants. As a landlord, or a property manager taking care of someone’s rental property, it is wise to have happy tenants who would prefer to rent from you every year instead of moving somewhere else at the end of their lease. It also makes financial sense to renew a lease with a current tenant because when one tenant leaves, you do not often find another one immediately. The time spent in looking for a new tenant is actually money wasted that could have been rent earned.

So, how can landlords make sure that tenants are happy with them?

Landlords Must be Honest

You have probably heard that “Honesty is the best policy”, however, many people don’t really take this adage too seriously. In any relationship, trust can prove to make or break a good connection between people and landlords and tenants are no different. Make sure that whatever you say or do is within the laws of Massachusetts and that you do not deliberately state anything that could be untrue. No one likes working with dishonest people and you can be sure that your ex-tenant is going to tell everyone and anyone about your tendency for tall tales.

Respect Your Tenants

Respect is a two-way street; you have to give some if you want to earn some. No one likes being treated condescendingly or rudely. Don’t barge into your tenant’s apartment, even though you own it, without informing them beforehand and making sure they will not be inconvenienced by your visit. If you want them to take care of what’s yours, you have to take care of them.

Be Prompt in Communication

One of the most common complaints that tenants have against landlords is their inability to communicate promptly. If a tenant needs an urgent repair, it is your duty to get back to them with a reply as soon as possible. If you don’t have time to deal with your tenants, you should consider hiring a property manager to take over these responsibilities so you don’t lose good tenants.

Appreciate Good Tenants

Many tenants truly take care of rented properties like their own. They place nice decorations around the porch, keep the kitchen looking clean and bright at all times and make sure the carpets and rugs are protected from damage. In return, landlords should reward them with a gesture to show their appreciation. A small thank you card or a little present will probably go a long way in keeping your tenants happy and satisfied.

Happy tenants are more inclined to stay on for longer periods and take care of your property more than unhappy tenants. All you need to do is be a bit more thoughtful, polite and human.

If you are looking for any help or advice about managing your property and keeping your tenants happy, please contact BBA Management at 617-734-6900 or [email protected].

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How Can I Find Good Tenants for my Rental Property?

As a landlord, one of the most taxing times of the year is when a lease expires and they have to find new tenants for their property. Finding good tenants is not an easy task and there is no fail-proof way of ensuring that the tenants you eventually choose will be “good”. However, there are some things you can do to minimize your risk and find good tenants.

What is a Good Tenant?

The term “good tenant” is relative to the requirements of your property. For example, you might have a large three-bedroom home so a couple with three children would be good tenants, but for someone with a one-bedroom apartment, this family would not make good tenants. However, there are some things that are commonly associated with good tenants like paying rent on time, taking care of your property, notifying you of repair needs immediately and not breaking any rules set out in the lease or agreement. 

Here are some ways to make sure you do not rent out your property to problem tenants.

Real Estate Agent or Property Manager

Many landlords choose to hire real estate agents or property management companies who will market and rent out their property. A professional property manager will also help you decide what kind of tenants would suit your property’s requirements. For example, if you have a property in the middle of Fenway-Kenmore, your agent might suggest you rent out to students or medical professionals from the Longwood Medical Area. Finding the right tenant means having a good idea of what kind of prospects will be best for you and your property.

Screen Your Tenants

The process of screening tenants is one of the primary methods most landlords and property managers use to screen out any undesirable tenants from their list of applicants. Remember that you cannot discriminate against any applicant on the basis of race, color, religion etc. The screening can only be done on the basis of characteristics that may prove the tenant’s lack of responsibility towards their financial responsibilities.

Rental Application

A rental application is a form that every tenant who wishes to rent your property must fill out. At BBA Management, we use a rental application to help us in the tenant screening process for the properties we manage. You can adapt this document for your own use or contact your real estate agent to help you devise one for your property. This application must ask about all aspects related to an applicant’s financial position and other details. For example:

Name

Name of employer and income

Social security number and driver’s license

Monthly debt payments

Mortgages

Credit information

Credit report authorization

Rental history

Last landlord’s name and address

References

Once you have a completed rental application, save it in your records for future use.

Check References

Having references from employers and previous landlords is not enough, and you must contact each person mentioned in the application to confirm everything. Make sure you note down the whole conversation and save it along with the rental application.

A landlord is allowed to contact the applicant’s employer to confirm their stated income and inquire about the prospective tenant’s attendance.

Previous landlords are perhaps the best people to ask about a prospective tenant. Remember that they are, after all, human so listen to their tone carefully when talking to you. Sometimes, previous landlords can lie or misinform new landlords just because they have a grudge against the tenant for some trivial reason. However, sometimes, they may be telling the truth. Use your judgment and common sense here.

Getting a credit report will help you confirm that the tenant really can pay his rent. Look for warning signs like late payments of bills or outstanding debt. These should present a clear indication of the tenant’s ability to pay rent.

Finding a good tenant is all about being careful and thorough with your search. If you would like to enlist our services to help you manage your property, please contact BBA Management at 617-734-6900 or [email protected].

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General Maintenance Before Showing Your Rental to Tenants

Rental season is in full swing as people scurry to find that September 1st apartment before all the good ones vanish off the market. As a landlord, it is your duty to make sure all repairs, maintenance and renovations are done as soon as possible so you can rent out on time. Before you show your apartment, you need to inspect your property and repair anything that might create problems for prospective tenants.

MA law dictates that a landlord must provide a clean, safe and habitable property to tenants. Here are some of the things you should check before you start showing your property.

Dampness and Mold

During winter, homes generally do not get enough ventilation and sunlight to naturally take care of mould caused by dampness. March is the time you need to take a look around your property to spot any damage or dampness that has accumulated during the winter months. Check cabinets, doors, kitchen and bathroom ventilation for mold or other damage caused by dampness. You will need to repair these before you rent out to a new tenant.

Pest Infestations

Generally, landlords fumigate their property on an annual basis which usually coincides with a new lease or agreement. This helps to take care of any insect or rodent infestations so tenants do not have to deal with unhealthy conditions.

Utilities

The landlord is responsible for making sure all utilities and appliances in the property are functioning properly. Before you rent out to a new tenant, all of these need to be checked and repaired. Some of these are as follows.

Heating, Cooling and Water

Check that heating, cooling and water are available. If there are any issues with any of these systems, you will need to get them repaired and functioning so the new tenant does not have any problems during their tenancy.

Plumbing

Check all pipes in bathrooms and the kitchen for leaks or other problems. Do not ignore small problems like leaks because they can lead to bigger problems that can cause damage to your property. 

Drainage

As a general rule, drainage systems should be unblocked and cleaned annually. This ensures that no water is leaking into your foundations and causing long-term damage that could cost you a lot of money in repairs.

Locks and Fastenings

All doors and windows should have working locks and keys. It is your responsibility as a landlord to check that all windows and doors close properly. Doors and windows that do not close completely can lead to problems in both winter and summer. Prospective tenants who come to see your property will probably reject your house because no one wants to have to pay extra heating and cooling bills for your faulty windows.

It is important to take care of all general maintenance and repair issues before the prospective tenant showing season so your property isn’t left vacant before the season ends. If you need any help with managing your property, contact BBA Management at 617-734-6900 or [email protected]. 

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Can My Landlord Walk Into My Apartment Without Permission?

In one word, no. Your landlord cannot just sashay into your apartment while you’re in the shower or in bed without making an appointment with you first. Massachusetts general laws require a landlord to allow a tenant the “quiet enjoyment” of his or her rented home. Obstructions to your quiet enjoyment include the right to privacy without being bothered by unannounced landlord visits.

When is a Landlord Allowed to Enter the Premises?

Massachusetts law allows the landlord to enter your premises at reasonable times and under reasonable notice under the following conditions:

To show the apartment to prospective tenants, purchasers, lenders or their agents;

To inspect the premises;

To make repairs;

To inspect within 30 days of the end of the tenancy to determine damages to be deducted from the security deposit;

If the premises appear to be abandoned; or

Pursuant to a Court order.

Let’s say your landlord calls you at 9 am and tells you they need to visit the apartment to inspect and repair a broken pipe you reported. You work late nights and sleep until noon and do not want to have to deal with this. What do you do? According to the law detailed above, you have to give them permission to enter the premises and repair the pipe. If you don’t, the landlord would be well within his or her rights to take you to court.

What is Reasonable Notice?

The most common landlord and tenant dispute that comes up is the definition of “reasonable notice.” In some states reasonable notice is defined as 24 hours; in others, a landlord is required to give at least 12 hours notice. However, Massachusetts law does not define this and it is up to the tenant and landlord to decide this when they sign the lease or agreement.

Before you rent an apartment or home, you must go through your lease carefully and make sure the landlord has not added any clauses that are against the law. For example, the landlord is not allowed to add any other reasons for entering the premises apart from the ones listed above. If he or she does, it is wrong and against the law and you should discuss this before signing that dotted line.

The relationship between a tenant and landlord is very important in making your tenancy peaceful and problem-free. There is nothing that can’t be handled by discussing it amicably and politely. Unless you have a particularly unreasonable landlord, you will find that talking to them and discussing the best time for them to visit will prove quite helpful. The landlord knows you can take them to court for disturbing them unnecessarily, and no one wants to go to court. Landlords will usually respect your privacy and cooperate with you but this does not allow you to take advantage.

A tenant must allow the landlord to enter the premises for the purposes listed above. A tenant who refuses to do so or is unreasonable can be taken to court and must face the consequences.

The best way to avoid any disputes and unpleasantness is to read your lease or agreement carefully before you sign and discuss any issues you might have with the landlord. During your tenancy, be nice, polite and above board in all your dealings and you will never have any issues with a landlord.

For any assistance or advice about your tenancy in Boston, please contact BBA Management at 617-734-6900 or [email protected].