Benefits of Spring Cleaning Your Boston Rental Property

The Boston winter with its snow, ice and frost is over and done with. Now is the time to clean up the mess!

As soon as you, a Boston landlord, see daffodils blooming, it’s time to think about what damage the winter may have caused to your rental property.

In this article, learn why it's to your benefit to pay attention to spring maintenance and cleaning both outdoors and indoors.

While you are paying attention to the common areas of your building, also learn how to encourage your tenants to report any problems in their individual apartments so that these can be taken care of in a timely fashion.

Why Spring Cleaning Will Benefit Your Property

Implementing sound inspection and cleaning practices each spring keeps your tenants safe and happy and increases the value of your property. Why? Happy tenants are less likely to seek alternative accommodation.

A Boston spring is the beginning of the turnover season in Boston apartments, so by encouraging your residents to stay, you will reduce the wear and tear on your building caused by people moving in and out.

And, don’t forget about curb appeal. Well kept outdoor landscaping and a clean, well-maintained building are what prospective new tenants will immediately notice. An attractive exterior appearance will help to keep your units fully rented.

Tips For Landlords In Boston and Other Cities

Spring Cleaning Exterior Checklist

• Inspect your building’s roof and look for any signs of damage.
• Remove debris from gutters - water damage can result from clogs. Repair any breaks.
• Remove tree branches that have grown too close to the roof.
• Inspect your building’s walls and patch any cracks.
• Check your exterior paintwork. Make any necessary repairs and maybe go for a new look to increase curb appeal.
• Note any damage to windows and doors. Seals may have cracked in extreme cold and caused water damage and drafts. Clean the window panes.
• Repair broken or rusty hinges, ensure that doors latch, and replace old locks that might cause security risks.
• Check swimming pools for damage and give them a thorough cleaning.
• Clean up common spaces like garbage and picnic areas.
• Examine driveways, fences, decks and patios then thoroughly spray to get rid of salt, sand, and de-icer residues. Fill any holes, cracks, or gaps.
• Trim bushes and replant flower beds.
• If you have lawn areas, check that your mower and weed cutter are clean, gassed up and ready for the first spring cut.

Spring Cleaning Interior Checklist

• Inspect interior paintwork. Make any necessary repairs or try a fresh new color.
• Steam-clean all floors and carpets.
• Hire a professional to clean and service your HVAC system to ensure that it’s running efficiently and that you are saving on energy costs.
• Replace burnt-out light bulbs
• Inspect electrical breaker boxes and replace smoke and carbon monoxide detector batteries.
• Look for drainage blockages in laundry areas and check that coin-operated washers and dryers are operating normally.
• Search for signs of rodents, termites, fleas, and other insect infestations.

Involve Your Tenants

Of course, while you are spring cleaning your Boston property, you would also like to remind your tenants that spring cleaning season is here and maybe provide them with an incentive to spring clean their individual apartments.

For instance, you could offer to pay half the cost of a cleaning service. This will help to ensure that your rental property apartments stay free of dust, mold, and bugs. One problem you don't want is bedbugs.

Before the cleaning service arrives, you might even send tenants a helpful checklist. Some ideas for this are:

• Vacuum underneath and behind the refrigerator. Give the interior of the refrigerator a thorough cleaning and toss out expired foods or foods that have been in the freezer for more than a year.
• Go through closets and set aside clothes that haven’t been worn for several years. These items can be collected for a building wide garage sale, the proceeds from which will go to a local charity.

Need Help With Your Annual Spring Cleaning?

If you are feeling a bit overwhelmed with all the work involved in spring cleaning and maintenance, the best property management company in Boston is here to help you before the hot Boston Summer arrives and year round.

Contact us to see how we can assist you to beautify and manage your property year round.

Why Property Maintenance is Important: Tenant Rights and Landlord Responsibilities in Massachusetts

If you are a Massachusetts landlord, proper maintenance of your real estate investment will keep your property in good shape and also avoid friction between you and your tenants. 

If you are a Massachusetts tenant, it is useful to know your rights so that if your landlord fails to maintain the property you are living in, you are aware if what steps you can legally take to remedy the situation.

Whether you are a landlord or a tenant, you can use this article to better understand landlord and tenant responsibilities and rights in Boston, MA. 

Why Good Property Maintenance Makes Both Parties Happy

If you are a landlord and your tenants are satisfied with the way you maintain the property they call home, they are more likely not to be late with their rent, to take care of their units, and to renew their leases. You, as a landlord, will reap the benefits of low tenant turnover (resulting in fewer vacancy days) and a more consistent cash flow.

Property Maintenance Tips for Boston Landlords

Seasonal inspections and maintenance and taking care of small problems promptly before they turn into bigger ones will save you money over the long term.

A good idea is to set aside one or two months of rent per year (more for an older property) to cover maintenance costs. If you have a vacancy, make sure the rental unit is up to code and appealing to prospective new tenants so that it rents quickly.

Your Obligations as a Massachusetts Landlord

As a landlord in Massachusetts, your responsibilities include the duty to provide the following:

• Habitable premises in good repair and free from infestation.
• Adequate heat, electricity and hot water.
• Necessary kitchen appliances in good working order.
• Good plumbing and working toilets.
• Maintenance of all exits to the property which should also be free of obstructions.

For a more detailed explanation of your duties, please consult the Massachusetts Consumer Guide to Landlord Rights and Responsibilities.

Your Rights as a Massachusetts Tenant

All tenants in Massachusetts have the legal right to live in a rental property that is kept in good condition and meets basic standards with respect to Massachusetts health and safety regulations.

If your landlord fails in his responsibilities to fix major problems, such as a broken heating system or a leaky roof, you have legal rights, including:

• Withholding rent until repairs are made.
• The right to “repair and deduct” – i.e., you can hire someone (such as an electrician or a plumber) to fix a serious defect in your rental unit (or buy what is needed to make the repair and do it yourself) and deduct the cost from your rent.

To read about your tenant rights in more detail, please click this link to the Massachusetts Consumer Guide to Tenant Rights and Responsibilities.

What Massachusetts Tenants Should Know Before Making Rent Deductions

Before deciding to withhold rent or take advantage of repair and deduct, make sure that the circumstances justify your taking the action. You need to know the following:

• What maintenance emergencies are more important than others.
• When a lack of maintenance qualifies for rent withholding or repair and deduct.
• The length of time you must give your landlord to fix the problem and what written notice to give him before you can take action.
• How much rent you may withhold or deduct, how often you can do so, and whether you need to pay the withheld amounts into an escrow account.
• What your protection is from landlord retaliation (e.g. terminating your lease, raising your rent, or locking you out of your apartment).

Remember to Check Local Boston Rules

Local housing ordinances for your particular Massachusetts town or city should be consulted for regulations covering tenant rights.

Find your local building or housing authority by contacting your mayor or city manager’s office or viewing your city or county website.

Find a Good Property Management Company in Boston

Premier Property Solutions can take all the worry about managing your Massachusetts rental property off your hands, including the handling of maintenance requests from your tenants.

We will take all the burden of maintenance off your shoulders ensuring that maintenance issues are taken care of efficiently and promptly and that you have happy tenants. Please contact us to see how we can make your life as a landlord a lot easier.

2017 Condo Price Forecast for Boston

In 2014, we took a critical gaze at a Wall Street Journal article that stated the average cost of operating a condo building has increased by 25% over the last decade.

3 years later in 2017, we are ready to reassess the Boston housing market to give you the most up to date forecasts for condo sales.

By scouring reputable sources of analyses on the Boston housing market, this article summarizes a forecast of what can be expected in the 2017 Boston Housing market.

Notable Changes in Condo Prices in 2016

2016 was a big year for change and action. A new president was elected and the Boston real estate market continued to grow with the opening of the Millenium Tower. These and many other factors will affect our forecasted prediction for the Boston Housing Market in 2017.

Condo Prices Still on the Rise in Boston

Overall, 2016 saw a large rise in condo prices. "The condominium market experienced increased sales, as 11,142 units were sold, a 4.7 percent increase on the 2015 total of 10,643," reports The Greater Boston Association of Realtors (GBAR). This report summarized that "the condo market median sales price rose 7.8 percent in 2016."

The Millenium Tower is Opened for Residency

Another important event for the condo market was that the Millenium Tower was opened for residency. A record was broken for condo sales when the penthouse condo sold for $33 million dollars! In October of 2016, this caused condo prices to reach an all-time high.

Housing Developments Continued to Open

In 2014, we mentioned that developments would continue to create a diversity of options, not just for inner-city housing purchases, but also for the suburbs. 2017 will see a great increase in housing developments in Boston which could potentially cause condo prices to go down later in the year.

What causes condo prices to rise?

Even without the opening of the Millenium Tower, condo prices would still continue to rise. Many complex factors affect the growing prices of condos but more than anything, condo owners are continuing to upgrade their facilities to increase their return on investment.

As condo amenities become more luxurious and modern, it is unlikely that we will see a significant decline in condo prices anytime soon. 

Here are some common upgrades to condos that have really rack up the price (good to consider if you are ready to sell your condo for a return on investment): 

• Adding tennis courts, gyms, and swimming pools significantly increase the maintenance.
• Added amenities require concierge and security personnel.
• Rising property taxes are also a driving factor in most areas (including Boston).

Also important to remember is that not all condo fees are equal! Fees vary depending on the condominium's amenities, the age of the building, the number of units as well as the size of the resident's unit. 

A Tentative 2017 Condo Forecast

Several sources warn that prices could decline mid-2017, as the quantity of condo listings increases in the spring. So what does this mean? Simply put:

Sell now while the prices are high. Wait until the listings drop in the Spring to buy.

As some analysts suspect, the price rises of Boston condos in the winter could be mainly due to the limited listings. The supply and demand of economics also applies to condos. In this case, if there are less listings, there is less competition, so sellers are able to charge more than normal.

Forecasting a Good Year for the Housing Market 2017

According to sources, the US housing market as a whole is looking up in 2017. If you aren't sure why you should be hopeful, consider these reasons that 2017 could be a potentially good year for the housing market:

1. A new president could indicate a trend towards government deregulation.
2. Mortgage rates are rising steadily, but not too steadily.
3. For most cities in the US, there is a lowered risk of a housing crash.
4. Millenials! Remember them? They are reaching their optimal home-purchasing age.

Today the average cost of a condo in Boston can range anywhere from $370,000 to 3 million. 

As a property management company in Boston with 100's of buildings under management, Premier Property Solutions looks forward to a successful year with many changes in management. 

Give Us Your Opinion

As experts predict an upswing in condo prices in 2017 across Boston, does this mean this is the right time for condo owners to sell? Should a prospective condominium buyer wait until the spring to purchase for a lower price once the listings increase?

Tell us what you think!

How to Conserve Water in Boston Apartments

No matter who pays the water bills in an apartment it benefits everyone when less water is consumed.

Conserving water in apartment buildings protects one of the Earth's most precious natural resources, but it can also save money in the long run for both tenants and landlords.

Along with reducing water waste and expenses, water conservation steps can also help to keep the planet healthy and safe. Below are a few eco-friendly property management solutions to help landlords and tenants work together to conserve water.

Water Saving Tips for Apartment Tenants 

Even though apartment dwellers usually consume less water than stand-alone homes, there are many things renters can do to consume less water.

The following eco-friendly and sustainable property management steps are easy to take and can make a significant difference in the amount of water consumed on a daily basis.

Bathrooms

• Take showers instead of baths, since bathtubs usually require about 50 gallons of water to fill.
• Reduce shower times by one or two minutes to save up to 700 gallons per month.
• Turn off water when brushing your teeth or shaving to save about 3 gallons of water per day.
• Never place trash in the toilet, since each flush uses about 1.6 for a water-saving toilet to 7 gallons of water for a conventional toilet

Kitchens

• Scrape dishes with a spatula or a used napkin to limit pre-rinsing.
• Wash dishes in a full dishwasher instead of by hand.
• Fill containers with soap and rinse water for hand washables instead of running water.
• Use sprayers and vegetable brushes to clean food.
• Do not use your garbage disposal to get rid of food.
• Defrost foods in a refrigerator, microwave, or cold water bowl instead of running water.

Laundry

• Wash only full loads of laundry to use less water and to reduce energy costs in Boston.
• Avoid washing clothes and other types of laundry unless truly needed. For example, use or wear bath towels and clothing at least two times unless they smell bad or are stained.

Outdoor Areas 

• Collect water used for boiling eggs, steaming vegetables or while waiting for it to heat up in the kitchen or shower to water grass, plants, flowers and trees on your patio or balcony. 
• Save rainwater in a cistern, rain barrel or other type of container to water greenery.
• Choose drought-friendly plants so that you will not need to water very often.

Touch Base With Your Landlord

• Report any type of leak to your landlord, including dripping faucets, seeping plumping joints or running toilets. Also contact your landlord right away if you notice broken sprinklers, washing machines or pipes.
• Notify your landlord if you observe any type of water waste. For example, let your landlord know if gardeners use water to clean pathways rather than sweeping with a broom.

Water-saving Tips for Landlords

Promoting eco-friendly property management practices can help landlords streamline their operations and save water and money for everyone.

In addition, renters are more likely to consume less water if landlords take the steps below.

Promote Conservation Habits

Make sure tenants understand that you support water-saving measures and other earth-friendly conservation efforts so they feel comfortable contacting you with their water conservation issues and suggestions. Preventative maintenance to mitigate common HVAC problems or burst pipes can help to keep everyone safe from issues.

Encourage tenant water conservation efforts by posting the above tips in a common area.

Plumbing and Water-Saving Appliances

• Fix any reported leaks, seeps or drips as soon as possible.
• Install low-flow shower heads and water-saving faucet aerators.
• Place low-flow toilet, since they use only 1.6 gallons for each flush and can save thousands of gallons of water per year.
• Install water-saving dishwashers.

Landscaping

• Design outdoor landscaping with drought-friendly plants, flowers and grass to reduce overall water consumption and include automatic shut-off devices on irrigation systems to prevent water systems from operating during inclement weather.
• Make sure gardeners use hoses with shut-off nozzles and incorporate efficient outdoor watering schedules to prevent water runoff and water waste. 
• Advise gardeners to keep mower blade settings high so that longer grass to prevent water loss and protect roots from harsh weather.
• Mulch any plants, trees or flowers to reduce water evaporation and weeds. 

Eco-Friendly Property Management

Premier Property Management is an eco-friendly and sustainable property management company that can help keep your investments solvent. Whether you decide to save money on new water heater efficiency standards or take steps to reduce water waste, green habits like these can help you earn the respect of the community, reduce your impact on the environment and preserve your working capital.

How to Spot a Good or Bad Property Manager - Before You Move In!

When choosing a rental home or apartment, there are several aspects of the property that you want to examine critically. 

Most important is that the management company does a great job caring for the property, handling any issues, and dealing with you professionally to ensure your rental period is enjoyable. 

In this post are important tips to find you a great property management company before you make the big commitment to move in.

What to Look for in a Good Property Manager

Finding a great property management company is not too difficult; ask for referrals from people you know and read online reviews. Look for positives and negatives and get information from a range of sources so you are sure it’s not biased.

Take your time to research your potential home in detail and identify any red flags. This will save you wasted time in the future if you learn about the bad habits of your property management team when you've already entered a lease agreement with them.

Finding an ethical property management company should always be your goal. This means you’ll have a certain level of trust that they will handle any problems and deal with you fairly throughout your lease term.

Learn our best questions to ask during your property screening...

Interview Questions When Meeting a Potential Property Manager

We hope the following questions will assist you on your search for the best property manager in Boston. Bring these questions with you to ensure a property screening.

• How long have you managed this property? Or, how long has your company managed properties in general? Look for a company with experience managing properties.

• What kinds of property do you manage? You want a management company that works specifically with the kind of home you want because different properties have different management needs. 

• What insurance do you carry as a management company? Expect a good property management company to carry general liability insurance that would cover anyone who is hurt on the property. Also, a legitimate property management company should have errors & omissions (E & O) insurance. E & O insurance covers the manager in the event of a claim of negligence, and can keep the community solvent. 

• How many property managers do you have, and how many units does each manage? Less than 50 to 60 units per manager is best to ensure the management company has the capacity to handle any repair issues and customer service for tenants. 

• Can I see a copy of your lease? Read over the blank lease, with an eye toward any issues that you might not have already discussed. Likewise, look for any phrasing that appears to conflict with what you've heard from the property manager. Actively ask questions!

• 

  How often do you have to evict someone? Hopefully, the answer here is very seldom. Good property managers don’t typically have to evict well-screened tenants.

• How do you screen tenants? A criminal background check is the most vital, but speaking to previous landlords is often telling as well, as is a credit and employment check. Fully employed, responsible adults make the best tenants and neighbors.

• How can I pay my rent? Can I drop it off at the office, even when closed? Is there a dropbox for checks? Can I pay it online via the company website? Having a number of options makes it easier for you overall, and the best property managers know that keeping their tenants happy is crucial.

• When is the rent due? Is there a late fee, and if so, when is that due? Understand your responsibilities, and what the management company expects, so that you comply with your lease.

• What do you do for routine maintenance of the property? Do you perform regular inspections? Pest control service? Lawn, landscaping or snow removal services? Know what is and is not included in your rent so you can estimate your overhead accurately.

• What is your repair process? How quickly can I expect a problem to be handled? Their answer to this should not be vague, and they should be able to commit to a certain timeframe, such as “Within 24 hours”.  

Watch Out for Red Flags of a Bad Property Manager

Drive by some of the properties the company manages; you can tell by looking at a complex whether you could expect a clean condominium in many cases. If they are not in good shape and well-cared for, that’s a definite red flag.  

Likewise, if talking to current tenants gleans less than glowing opinions of the management company, that’s another red flag.

In particular, if they talk about things not being fixed, noise at night, dirty common areas, trouble getting your security deposit back, and finding somewhere better to live when their lease is up - red flags!

How Can I Find the Best Property Manager in Boston?

Are you looking for the best property management company in the Boston area? Well, look no further, because you have found Premier Property Solutions.

 We manage properties all over the area, so no matter if you prefer close to the action at Fenway Park, or in the Back Bay area, we have you covered. 

Give us a call at 617.345.0045 and let’s find your new home, today!

A Guide to Tenant Privacy in Boston, MA

This article is a brief description of tenant vs. landlord rights and the importance of honoring tenant privacy upon entering a rental unit.

Best Practices for Tenant Privacy and Communication in Boston

Landlords and property managers have to deal with multiple tenants for their rental unit work orders and repairs on a daily basis.

Sometimes landlords feel the need to check on multiple units to make sure all units are running smoothly. Although they may be exposing their ardent nature as a landlord, this helicopter approach could be a breach of privacy.

It's imperative for a landlord or property manager to have effective communication methods or technology installed for tenants to place work orders. If you don't have this installed, this could leave a wide margin of error for when the tenant is expecting you to arrive at their rental unit.

Whether they are dealing with the landlord, or property management company on behalf of the landlord, showing up to a unit unexpectedly can be problematic for the landlord.

Respecting the Tenant's Privacy Is The Key To a Successful Investment

You would be surprised at the percentages of tenants and landlords who don't have a clue about the Massachusetts state laws about Tenant vs. Landlords Rights. Not knowing their rights could be the cause of much acrimony and insincerity felt in tenant-to-landlord relationships.

Details about Tenant Privacy in Boston

Possession of a master key does not give the property management team staff members, nor the landlord, the right to walk into an apartment without notice. Review this list of examples and facts about tenant privacy to mitigate the risk of increasing legal drama from the lack of communication between the property owner and the renter:

• Tenants should screen the property manager/landlord, and vice versa. This is an important first step for tenants know how a landlord and their property management team members are for arriving and handling work orders for their rental units. As they are researching the tenant in a background check through former residences, tenants can use software programs to review the history of property management companies and landlords.

• Learn about the state laws on tenant privacy.  Many states have laws limiting landlords access rental privacy. As a tenant or landlord, it is your personal responsibility to learn about the Mass. state laws in the event of a dispute. The more knowledge you have about the permissible and impermissible reasons for landlord entry, as well as the required amount of notice, the more prepared you will be when enforcing your privacy rights.

• Never sign a lease with a tenant privacy waiver. A diligent tenant and a responsible property manager or landlord will always look for the inclusion of this important waiver in a lease. For example, if a landlord walks in on a tenant to carry out a work order request, but the tenant is not ready for the appointment in their rental unit due to lack of communication, then there will be guaranteed confusion and frustration between the tenant and landlord. Most state laws require at least 48 hours of notice to the tenant about the landlord or property management team's arrival time. Tenants should expect the landlords to only show up during their business hours that corresponds with the office hours of the property management office. If a landlord shows up with less than one day's notice, is not good for the reputation of the property.

• Notify the property owner about any negligence of the property staff.  The property owner or landlord mord may not know what his or her manager is doing unless you speak up. There are cases of property staff who come into the rental units unannounced.  Every tenant has the right to respect and consideration when entering their personal space. Supers, landlords, maintenance workers, or property managers are never allowed to simply walk in and scare their tenants of their unit. All tenants have a right to feel safe and secure in their home.

• Always put everything in writing when you deal with your tenant and landlord. Whether it be via email, SMS text,  printed, hand-delivered, or handwritten correspondence, it is essential to have all complaints and requests recorded between landlords and tenants. That way, you both know what you signed up for going into this business relationship.

• Review tenant rights listed in the Move-In Checklist, together. All landlords are require to hand a tenant a move-in guide at the beginning of their signed lease term. This should give the tenant information about renters insurance (or flood insurance, if they are moving into a ground floor unit), garbage pick-up days, and detailed information about their tenant privacy rights.

• Remember to communicate about extended vacations. If a tenant has been in seclusion or has left their unit for a long time without notice, then some states give landlords the right to enter if they discover the tenant is not around. Landlords are encouraged to include some guidelines in the lease to avoid an unauthorized entry, asking tenants to alert management of a vacation so necessary repair can continue uninhibited. Tenants who leave to paradise in the winter, remember to turn off the heat in winter, drain the pipes, and secure the windows. 

• Rent payments cannot be withheld after an unauthorized entry from landlord. This only makes legal drama steamroll more than it should. Court orders can be very time-consuming and can throw a monkey wrench in the tenant-landlord relationship. Property managers have long memories about their tenants in their units, so you don't want to initiate a legal fracas over a minor lack of miscommunication that can be easily resolved. 

• Tenants can only change doorlocks with the landlord's consent. Mysteriously changed locks often prevent work orders from being done. Property managers differ greatly in their rules about changing locks on the unit, but it could be as simple as handing over the new key.

Final Thoughts on Tenant Privacy

It's a two-way street between the tenant and landlord: The landlord has to show respect to the tenant at all times, and vice versa, regardless if their previous dealings were extremely negative.

Have you ever been pushed so far to the point where you feel like you have no privacy in your rental unit? If you are a property owner, have you ever dealt with a tenant who lived unsatisfactorily for you to keep in your unit, and want to evict them immediately? Tell us your thoughts. 

Importance of Cleaning Your Condo Building

January 1st marks new beginning for all who are looking to update their lifestyle & business operations. We all set ourselves out to have resolutions because we know old habits die hard. 

 A New Year's Resolution for Property Owners

Property management and condo cleaning fall into this category. It's essential to add value and keep tenants feeling secure about the fact they have a reliable property management team that always prepares for the coming months to start the year.

To discuss the importance of condo cleaning to start 2016, we compiled a short bucket list to get landlords and property owners what they need to do to make their building and its tenants feel refreshed for a successful 2016.

5 Ways to Improve Your Business Operations

Cleaning does not only mean to wipe down windows and mopping hallways floors in your building. It also means to have quality information updated in your business records, and online human engagement.

Not all property owners are expected to be tech savvy. 

Understand that consumers need a sense of tangibility in order to feel like they are involved in their purchases. In the case of rental operations and real estate, this applies to tenants who have made the decision to set up their living quarters within your condo building.

Effective communication methods is the crux of our suggested resolutions for 2016.

This improves the tenant-to-property owner relationship feel trustworthy and prompt, not having to wait numerous days or weeks before problems get resolved.

Whether they are renting or bought the condo outright, their sense of tangibility comes in the form of these resolutions:

• Frequent Website Updates - You will need to update your website at least once a week or whenever their is a change in your operation and regulations for your tenants to take note of. This not only connects the tenant and landlord faster via mobile devices. A great way to stand out to your tenants is how progressive your service is by using an online community builder. 

Visit our Facebook, Twitter, Instagram, pages to see our strategy.

• Cleaning and Decorating With Seasonal Appeal - Make sure that if the Holidays are over, don't wait until March to take down your Christmas decor in the building. Send out information  about live Christmas tree collections for recycling, and take down Holiday lighting and ornaments down as January 1st comes. Update each se

• Enact a No-Smoking Plan - If you are the type of landlord who is lenient towards having pets in your rental units, you should implement a non-smoking environment. This will help keep the walls in your units from yellowing with nasty nicotine stains on them. Especially if you have carpets, just like your lungs, they will suffer and smell tremendously from the second-hand smoke. This also reduces the chance of halloween disaster stories and other holidays in the building or on the property grounds.

• Reward Tenants For Their Compliance - If a higher condo fee is assessed for the new year, or if your tenants have collectively helped you receive a government-subsidized rebate check for reducing your energy costs with sustainable property management, reward them for being a tenant. The best ways to carry this rewarding out is to promote prizes to them like flowers on each tenant's birthday, or hold a toy drive for the children in the building, or picnics in the spring and summer months. 

• Fire Safety - There were many stories of fires happening in condos the past few years in the Boston area in Allston, Brighton, Cambridge, and the Back Bay Area. Make sure that the fire safety regulations are either printed and given to the tenants every time they begin a new lease, and/or sent to them via email.

Final Thoughts on Cleaning your Condo Building

New Years resolutions can be hard to maintain once you make them. But with the right property management team, you can stay motivated to uphold your promise for updating your images, business, and character online and offline.

Have you created your own list of New Years resolutions? Do they match up to our list?

Tell us how you have used New Years resolutions and cleaning to push your tenant's lifestyle and condo building's image forward.

Why Emerging Technologies Always Win For Property Management

Why "Property Management" Rhymes With "Technology" Today

Cyber Monday is a day for great discount deals on tech products. But we should observe the impact of technology in the property management industry as well. In an ever-changing industry like property management, the means for advancement will be based on the rate at which information can be compiled with great customer service.

Information is the most prized possession in all industries. Accessibility with top quality software tools to attain data and the right personnel for a property management company will give them an edge over their competition in the real estate market. You will make life easier for yourself and your tenants by using web-based applications, research software, and messaging systems that help them stay updated as well as resolve issues including water heater installations, new parking requirements, fire emergencies, moving days, illegal tenants warnings, repair updates, board member voting meetings, and new lighting in the building.

With social media and other web-based applications that can manage live chats, there is no excuse for a property management to not regulate their operations with higher results of success.

Marketing via Social Media: Technically Fast, Less Furious Tenants

Technology increases the response rate and efficient communication methods for tenants to know what is coming from the residential property management team. Without it, your tenants will be trapped feeling like prisoners in your building from potential problems that arise. Do you want them to wait for a crew to get to their problem with a delayed response? The matter could be urgent and need immediate attention. If not, it could potentially cost lives and more money than you can afford to fix. 

Here are some examples of those problems:

• Broken thermostats- Nobody likes to deal with Boston winters with just a blanket, sweats, and seeing their own breath inside the house. A quick fix to thermostats can make a big difference for tenants who don't know how to fix a thermostat. But if you have social media and someone on a 24-hour call from the property management crew, you can address this issue immediately, instead of having to wait a day or two. With technology, you can also track the heating systems in all your units in a centralized database so you know which ones have recurring issues.

• Trash days- Tenants tend to forget what days the trash goes out after their September 1st move-in to their unit. Being connected with your tenants, you send them a reminder about the trash day and help make the garbage in your place go away for the week.

• Flood watches- If you have a basement floor that is below the ground level, it's good to let your tenants know that there is a pending flood watch. You can help them take precautions by sending a text message alert sent to their mobile devices. If the property management is connected online via social media with their tenants, they can let them know immediately by that means.

• Water shutoffs- Sometimes the Department of Public Works may be doing some street work that affects the water in the units of your building. That could affect a tenant who showers in the morning and make them late for work because they either forgot or didn't see the postings in the lobby or the hallway about the date and time. Of course, your tenant didn't plan accordingly, but they could have if they had gotten a reminder message about it the day prior to the shutoff via email, text, or on their social media channels from the management.

• Fire Emergencies- We have all heard crazy stories that will make you scream of people getting trapped inside their apartment unit or condo during a fire because they didn't get the message in time to evacuate the building. When it comes to these situations, you should make sure that all of your tenants get a message on their mobile devices for points of egress in the building. Implementing a centralized contact database of your tenants and units into an emergency alert SMS chain that can be made similar to an AMBER ALERT message can be a life saver.

These are just ideas of what can be dire situations that can be avoided by being connected as much as possible via Twitter, Facebook, Snapchat, or whatever can give you an instant message. Also, social media can market your units to potential new tenants, and showcase the luxury or image that you are putting forth on a site like Pinterest and Instagram for them to leave comments and share your posts.

Recordkeeping and Reducing Error In Management

Recordkeeping is the means of knowing what someone needs and to track their history. When you have the right property management system in place, you can reduce the double entry of information after uploading reports from exported data. This is how you can track percentage increases and decreases in various areas of the business; accounting and rent collection, work orders, hiring personnel, screening tenants, and retention versus new leases signed to fill the units. 

Convenience of Payments

Having people pay their rent online via your property management software can help automate payments from your tenants. Direct debits to their accounts can save you the hassle of chasing a tenant down for a check. Especially if the check is mailed one to an away address, if the owner or landlord of the building does not live there.

Final Thoughts

What type of experiences have you had as a tenant or landlord that either saved yourself a headache, your money, or your life when dealing with issues that come forth by usage of technology? Has this added expense made a difference in your operations?

Tell us some of your examples that made life easier and faster for you and your tenants. 

Why There Should Be No Airbnbs in Condos

Traveling to new cities is great for expanding one's horizons and it should be done with much research.

Not only for the city that is being visited, but also for the laws of the land that you are bound to tread on.

But did you know hosts are renting your properties extra space in their unit for as much as $300 per night in untaxed dollars and running a "non-licensed bed-and-breakfast" with Airbnb could lead to big fines in the ballpark of at least $10,000.

Airbnb has been a great resource for tourists who can't afford the price of expensive hotels in their destination city, but is not the perfect solution it may be touted up to be.

In All Fairness: Airbnb Is Bad For The Boston Real Estate Market

The model for Airbnb is suitable for people who can neither find rental space, nor be approved for their own apartment due to a subprime credit rating in a tight rental market like Boston.

But this negatively impacts the local real estate market, Boston property managers and owners because it is still a fairly new unregulated industry that is void of taxation.

This article is in support of the effort to minimize Airbnb hosts and their short-term tenancy advantages on your property.

It not only affects the local lodging business, but it also has added to the bottle-necked market where renters can't find affordable housing in Boston. The windfall comes from the following reasons explained to understand the concept of  Airbnb.

Un-Licensed to Chill: Short-Term Rentals Are Detrimental To Your Property

The short-term home Boston rentals industry is catering to the "sharing economy," where renters and homeowners alike make money renting out their homes, cars, and personal time.

Online rental websites where people bid for beds in rental units by using software such as Airbnb, Homeaway and it's subsidiary VRBO, and Uber has made home-sharing into a billion-dollar industry.

According to Forbes, Airbnb is valued at $25 billion. Since it's emergence in the tech industry haven in the Bay Area, Airbnb has made its presence stretch into 194 countries.

As a new industry looking for altering it's model upon state and federal legislation, what makes sharing an extra space so bad for the local real estate economy?

Hosts that are renting on your property are posting their extra space in their rental unit for as much as $300 per night in untaxed dollars they are keeping for themselves.

Airbnb is making condo owners into their own real estate agents, without the condo association getting a cut of that short-term rental revenue. This affects the property management company because this leaves the condo association out of pocket from paying for the contract renewals to the service via condo fees.

Issues Resulting From Using Airbnb:

• Security is a major concern where owners are seeing an increase in people they do not know access their home with travelers who are typically in a vacation mode which could lead to rowdy activity and inviting even more strangers back for parties. Building keys could also be copied by an airbnb guest leaving unauthorized access

• Landlords and investors seeking more profits by changing traditional housing into short-term units, reducing the housing supply. 

• Airbnb homeowners and renters are at risk for being hosts because the city can fine them for running a non-licensed bed-and-breakfast. This could lead to big fines in the ballpark of at least $10,000.

• Those who come for short stays are taking the risk of neglecting their property value from frequent guests who don't respect the property because they are not signed to the lease. Read more property damage control tips

• The amount of foot traffic that neighbors must deal with from the frequent exchange of new guests on the premises moving in an out of the building. Also how is maintenance and emergency support resolved with short term rentals?

• Increased janitorial costs where guests have no vested interest in taking care of hallways, railings, doorways, roof decks, etc. 

Neighborhood Watch: Avoid Clustering in Your Property

The condo craze in Boston has steadily risen since the start of this decade.

The shortage of home supply, influx of transient college kids, and tourists has made the caused the local groundswell of over 300 Airbnb hosts to register on their site.

For someone like an empty-nester or a tenant who does not have kids, marketing their extra room to some international guests going to explore America for the first time makes for good business. This home-sharing model helps the owner or renter pay their bills and profit.

On the flip side,  clustering of random people could lead to true nightmares for owners who don't have a registered "neighborhood-use permit." You can see the consequences in this video here of this San Diego woman who learned her lesson from using Airbnb.

 

Final Thoughts

Airbnbs in condos may seem generous from the owners, but they are a violation to the condo association and the city of Boston if they are not registered properly.

Have you had any bad experiences dealing with neighbors who are Airbnb hosts with multiple guests every month? Or are you a homeowner in support of home-sharing?

Tell us your thoughts in the comments why Airbnb is good or bad for the community. 

 

Allston Christmas: Tips and Warnings for Boston Move-In Day

This article is a guide to help you understand how the old phrase "another man's trash is another man's treasure" firmly applies to what is called Allston Christmas.

You might also be interested in our Boston Sept. 1 Move-In Guide

A Guide For Success During Boston's "Allston Christmas" 

Allston is the section just outside of Boston that is a haven for lots of college students, post-grad upstarts and twenty-somethings, and other longtime residents that are outside of the 20-34 year-old demographic that comprises almost half of Boston's workforce.

Most of Allston is made up of renters who move yearly from apartment-to-apartment at the end of August once their lease ends. During the moving process, plenty of people will be tossing out old furniture and unwanted decor from their homes out onto their buildings and rental house curbs and sidewalks for all other migrants to rummage through.

For landlords and Boston Property Management companies, this guide will help you have a successful Allston Christmas and how to use multiple communication methods with tenants to address what is allowed in the property owner's units during Boston's most hectic time of year.

Moving In Sept. 1: A Boston Cluster-Land

September 1st is the date when the entire city becomes a zoo for professional movers, newly transplanted residents, and students who cram the city's streets, and mainly cause traffic on the city's longest strip, Commonwealth Avenue.

This main congested street runs from the Back Bay area near the Boston Public Garden through Allston, Brighton, to Newton.

Property management crews usually can help diffuse this chaos and help with the flow of traffic if you are living in a building that has multiple units. But not everyone is moving into an apartment complex or condo association.

This could cause many of you to double-park outside of the new apartment building to unload moving trucks and cars, but this only adds to the chaotic traffic.

Luckily, the Mayor's office is being a little more lackadaisical for parking permits this September 1st. But it's still best for you to believe that meter maids and police will be on the prowl to fill their month-end quotas for cutting parking tickets and moving violations on movers.

Allston Christmas Is Not Just for College Students

College students who live off-campus usually don't have much money to spend on new furniture. That is why you see them scavenge through piles of chairs, picking up old couches, coffee tables, and other home decoration items. But that does not mean they are the only people by age who are looking for new items to put into their homes.

Longtime residents are also looking for other items to place in their homes. Also, they may be looking to get rid of stuff for free.

So if you are a property manager or a landlord that has older residents living in some of your units, communicate with them to see if they are looking for items to place in their living quarters so you don't end up with piles of junk laid out in front of your building for the following weeks after moving day. Also, piles of trash can lead to rats, bugs, and other debris that can either cause you a city violation fine, or just a bad look for your property entrance.

Know What Types of Allston Christmas "Gifts" You Bring Into Your Home

Sometimes all the glitter of a displaced item is not gold. There are items that you should not be bringing into your home, that may appear safe when viewed on the street.

• Displaced mattresses - You never know who had been sleeping on that mattress, or used that mattress for other things beyond slumber. These may contain dangerous bed bugs, or may have broken springs inside the mattress.

• Chipped coffee tables - This is to expand on my previous point regarding bugs. If a coffee table looks old or chiseled in certain spots, it may not just be due to damage from the previous owners. It possibly could be due to termites that weaken the coffee table, if it's a wooden one. This adds potential for the bugs to relocate into your home!

• Old refrigerators - Don't bring these into your place just because it has a plug. It may only work temporarily until it permanently loses it's cooling ability. Also, older refrigerators can work so extremely that they can freeze your food to the point where it is no longer edible.

Make sure that you communicate with your landlord or property manager first to get their approval on what new items are allowed into your rental unit. If it's a new couch or something large in size that requires more than two people to move, notify the landlord or property manager before you move the items because it could potentially damage the walls. And that could hurt your security deposit return at the end of your lease.

Talk With Item Owners To See If They Are Trashing the Items Or Not

Looks can be deceiving during Allston Christmas because everyone is putting their items outside in stockpiles. This may not always mean that the owners of the items are throwing them away.

You don't want to look like a thief running off with items that are considered stolen by the owners. This is why it is important to simply ask questions about the items with the owners. Or if you don't know who the owner is and don't have time to wait for their return outside, leave a note on the item with your email address to ask and see if they are willing to hand over or resell you the items.

Final Thoughts on Allston Christmas in Boston, MA

This is a crazy time period, but it can be navigated well if you simply stay patient, do your research, and communicate with the landlords or property managers for advice. The weather is generally hot since it's still the summer, technically. But you can certainly become successful if you prepare well the night before Allston Christmas.

Have you ever moved during this timeframe? Or are you scheduled to move this year at the end of August? Tell us your best and worst experiences about moving during this time, and we can help you with answers beyond this guide.

Why Eco-Friendly and Sustainable Property Management Matters

During the past decade, there is much to be said regarding sustainability for home energy usage.

So what steps have you made to be more environmentally efficient?

The United Nations officially declared 2012 to be "The Year of Sustainable Energy For All," primarily third-world countries, across the globe.

How Energy Efficiency Can Benefit Your Community

This article is an examination on the legislative and residential aspects so that you know about the best property management company to hire that can provide these types of environmentally conservative services, plus help you save money and energy in your building.

On the home front in the U.S. There has been more hot summers and rough winters that have come forth from drastic climate changes. Plus, California residents are currently facing a water crisis due to a lengthy drought that has caused more home fires than we can recount in our recent memories.

The demand for natural energy resources has increased, and the U.S. government and Environmental Protection Agency have collectively moved forward to reduce emissions of carbon for the sake of public health. 

It's essential homeowners, property managers, and HOAs to have the knowledge of these energy alternatives for their property to adhere to the upcoming changes in the state regulations regarding energy usage to combat climate change and increase sustainability. 

Eco-Friendly Property Management Solutions

There are many ways to minimize your expenditures versus your residual income from your tenants paying their rental costs and/or condo fees to keep your financial balance sheet in the black with great energy solutions to keep in mind during the rest of the summer. But for all times of the year, these following landscape construction techniques can help you reduce energy usage for your community and save you money:

• Recycled Mulch - When you put this on your property's soil around hedges or other plants, the use of recycled mulch can help improve irrigation and water evaporation. If you have use city-supplied water, this could help reduce monthly water bill costs. Also, make sure that you are following the fire-safety regulations for mulch to reduce the chance of burning down your house and land.

• Don't Send Scrap Items To The Landfill Right Away - Some stuff could be put in storage instead of dumping it in the trash. Waste management costs are very high nowadays, so you can minimize the amount of your tenants trash heaps by telling them to save items like cardboard, old china plates, or paper. If you have a common room in your building, or a multi-family house with children, set up an "Arts & Crafts" event to recycle these items for them to create something new for their home. Also, this can help your tenants get to know some of their neighbors.

• Solar Panels - There are two sets of phrases "tax credit" or "tax exemption" that will make you really like this idea. The costs of solar-powered energy from the installation of panels on roofs and on the property to give greater photosynthetic effects to the grass or other horticulture on your property can come back to you basically as an account receivable. This can save you lots of money for your real estate investment. In Massachusetts, owners of residential businesses are eligible for these tax write-offs annually.

  

• Use Natural and Organic Pesticides for Landscape Maintenance - "Organic" is still the craze in 2015 as Americans look to become healthier in what they consume or live around. Items such as fertilizers and pesticides can certainly make a difference for you and for tenant's pets.

• Use Rain Barrels To Irrigate Your Plants - Instead of buying or using city-supplied water by the boatload that can run up your water bill, you should try using rain barrels to store some natural water for later usage on your plants. In Boston, we have more than enough rain that comes throughout the year, so use that to your advantage by use of water collection as it comes. You might also want to think about getting flood insurance for the rainy weather.

• Use Electric Lawn Mowers - Lawnmowers are a necessity for any type of lawn care if you do not have an eco-friendly landscape construction company. Yet it's the type of lawnmower that can help you save money and on gas to power them if you use an electric battery-powered lawnmower instead. Also, it's non-polluting and efficient just much as gas-powered lawnmowers. This will keep your property "greener" than ever in terms of its look, the energy sustainability involved, and in terms of your wallet in the long run.

Breakdown of the U.S. Government's "Eco-nomic" Plans for 2030

The U.S. government looks towards the long-term needs for its citizen's health, and budget their economic plans accordingly. This is considerable for your long-term home value plan because a major part of your expenses will be from the various levels of energy usage of your tenants in your rental units.

One example of this is how they went into experimental measures in 2005 by increasing the start date for Standard Time in the fall season to increase solar light usage and lower heating and electricity usage in home nationwide. Another example came recently this month when the Obama administration announced their Clean Power Plan, a two-year plan to combat climate change and boosting the U.S. economy. The crux of the plan is to lower of renewable energy costs, creating a plethora of jobs, with a benchmark of 30 percent more renewable energy by the year 2030. 

This will be state-regulated on weather natural gas or renewable energy sources, but the plan will affect landlords and tenants inevitably. Under this plan, the biggest takeaways are the following:

• Saving the average American family about $85 per year on their energy bills in 2030
• Save enough money to power 30 million homes
• State and federal government initiatives are to save consumers $155 billion between the years 2020 and 2030

Eco-Friendly Final Thoughts

Do you have any experiences with creating sustainable or "greener pastures" for your property?

Or is there something that you learned that can be valuable towards your knowledge and bank account in this blog? Energy usage is a complex topic, but it can be made simple if you continue to do your research and not be too caught behind before it's too late when your investment is in the red.

What other ideas do you have for creating renewable energy? Tell us your thoughts.