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.

What Millennial Renters Want in Boston, MA

Boston property managers regard millennials as desirable tenants because they tend to be long-term renters who are not looking to buy a home soon and move out.

But how do you attract millennials to live on your property? What do millennials want from an apartment?

If you are you a Boston landlord looking for millennial tenants, you need to know what millennials are looking for so that you can meet (or even exceed) their expectations.

If you are millennial renter looking for a modern, technologically up-to-date apartment, it’s helpful to know what amenities to look for so that you won’t find you’ve made a mistake after moving in.

Who are Millennials?

Millennials are young people of the 21st Century and desire high connectivity to the internet and environmentally-conscious ways to live their lives.

They are born between 1977 and 2000. They make up 25% of the population.

The Future of Millennial-Style Apartment Complexes 

Millennials own fewer cars than previous generations, so millennial complexes are ideally situated for walking or taking public transportation to shopping, dining, and entertainment.

Millennials are comfortable with efficiently designed studios and one-bedrooms. Micro kitchens are also ok as long as they contain the latest in kitchen technology.

The ideal apartment complex for millennials will include the following:

• A social room for hanging out. 
• An entertainment space with a big screen for watching movies. 
• Wellness facilities with fitness on demand videos. 
• Ground floor commercial space such as a coffee shop. 
• Digital programs that make life easier. An example is LaundryView, enabling the user to note how many washers and dryers are available and to receive a text alert when the laundry is done. 

Boston’s Millennial Villages 

For millennial renters finding an affordable space in Boston is not easy. One solution that Boston has come up with is the millennial village.

The city is proposing to build 10,000 or more small units of housing close to public transportation with shared common spaces and ground floor amenities.

Technology: The Number One Requirement for Boston Property Managers 

Property managers absolutely must be online to connect with millennial renters. A “modern” property manager understands that millennials prefer to communicate with texts or emails rather than via phone calls.

The internet is the millennials’ first-choice tool for everything from finding an apartment to ordering food delivery.

They do not look through newspapers and circle apartment listings with a magic marker so don’t place rental ads that way; instead, make use of real estate websites that can connect a searcher with your website where millennials can look at and apply for your available units online.

Once millennials become your tenants, you must make it possible for them to pay their rent and make maintenance requests online.

It’s also advantageous to showcase everything about your property that is eco-friendly on social media as millennial renters care about their environmental impact.

A Checklist for Landlords and Millennial Renters 

The following is an ideal list of what property managers need to have in place and what millennial renters should look for in an ideal apartment.

• Cable and internet accessibility, complex-wide Wi-Fi, and a multitude of indoor and outdoor electrical outlets for charging mobile devices. 
• Low-flow, water-conserving toilets, and shower heads. 
• Energy-efficient appliances and programmable thermostats. 
• Solar panels, wind power, or other sources of renewable energy. 
• Energy-saving light bulbs. 
• Good insulation to slash utility bills. 
• Recycling and composting services on site. 
• Laundry facilities and dry-cleaning drop-off/pick-up. 
• Pet-friendliness – the majority of millennials own pets. 

Why Modern Rental Units are Good for Both Landlords and Millennial Tenants 

If you are landlord interested in upgrading your rental property to attract millennials, the initial expense of modernizing your complex will pay off over time by increasing the value of your property.

Your investment in improving your building will result in happy tenants who keep renewing their leases and reducing apartment turnover.

Find a Good Professional Property Management Company 

As an experienced property management company in Boston, Premier Property Solutions understands how to manage a property with millennials in mind.

We will take over the responsibility of managing your property so that both you and your tenants are happy in a modern, well-functioning building. Please contact us to see how we can help you.

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.

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!

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.

How To Manage Loud Parties In Boston

This article will help define how property managers can help turn a negative situation into a positive opportunity to communicate with student residents. 

How To Deal With House Parties At Your Property

The spring season in Boston is a special time of year for many reasons:

1. The weather temperatures finally begin to warming up after a harsh cold winter
2. The Boston faithful get to see their beloved Red Sox take the field again at Fenway Park. 
3. The clock's change to Daylight Savings Time positively affects your mood from seeing sunlight and less grey skies. 
4. College kids are begin to leave the city towards their permanent out-of-town residents for the summer. 

As you would expect, students in your Boston property management will be celebrating the last of their final exams for the academic year with a party to remember just how sweet it is to live away from their parent's house.

In this article we will explain how to effectively communicate with your college-aged tenants. As students prepare for the end of their lease, get ready to talk with your young tenants about the consequences of having a party with their friends on your property. 

Building A Positive Relationship With Young Tenants

Open communication is important for everyone involved. 

Chances are that you were once a kid looking for fun and enjoying life by not having to answer to your parents as well. Be approachable and understanding of their situation and remember that when you tell a kid to not do something, they are likely going push the risk to the limit and see how far they can go.

It's best to meet your college-aged tenants half way by letting them have their fun to an extent. Here are a few suggested communication methods to effectively notify your tenants about the parameters of living in your property:

• Detail The Guest Policy In The Lease- Make sure that upon the beginning of their lease that each tenants knows how many people are allowed at once within their rented unit. When you keep it in writing, and quantify the amount of people that are allowed at once, they can never say they never knew beforehand about how many people they should have as guests. 

• Ramifications for Damage To The Property- The security deposit is a coveted check amount that both landlords and tenants use for coverring any future mishaps within their rental unit. If there is any damage to the rental property, the security deposit is subject to being decreased upon the return to the tenant at the end of the lease. Or if the cost of the damage exceeds the amount of the security deposit when they come in, let the tenants know that they will not get it back at the end of their lease. Also, let the tenant(s) know they are responsible for their guest's damage to the property or injuries from being inebriated in the party make them liable as well.

• Set A Benchmark For Neighbor Complaints, Or Else- Living in off-campus housing means that there will be neighbors next door, or in the apartment unit below the tenant holding the party. The best way to let those neighbors know that a party will take place on a certain date is to give them a couple days notice. Also make sure that you and the tenants give the neighbors your phone numbers to call or text you if it gets too loud. If the tenant doesn't adhere to multiple complaints, make sure that you get the Boston Police Department to come and tell everyone to leave. The purpose of this BPD Party Line is to give residents direct contact for reporting the occurrence of loud parties, and to have them come to calm down the noise.   

• Social Media - Be the "cool" landlord that is privy to social media to connect with your tenants. Some landlords are deemed as either "slumlords" for their lack of maintenance on call for any problems their tenants experience. And there are some other who are considered "helicopter" landlords that never go away, hovering over their property as much as they can. Or some seem out of touch with their tenants for a lack of communication skills. Certainly you want to ensure your return on investment, but being the "cool" landlord can help you keep your tenancy rate high, with great referrals from your current tenants to potential new ones via social media. That way there is a trail that can be tracked online about your property and landlord reputation.  When the landlord and tenant are in good standing with one another, this could lead to positive reviews in the future when the tenants decide to move to another rental apartment or condo, and require a positive review from the previous landlord. 

Final Thoughts: Have you dealt with a tenant who partied too much?

Have you dealt with any tenants that refuse to comply with the terms of your lease regarding guests or parties? Or if you are a tenant, how did you handle your relationship with your landlord to make sure that you can stay on an even keel with your landlord, roommates, and neighbors in your rental unit? Tell us your thoughts. 

How Water Heater Efficiency Standards Are Changing in 2015

Now that we are in the thick of the cold seasons, our most prized household commodity is heat.

And it can be EXPENSIVE!

Whether increasing the room temperature of your units, hot water to bathe, or to wash dishes in the kitchen sink, heat is an essential asset for boston property managers.

When searching for boston area apartments for rent keep in mind that the state and federal government standards have been changing. The standards are expecting to save money for consumers and reduce our gas emissions.

Forecasting a 30-year period, consumers will save about $8.7 billion and carbon dioxide emissions will be cut by 154 million metric tons from the new standards.

What Are Efficiency Standards?

The efficiency standards were established by Congress after the National Appliance Energy Conservation Act of 1987 to regulate a minimum level of energy consumption for residential and commercial products.

Household Appliances Included:

• Clothes Dryers
• Clothes Washers
• Direct Heating Equipment
• Dishwashers
• Furnaces
• Microwave Ovens
• Pool Heaters
• Ranges and Ovens
• Room Air Conditioners
• Boilers
• Refrigerators and Freezers
• Incandescent Reflector Lamps

The efficiency standard levels are updated every five years by the U.S. DOE (Department of Energy), and the last date for the updated levels was in 2010.

The DOE allows three years of lead time for manufacturers of the aforementioned products to comply with the updated standards. We are now approaching the fifth year in the newest update, as of April 16, 2015.

Save Money From New Efficiency Standards on Water Heaters

There are two types of appliances that are used for water heating, which are typical storage/heater units and instantaneous water heaters. They account for an average of 20% of total energy consumption in U.S. households.

Other important percentages that pertain to energy consumption averages include the required energy factor (EF) which varies depending on the type of water heater, and rated storage volume.

• 53% of households use natural gas water heaters
• 38% use electricity
• 4% use oil

The DOE's initiative is for gas-fired and electric storage water heaters with a volume greater than 55 gallons, placing new standards effectively, and requiring heat pumps for electric storage products.

Also, they are looking for condensing technology for gas storage products. Learn more about thermostats, radiators and surviving the winter.

The goal of the standard is that it will save a projected 2.6 quads of energy over 30 years or about enough energy to meet the total energy needs of about 13 million typical U.S. households for one year. Forecasting a 30-year period, consumers will save about $8.7 billion and carbon dioxide emissions will be cut by 154 million metric tons.

Final Thoughts on Hot Water Heater Efficiency Standards

Landlords and property managers need to be aware of these regulations in order to save some money per the initiatives on energy consumption of these household appliances within their owned units and properties at large.So what does this means for you regarding condo maintenance and heating repair fees? Do you think that you can create new practices along with your tenants to reduce energy consumption through the next 6 months and beyond? Tell us your thoughts in the comments below

Why You Should Consider Flood Insurance in Boston

Prepare Your Property For Flooding and Water Damage

The purpose of this article is to give ways for landlords and renters to prepare your property and personal valuables from detrimental flooding in Boston, MA.

Flooding is the most common and costly natural disaster in the United States. Flood insurance is a great investment for both property owners and renters to prevent significant financial loss. 
Your decision to take out a flood insurance policy will be based partly on two things: 

1. Risk of flooding in your area
2. Value of your possessions and/or property.  

As our sea levels continue to rise yearly, one thing that we cannot avoid discussing is the chance of floods and the cost of higher premiums over time as the demand for policies may increase.  
When choosing flood insurance it is important to assess risk, know the coverage limits of your flood insurance policy, and not to rely on the government to financially rescue you. 
*Understand that your insurance plan's increase of high premium rates will depend on your property value.

Risk Assessment For Flood Insurance

Homeowners are 26 times more likely to be affected by a flood than a home fire as calculated by the Independent Insurance Agents and Brokers of America. You can also expect the risk of floods to continue to increase in Boston, MA with a 70% increase in heavy rainfall in the Northeast from 1958.

But only about 1 in 4 homes in high risk areas carry this kind of insurance.

Courtesy of ClimateCentral.org

Most homes in Boston, MA are inevitably under-insured due to being located in higher risk areas since we are near the coast line and are along the Charles River. The help of a Boston property management company can only do so much to preserve the welfare of your property. 

Steps to Prepare Property for Flooding in Boston

Most property owners would believe that they do not have enough valuable items to even take out a policy for rental property damage control. If that is your circumstance, you can do a things to help prevent permanent damage to your floors, windows, furniture, upholstery, and other items by doing the following:

• Seal your windows with heat-shrink window films along the ground floor and basement. You can purchase this at any hardware or home improvement store
• Apply more grout down in between your floor tiles to prevent them from erosion
• Caulk your tub, counters, sinks, and glue any infrequently used lower cabinets shut 
• Map the risk of your property's location by contacting the FEMA's National Flood Insurance Program called FIRMS or call 888-379-9531. 

Knowledge of Limits to Flood & Renter Insurance Policy Coverage

Please note that flood insurance covers damage resulting from rising water from outside the house. 

But it doesn't cover: 

• Leaky bathtub 
• Broken pipes
• Sewer back-ups

Tenants should consider renter's insurance since they have valuables that need to be covered inside of their humble abode. Renter's insurance will help protect property not included in flood insurance.

It is important to have effective communication methods for renter's and property owners to ensure everyone is on the same page in the course of a natural disaster. 

Get Flood Insurance - Dont Rely On The Government

Sue Nestor of the IIAB states that "one-third of claims we see come from people who live outside flood zones." This means that even though may not live near a body of water, you still cannot elude the risk of flooding. 

Why Flood Insurance & Renter's Insurance for your Property in Boston?

The selling points for insurance products and services to new customers is chance, future value, and financial security with a value proposition of education on what is covered in the policy. Keep in mind that finished basements including carpeting, wallpaper or personal belongings are not insured by the government, nor are they insured with an excess flood insurance policy.

Knowing the ins-and-outs of your insurance plans will help gauge what you should place up high, what needs extra caulk and how much extra work should be done to insure flooding stays out of your home in Boston, MA.

How To Spot Rental Scams on the Internet

This article will help you find scams in rental property and apartment searches on the internet with sites like craigslist, roomster, apartments.com as well as the credit checks, application process, and countless emails with landlords.

How to Decide if it is a Legitimate or Shady Landlord During Your Apartment Search

As we approach the end of Summer 2014, that means one thing for many: starting anew by picking up all our belongings and moving to a new apartment, house, or condo. The transition of moving in itself can be quite tiring, but the process of searching for a new place can be just as exhausting.

Renters cite frustrations via online outlets like Craigslist, Roomster, Apartments.com, as well as going through the application process, credit checks, et cetera.

In the mind of a renter, the following criteria usually comes into question:

• What is the neighborhood like?
• Is the rental rate per month affordable?
• Is there a lease or is the living space rented on a month-to-month basis?
• If there are multiple living spaces in the apartment, what are the other roommates like personality-wise?
• What is the landlord/owner like in terms of personality and efficiency?
• Does the landlord use a property management company to promptly handle tenant inquiries?
• Is he/she reliable for future incidents within the living space that require their care? (i.e. running out of hot water, broken thermostat central air/heat during the warm/cold months)

During the search for a new living space, one must be aware of the scams where people pose as landlords looking to swindle would-be security deposit money from the potential renter. 

Keep reading to learn how to discern what makes a listing and landlord legitimate versus what makes them a scammer, and how to protect yourself. These online thieves prey on renters who look to fulfill this criteria for their new living situation.

A Listing Too Good To Be True? False!

We can't say "friend-or-foe" in theses types of cases because landlords are not there to be friends. Rather, these scenarios we can classify as “spend-or-faux” in making the right decision to invest on your next move without succumbing to shady scammer that poses as a landlord.

These are examples of scenarios in which you have likely come across a rental scam in your new home search online:

• E-mail Scamming While On A "Mission"
• Communication with an E.T. (Elusive Thief) & Your Inability to Phone Home (owner)
• Stealing Personal Information Through an Application
• A Fake Owner Showing A Home That is Not Theirs

Listing offers a great low price, for too many unimaginably nice amenities 

This is a case in which a renter can be duped by a scammer by being drawn in by the price of an apartment that has a workout facility, "superb" property management, brand new hardwood floors, a kids play area and other top-of-the-line amenities for a low monthly rate? It seems tempting, but you have to consider that in today's real estate market, what landlord or property manager would be so nice enough to charge their tenants with so many expensive items for a low monthly rate? That literally just does not add up.

E-mail Scamming While On A "Mission" 

So you found an ideal living space on a apartment search website that seems really afforable for your monthly budget, and has great amenities in an ideal location. Also, the home's supposed "owner" emails you with a long-winded message with details about the apartment being vacant due to reasons that make it seem either plausible or absolutely unconscionable based on the writing.

The lie could be about a real estate agent looking to broker the apartment to potential tenants for the landlord, giving you a ridiculously long questionnaire to fill out that is a makeshift application, and telling you that keys to the vacant home they are willing to send to your permanent homes address only after you send the deposit for the new apartment.

Communication with an E.T. (Elusive Thief) & Your Inability to Phone Home (owner)

Shady people thrive in hiding, but you know how they say that things in the dark will eventually come to light? If you have contact information from the owner on an apartment search listing site such as Craigslist, but you only have the multi-letter email as contact information with either no name and nor phone number of the owner listed. The email address is neither within the response email to continue the negotiation process or set up for a showing time. Many of times without being seen, they will text you without the willingness to call you direct nor see you in person for the showing.

Stealing Personal Information Through an Application 

If you see a questionnaire in an email response to you asking for your personal information (i.e. credit card information to debit a security deposit amount, social security number, then don't waste your time and money disclosing your identity and bank information. 

A Fake Owner Showing A Home That is Not Theirs 

Many faux-landlords understand that nobody wants to rent a site unseen. So they take advantage of a foreclosed house and somehow steal keys from homeowners or the property managers to copy in order to open the home's entrances and show you the place.

How To Protect Yourself From Scammers When Searching for an Apartment or Rental Property 

• Do your research on the local area and you will see how comparable the prices should be to discern what makes a legitimate listing from a real estate agent, landlord, or property manager.
• Only exchange information with the person showing the apartment after you agree to stay in it, and have had a conversation with a neighbor in the building. As they ask for references upon your application for the home, identify the landlord's or agent's name online, or check into the HOA or the agency they are a part of.
• Ask the neighbors of the home you are looking at about the landlord's reputation. Also, you can refer to the local county property records office for verification.
• The worst question is the one that you don't ask. Make sure you are as inquisitive as possible when assessing if this investment in a new rental home is right for you.
• Meet at a rental office if in the apartment complex.
• Make sure that the home for rent is not in foreclosure.
• Contact the FTC, to file a complaint for any suspicious behavior.

Final Thoughts on Rental Property or Apartment Scams

Do not give out contact information to a land lord or property management company unless you are sure it is a legitimate listing. Contact a reliable property management in the Greater Boston area for real property listings so you can avoid the negative experiences of internet searches through cragislist and other online rental property listing sites.

Have you experienced these types of scams? How did it make you feel when you came across these scams in your apartment search? Please talk about your good or bar rental property search experiences in the comments below. Thanks for reading and good luck in your apartment search!

Thinking Small: Can Boston's Micro-Apartments Work For Young Adults?

"Micro"- Managing The Housing Demand Of The 20-34 Year-Old Demographic

It's the summertime, which means that the city has been void of late night college parties from raucous undergrad newbies since graduations in May.  But the 20-to-34 year-old youth demographic still prevails in Boston proper, making up one-third of the city's population; the highest proportion of young adults for any major US city. 

Boston area real estate remains high in price; unaffected by the loss of graduation and move-outs as many college students have returned to their permanent residences out of town. Currently, there is a reported shortage of 25,000 affordable apartment units, and developers scrambling to meet demand. 

Less Is More (Than What You Bargained) For The City's Youth

Boston's current condo craze has left many young renters in the financial dust while they encounter a lack of affordable housing.  The micro-apartment was part of the Onein3 initiative implemented by the Menino adminstration in 2004 to provide resources that cater to the city's young population, including housing, professional development, financial health, entrepreneurship, and civic engagement.  A micro-apartment unit is approximately 250 to 500 square feet in size, with a minimalistic design equipped with the bare essentials to live.  Also, to attract young professionals toward the city, the initiative mandated that these micro-apartments be within one mile of public transportation.

So why should the mayor's office cater to young professionals?

• They comprise almost half of Boston's workforce at 48%
• 60% of them rent their homes
• Only 20% own their homes
• Most are single, and 82% have never married
• They add one billion dollars to the City Gross Product
• Their expenditures support 22,241 additional jobs to the city's economy
• 60% of them were born outside of Massachusetts
• 58% of these young adults either bike, walk, or take MBTA public transportation to work

I'm (Not) So Fancy: Trial Sizing Up Price for Millenials and Gen-Y Renters In Other U.S. Cities

Boston's economy relies on this segment of its population, and surely needs to have affordable housing for them to remain here.  This is a microcosm (excuse the pun) of the development trend across the US.  Developers are betting big on the lack of sufficient housing for recent college graduates and young upstart professionals.  Here is a list of cities that have tapped into the market of the 80 million Millenials and Generation Y-ers between the ages of 18 to 34 in the US:

• Cleveland 
• New York 
• Providence 
• Washington D.C.
• Seattle

But we need to breakdown the numbers:

• In Cleveland's University Circle District, a 300-square foot micro-apartment has a monthly rate of $600 per month.  Sure, $600 may seem reasonable until you consider the square footage you are(n't) getting.  
• These micro-units aren't exempt from location-based cost of living hikes - compare Cleveland's $600 to the price of a micro-apartment complex like Factory 63 in Fort Point, where the price range for a 337-square foot apartment is $1200 per month, and a 597-square foot apartment is $2450 per month.

These trendy apartments are going up in Cambridge, Fort Point near the "Innovative District", Charlestown, and the South End where young techies can live, work, play, live small, and think big.  Looks like developers are betting on tenants buying into a trend of living by necessity rather than luxury, and focusing on the inexpensive monthly cost rather than square footage. But it may be hard to maintain focus on just square footage when you are a renter paying a rate that is relatively high per the cost of living just enough to say you are living in the city.

Big Bucks for Small Spaces?

Do you believe that these micro-apartments can build small and sell high?  Or will developers find themselves with a micro-demand as small as the apartments they are renting? Will this eliminate the need for property management for these small-sized apartment units? Tell us your thoughts.

Reflection on the Back Bay Fire Tragedy with an Important Message from the PPS Front Office

You Just Never Know: Fire Safety & Insurance Coverage to Top Your Checklist

Sometimes in our daily routines, we may lack deductive reasoning for possible causes of destruction in our homes. Or It could be natural disaster, totally out of our control from the start of the demolition. The Back Bay area of Boston received just that on Wednesday,  March 26th, with an inferno that blazed its path from the basement through the apex of the brownstone at 298 Beacon Street.

We previously reviewed “what-if” scenarios in our previous article Need For Fire Safety listed on the Premier Property Solutions blog, and where to start for fire prevention awareness. The causes for the fire in the Back Bay are still being investigated by authorities, but the what-if’s that became into a reality in this case also stem from that day's high winds  and the burnt building without a sprinkler system. According to the Boston Globe report, the attorney for the executor of the estate that owns the building stated the building was in good repair. But apparently, the building was old in its age and type that it did not require to have a sprinkler system installed.

When it comes to fires, always make sure you are covered and know the terms of your  insurance policy for your property if you are a tenant or owner of the building.  If you survive the ordeal, it is a privilege to be able to see your belongings again after a fire occurs. Please refer to our article Condo Insurance Explained

Premier Property Solutions Fire Prevention Message Alert

Make sure to review the Boston Fire Department's fire prevention safety guide, and the Premier Property Solutions Home Safety Checklist. Here is a message from the Premier Property Solutions front office management in light of the recent tragedy:

Dear Residents,

The fire that occurred at 298 Beacon Street which resulted in the loss of life for two firefighters is a tragic reminder of the importance of fire safety and fire prevention.

Fire prevention is a serious matter that affects all of us. There are time-tested ways to prevent and survive a fire; sometimes planning ahead is your best defense.

Premier Property Solutions urges you to review the attached Fire Prevention Handout and Home Safety Checklist with your family or roommates.

• Boston Fire Department Safety Information here
• Premier Property Solutions Home Safety Checklist here
• Change the batteries in your smoke and CO detectors twice a year.
• Never take a building alarm for granted - always assume there is a real fire and exit immediately.
• In the event of a life threatening emergency Call 9-1-1 first, then management.
• For additional information please contact your local Fire Department.

If you are interested in learning more, please contact your building manager to discuss available fire prevention resources. Premier Property Solutions contracts with numerous fire code engineers and life safety professionals throughout the Greater Boston Area.

Thank you for allowing Premier Property Solutions to continue to serve your community.

Laura M. Cardoos

Vice President | Premier Property Solutions, LLC

Premier Property Solutions Online Resources

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Thermostats, Radiators & Surviving Your First Winter in Boston

If this is your first winter in the Boston area, you may be thinking "this isn't so bad", but long-time residents will tell you, "WINTER IS COMING" and with it, single-digit temperatures that can make heating your home or apartment a challenge!

Cold Rush: A Guide to Using Radiators & Surviving Your First Winter in Boston

In this guide we will educate you on operating, optimizing performance, and making common repairs to the thermostats and radiators usually found in Boston area apartments, as well as how to conserve energy and save money on your heating bill by better regulating your thermostat.

Don't wait until it's too late, now is the time to gear up with the right clothing and knowledge to prepare yourself for the Cold Rush that inevitability ensues after the first of the year.

Parts of a Thermostatic Trap Radiator Heating System

Radiators will often work loudly, making banging and hissing noises, so if this is your first apartment with a radiator, it is important you know how a thermostat and radiator works. Below is a diagram of a "heat trap" along with a general breakdown of the components of a heating system's operation, FAQs on radiators, and Do's and Don't about heating your home.

Learn why your radiator is making that noise and relieve your worries about it exploding!

THERMOSTATIC TRAP

This component is the control unit that has sensors for the heating apparatus of your radiator. The mechanism is connected to the radiator, usually toward the bottom.  The right side of the diagram above shows how steam or air/water from condensed steam mixture passes through the thermostatic trap.

AIR VENT

This regulates the amount of air that can escape from the radiator.  The more air that can escape, the hotter the radiator becomes because more steam is allowed in the trap. Some air vents have adjustable knobs that allow you to adjust the heat level on the thermostat.

ADJUSTABLE KNOB

The air vent is adjustable by turning the numbered knob. When making the adjustment, it may take some time before the new heat cycle begins in the building and the heat adjustment takes place.

STEAM VALVE

To open the steam valve, turn the knob counter-clockwise until it can no longer rotate. DO NOT FORCE THE KNOB because it could break and cause a leak. It is extremely important that you keep this steam valve fully opened or fully shut. Partially opened valves cause water to collect in the radiator, which could lead to the nuisance of banging noises and leaking. Remember to use the air vent to regulate the heat, not the steam valve.

View a video tutorial on to regulate your radiator & thermostat

FAQs About Radiators

There are common questions for heating during this time of year. Here is a list of FAQs concerning heating your home’s radiator:

Q: IF I HEAR A BANGING NOISE COMING FROM THE RADIATOR, WHAT IS THAT?

A: It is the steam rising into the radiator through cooled water resting inside of it (Refer to the Thermostatic Trap diagram above). The steam is boiling the standing water on contact, causing a sudden pop or banging noise. First, you should make sure that the Steam Valve is fully open. If it is, your radiator may not be pitched properly. In order for the water not to drain through the steam valve, the radiator must be pitched toward the valve. If this is not the case, contact your property manager immediately.

Q: IF I AM EXPERIENCING PROBLEMS WITH MY HEAT, WHAT SHOULD I DO?

A: First, confirm the following:

• All the steam valves are open (turn counter-clockwise all the way) during the entire heating season.
• All the air vents are not painted over or clogged with dirt.
• The radiators are pitched properly.
• All the air conditioners are removed from the windows.
• Be sure all the windows are closed, have been sealed or insulated, and are not drafty.

Q:  THERE IS NO ADJUSTABLE AIR VENT ON MY RADIATOR, HOW CAN I GET ONE?

A: Contact your plumber or email your property management crew for a referral.

Q:  A WATER STAIN IS APPEARING ON MY CEILING, WHAT SHOULD I DO?

A: Check to see if the stain is appearing over your radiator. If it is, the stain is most likely caused by a leaking radiator in the unit above you. Contact management in order to get in touch with the unit owner above.

Home Heating DO's and DON'Ts

Finally, here are some extra DO's and DON’Ts concerning heating your home and  during the cold weather season:

DO’s

• Have your heating system, water heater and any other gas, oil, or coal burning appliances serviced by a qualified technician every year.
• Use electric space heaters with extreme care; avoid placing them near curtains or other flammable materials and turn them off before going to bed.
• Make sure all portable heat-producing appliances are unplugged when not in use (irons, hair devices, etc.).
• Keep dryer vents clear of snow and ice.

DON’Ts

• NEVER use your oven for heat.
• NEVER bring charcoal or gas grills indoors (they are a carbon monoxide hazard).
• Liquid or gas-fired portable space heaters are illegal in Massachusetts.
• NEVER leave candles unattended.

Many multi-unit apartment buildings located within Boston are heated with steam radiators. If you are a resident in these areas, it is possible that you will have  a property management company to handle the thermostat and radiator maintenance on your behalf. If you are ever unsure, always contact your property manager!


Stay warm! For more tips about heating during the cold season, and more information about how to handle household concerns, such as power outages, pipes, and maintenance of driveways and sidewalks, please follow us on Twitter @MAcondoMGMT and “like” us on our Facebook page www.facebook.com/MAcondoMGMT