Property Management Halloween Stories That Will Make You Scream

Not for the faint of heart! This blog contains graphic scenes and images. 

Halloween is the time of year in which we have the most fun with our decorations.

But tenants who are not pleased with the operations, or those who have been delinquent in their monthly rental payments and soon to leave while breaking their lease can be problematic.

It’s integral to have a great property management service who can curb the horrors of dealing with these mishaps. Have you heard stories of spine-tingling creatures living in the crevices of your tenant's units?

Or the jaw-dropping tales of fire suddenly ripping a large condo or apartment building to shreds while fate cuts a tenant’s life short for sleeping and not waking up to the emergency?

We will give three horrific, spine-tingling instances of landlords and tenants that show you the benefits of hiring an experienced property manager.

Lack of Quality Property Management Lets the Bed Bugs Bite

Bed bugs can make your home uninhabitable.

We all know the adage, "Sleep tight, don't let the bed bugs bite."

If you have ever figured that they are not in your bed, you may be gravely mistaken.

And if you don't have a quality property manager who can send for an exterminator or their crew to curb this problem right away, you may be in for many "bite-mares" from bed bugs.

These creatures can seem invisible can reproduce their larvae in your sheets, walls, couches, and wooden table. The life cycle of a bed bug is fairly short, but they can feed every 10 minutes.

Once they band together, they can make your belongings looks ultimately scary, causing you, tenants and their guests, and potential condo buyers to not want to return to your building or apartment complex. 

These are ghoulish creatures have the ability to invisibly seep their way into your skin! Also, the Board of Inspections could potentially shut down your apartment or condominium complex, which lead to an underwater mortgage.

You don't want these to show up in neither you nor your tenant's dreams. Imagine waking up to hearing the phone calls from tenant's screaming in your ear about the crawling dirty mite-sized bugs everywhere. Then, noticing once you get in bed, those bed bugs have destroyed your mattress.

Here is a shocking and gruesome video of what happens if you don’t attack bed bugs quickly enough:

Burning Down The House

You may have tenants or neighbors who have Halloween parties every year. You should learn how to manage large parties in Boston for your property. If you don't, it's safe to assume there will be some damage done that could not only cost you more than you budgeted for, but could also put lives in danger.

Here is an instance in which the tenant was hosting a party where guests were smoking inside their condo unit.

Home infernos can spark simply from a neglected cigarette butt.

One of the party guests flicked their cigarette out the window, but it was a windy night. Mysteriously, the wind blew the still lit cigarette butt back into the room and landed on dry plant.

The party made it's way into another room for about a half hour, and the cigarette sent the plant up into flames. It resulted in a major fire with flames engulfing the entire apartment.  

Evacuation due to fire.

There are two missteps that happened: 

1. There was no established and effective communication system with the landlord for tenants to can contact them during emergencies.

2. All condo owners did not have a condo insurance policy in place.

Landlords and fellow tenants should know that investing in a condo or renter's insurance plan and good lawyers to make sure that items are replaceable, and not get a lawsuit from tenants in case their stuff gets stolen.

Pumpkin statue: "These pranksters killed our 'boo-tiful' setup!"

Pranks For The Memories

Halloween night pranks such as setting a lawn on fire, burning poop bags on front porches, and smashing pumpkins will really make you think twice before putting out other ornaments for your home in the future.

It is safe to assume there will be kids in the neighborhood looking for a good laugh at your property's expense.  

Another story comes during the night before Halloween, also known as "Mischief Night" or "Cabbage Night." 

Some pesky vandalizers who loved to trash other people's yards, front steps, or scare residents just to add to the Halloween spirit are just that— mean spirited. 

In one neighborhood on the Day of the Dead, which begins Halloween Night and ends on November 2nd, these violators decided that they wanted to place a dead deer carcass hanging from the tree in someone's front lawn.

Tenants may be complacent and not report these types of vandalism cases because they simply don't care. But you cannot take the same stance of complacency and need to act quickly to curtail these types of scenarios. 

If you are a landlord living outside of the town or city that your property is located, and do not have a high quality property management team hat can check the premises in the days leading up to Halloween, you will lose home value and risk a bad reputation as a landlord. 

The best way to protect your property on Cabbage Night is to have the budget for a property management team to check your property grounds daily during the month of October when you put out Fall and Halloween decorations. 

If you have ever had issues in the past with this, make sure that you have your communication methods in place with your tenants to email, text, contact you via your most active social media channels, or call you immediately if they see anything that has been vandalized on the property.

Final Thoughts

Halloween is supposed to be fun for all. But it's not so fun when your tenants have to come home to these types of situations. Having the means to help maintain your property's value and reliable services can make a huge difference with managing your tenants.

Have you ever dealt with vandalism on your property, pranks in your apartment building, or dead animals that tenants and real estate agents have been scared out of their wits by? Share with us some of your horrible experiences so we can help you come up with future solutions.

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

Don't forget to subscribe to our blog RSS feed,, follow us on Twitter @MAcondoMGMT and “like” us on our Facebook page Facebook.com/MAcondoMGMT for more information about property management & maintenance in Massachusetts.

Condo Insurance Explained

Condo Owners: Raise Your Hand If You’re Insured (and Know What It Means)

When Premier Property Solutions takes over the management of a new property, we often find that many condos and apartments in Boston are dramatically under-insured because they think their mater condo association policy will cover a claim inside a specific unit. In this blog post we will walk you through the common types of policies for Condo Associations, and let you know what you can do to protect your property.

We must take the approach that your home may be under-insured to learn about the loopholes, leaps and dives of insurance claims that could be costly in the dollar range of millions per damages to your home. This also includes understanding how renovations could cause higher premiums have to understand the insurance-to-value appraisal process, and that renovations call for the reappraisal process from the insurance company. Our company was recently quoted in The Boston Courant regarding the level of coverage, and understanding the boundary of coverage for homeowners that live within a condo association’s master policy. It is essential to not assume that they have a "studs out" policy readily provided to them upon purchase of the home.

Types of Insurance Policies for Condo Associations

We have all heard of "studs in" or "studs out" coverage.  This refers to the boundary of coverage in some insurance policies.  If the master policy is "studs out," it means it covers everything from the studs out to the exterior for each unit.

Studs-In / All-In

If it is a "studs in" policy or "all-in"* policy, the unit’s ceiling, walls, floors, installed fixtures, appliances and cabinets would all be covered under the building policy, in addition to the building’s common areas hallways, roofs, energy equipment  etc.

"All-in"vs."All-in-per-Condo Docs"

Special conditions apply to insurance policies when making improvements and betterments (a/k/a upgrades to the unit). The differences are as follows:

All-in	This means the master policy will insure any improvements to the building made by unit-owners. Even though the unit-owner might have spent large sums of money to modernize the kitchen and bath, the improvements would be covered on the master policy. The unit owner doesn't need to insure the improvements on a homeowner’s policy. The insurance companies that offer "all-in" coverage usually do so with an endorsement. See the sample policy forms on our website.
All-in per Condo Docs	The insurance policy refers to the insurance section of the condominium documents to interpret what is covered on the master policy. If you see "all-in per condo documents" it means we have interpreted the master policy condominium document and feel it will adequately cover all improvements made by unit-owners.
Per Condo Docs	The insurance policy refers to the insurance section of the condominium documents to interpret what is covered on the master policy. If you see "per condo documents" it means we have interpreted the master policy condominium document and feel there is either no coverage for improvements made by unit-owners or the condominium documents are too ambiguous.
Original Spec's	Coverage only includes property in "units" and private storage areas which were initially installed in accordance with your condominium's original plans and specifications. If you have original specification coverage it means improvements or betterments are not covered on your master policy.

Who Determines The Type of Policy?

The Associations By-Laws generally dictate whether or not the condo association’s coverage should be studs in or studs out.  The By-Laws determine IN or OUT coverage, but the agent determines which level of all-in/all-in-per-docs/per doc/original they are using.

What’s Covered By the Policy?

As a general rule, H-06 policies a/k/a Home Owners Insurance Policies should include coverage for:

• Personal Belongings - clothing, furniture, computers etc., everything you would take with you when you move
• Loss of Use -  protection if the resident is unable to live in the unit as a result of an insurable loss ex. fire, flood
• In Home Liability - should someone get hurt while in the unit
• Master Policy Deductible

Make Sure You’re Covered!

As residents of New England, we all know that as winter approaches, Mother Nature can be as unpredictable as a last week’s eight-alarm blaze that left an estimated $2 million in damages to a commercial property down the street from our Boston property management offices on Summer Street.

When we see catastrophes like this, we all too often say "that could never happen to me", but the possibilities are endless! Ranging from fires, floods, tornadoes, or the increasingly frequent ice storms that have pounded New England in recent years, insurance premiums and claims for property damage have been increasing for 5 years.

For more information about Master deeds, please see the following article from Endlar insurance: 

Flood Risks Set to Spike Up Insurance Rates

According to the Boston Harbor Association, climate change is increasing the likelihood of coastal and river flooding due to sea level rise and extreme weather events. This impact on the climate is expected to cause frequent flooding in the near future. A recent article by the Boston Courant also states that the Federal Emergency Management Agency, also known as FEMA, is expanding the high-risk flood zone. This will require mortgage owners to buy flood insurance and cause premium spike to those who already possess flood insurance.

Here are some more important facts and information from the Boston Courant about how flooding can affect mortgage owners in the future:

• According to the Environmental Department, new flood zone maps should be available at the end of October and those who live in those zone are most likely acquired to possess flood insurance
• According to the Boston Harbor Association, by 2050, sea level in Boston will rise 2.5 feet at which if a storm similar to Hurricane Sandy would hit Boston, the entirety of Back Bay and South End would be flooded
• An insurance-to-value appraiser expects premiums to jump three to four times their current rate (a typical single family home pays $1,800 in annual premium costs)
• The Flood Insurance Reform Act of 2012  increased federally subsidize flood insurance rates by up to 25% a year (visit the website for more information)
• The upcoming hurricane season will allow most homeowners to gauge how bad flooding can get in their area and reveal any infrastructure problems

With the climate changing in our world, it seems as if flooding is only going to expand and get more severe in the future. It would be smart to look more into flood insurance and invest in one if you do not possess insurance. Consult your insurance company for opinions, tips, and advice.

As always is you have any questions regarding property management, make sure to visit our website and utilize our client resources.

Follow us on Facebook and Twitter for more tips and advice in the future! If you have any questions or comments, contact us on our social media pages or comment below. Always feel free to share our content!

Need For Fire Safety

What Ifs...?

Normally I do not advocate living your life by the "what ifs". Fire safety, adversely, needs to approached exactly that way. Every possible action and reaction needs to considered and safety of the residents made a top priority. Advocating fire safety expenditures to condominiums should be the easiest part of our job as managers. They save lives! Unfortunately, this is often more difficult than it should be as fire is often "out of site, out of mind".
Many owners see quarterly tests, inspections, and panels as costly expenditures, especially in this economy. After all, "it's always that other building that has the fire, not ours"...right? But what happens when it is your building? When outdated horns don't sound and pull stations are inactive? What happens when insurance will not approve your claim because your building negated a yearly inspection. Fire safety becomes much more relevant when it is close to home.

Where to Start

Start by calling your local fire department or alarm service provider. They will almost always provide a free walk through of your home to to determine what you can do to improve your system. Learn the state and Federal Laws. The books are thousands of pages long and constantly changing, but have a general understanding of it: how many smoke detectors/CO detectors you need, how far apart they should be from the bedroom, when systems need to be centrally or locally monitored, how often inspections are required.

Know Your System

Take a look at your fire panel. Call whoever monitors your panel to meet you on site and walk you through what each signal means. When a trouble does go off, you are prepared and direct the appropriate authorities as needed. Knowing the difference between a "ground fault" and a "system trouble" can save you unnecessary trips by service techs.
Always check your system on your own. Make sure smokes have batteries and extinguishers are up to date. Test your panel and perform a quarterly fire drill. These are all important things that could mean the difference between life and death in a high pressure situation. The management company should have the most extensive knowledge on this, but it helps if residents make a conscious effort to educate themselves.

Final Thoughts...

What is a Public Adjuster?

Where to Start

It's 2:00AM and you hear a rush of water. You awake to find a burst pipe in your bathroom streaming gallons of water across your floor, onto your belongings, and into the room below. After the plumber and emergency services have stopped the leak, you call your insurance agent (assuming you have one! Another reason to get an HO-6 NOW). They send an adjuster out to price out the claim on what they believe the damage is worth. But who will ensure that you are getting the money you deserve to return to home to it's original form? The insurance company is a profit driven firm and wants to minimize the payout they have to give you. You need someone to fight for you, and that is where a public adjuster comes in.

What They Do

By definition a public adjuster is an insurance claims adjuster who is an advocate for the policyholder in appraising and negotiating a first party insurance claim. A good PA will be onsite almost immediately after the loss. They will control the situation and ensure the right people are on site and doing the right work. The next step is that they will meet with the assigned insurance adjuster and work with them on a fair price for the claim. By nature, insurance will low-ball the price and the PA will aim high. There is a series of offers and counteroffers until an agreeable price is reached. Almost always, this price is considerably higher than what you would receive if you tried to fight insurance yourself.

Why We Use Them

You might not have time to meet with the assigned insurance adjuster every time they come to your home. You might not know the price per square foot of the drywall or the cost of redoing a tile floor. The public adjuster does. They work for you to ensure that you get the money that is rightfully yours to rebuild your home. If needed, they re-open a claim and negotiate for more money if a discrepancy is found after the claim has been settled.

Final Thoughts

Remember, if you chose to use a public adjuster, be sure to call them as soon as possible after the loss. The more time that passes, the more discrepancies that can occur that affect your claim. If you need a referral for a good PA, please contact our office and we would be happy to assist you.

Condo Insurance... Simplified

What happens in the event of a loss?

Condominium insurance claims can often become complicated situations and difficult to understand. What is covered, and who is responsible for what?

The Master Policy

All condominium associations maintain a master insurance policy. These policies include liability, replacement cost, and (usually) directors and officers coverage. The most common claim on a master policy is for real property damage. Insurable damage is caused by a sudden or catastrophic event, which is the first place people get confused. Damage from an event taking place over a long period of time, like a slow leak, is NOT covered. If your roof caves in because of snow fall, insurance becomes involved because they consider that a "sudden" and "catastrophic" event. Most master insurance policies have a deductible of $5,000; This simply means that the master policy kicks in once the insurable damage amount goes over $5,000.

HO-6 Policies and How They Affect YOU

But who pays for all the damages up to that amount? That is where your homeowners HO-6 policy comes in. This is something that EVERY condominium owner should have! These policies have a number of provisions that not only cover damage under the associations deductible, but liability within the unit, relocation, personal property, etc. If a fire in your unit causes $25,000 worth of damage and you do not have the proper HO6 policy, you could be paying that $5,000 up to the deductible out of pocket! Landlords who rent their units should also maintain adequate insurance coverage, and remind their renters about “renters insurance policies”.

Sound Off!

The insurance process can be very confusing, so if you have more questions, leave a comment below, shoot us a tweet @MAcondoMGMT on Twitter or post on our wall on Facebook and one of our experienced property managers would be happy to explain it further.