Rental Property Management Articles

What is the market rental rate of my investment property? This is the first question on everyone’s mind when they are deciding to rent a property. There are many factors involved in putting a rental value on a property. We take into consideration, location, square footage, style, age, amenities and of course, what is the market willing to pay? Another consideration is, “how soon do we have to rent the property before we incur too many costs?” such as another mortgage payment, electric bills, gas bills etc…

Lets for instance take a One Bedroom + Den in Downtown Vancouver, 600 sq/ft in a relatively new building with good amenities (gym, in suite laundry and parking). It is safe to say that you will get $2.00 per sq/ft in a newer building in Vancouver. From this starting point we can then decide what the amenities are worth, if there is a view and extras such as a fireplace and balcony. If the suite offers all the extras you could safely say that you can achieve and extra $0.25 per sq/ft bringing your rental rate up from $1200 to $1350 per month. By listing the suite at $1350 per month you should be able to rent it within the 30-day rental period and not incur the costs of a vacant property.

If you were to list this property at $1450 per month and you lose a month’s rent waiting for the right person to come along and rent at the higher rate you are risking vacancy and loss of income. If you lose one month’s rent of $1450 it will take over a year to make up the difference than if you chose a more reasonable rental rate of $100 less per month. At a lower rental rate you will receive more interest in the property and could take multiple applications giving you a wide variety of possible tenants to choose from and you may even have an offer higher than the asking rate.

For those investors that are well versed in the real estate sales markets this may seem backwards but when you purchase a property you know that the asking price is always negotiable at some level. Unfortunately, potential tenants set themselves a limit in the rental market and do not even call those listings that are over their budget because they are not aware that rents can also be negotiable. Setting the right rental rate that will achieve the highest return with the quickest turnover is the key to successfully renting a property without the added costs of vacancies.

By Michelle Farina, Broker, Property Manager

Choosing the right tenant is about the most important part of the tenancy. If you find the right tenant the tenancy will in essence manage itself. There are many tools these days to check a tenant’s financial and credit history, we all know that we should call all references, we can do criminal checks with the proper permission and of course there is always that “gut feeling” or “sixth sense” that tells us when people are being genuine.

Let’s take this step-by-step:

1. Credit Checks: These are available to most people online with the properly signed consent from the tenant and a small fee. The problem with this service is that you need to understand how to read a report and decide if this is someone who will be responsible to pay the rent.
2. Calling References: When checking references make sure that the information that the tenant gives you matches the information on the credit report. The oldest trick in the book is to give a friends name and number as a landlord to avoid the bad reference the real landlord might give. You also need to ask the right questions of the landlord to make sure that he/she is not just giving a great reference to get rid of a bad tenant.
3. Criminal Checks: These are rarely required I always sat that if you feel the need to do a criminal check you should probably just decline the application. The only time a criminal check could be useful is if you have a very forceful potential tenant and you need to have a firm reason not to rent the property.
4. “Gut Feeling”: We all know what it’s like when we meet someone and we don’t know why but we just don’t trust them. Beware of making this kind of judgment especially if it’s too good to be true usually it is. Do not make a decision about someone based on the idea that “you like them”, “they seem so nice” or the worst “they were desperate and needed a home”. We all want to help those that need it, and we all want to get along with our tenants but a rental property is a business and should be treated as such.

For these reasons your best option is to hire a professional property management company. It is our job to spot those potential tenants who are trying to take advantage of a situation. We screen tenants a number of times every month and know what to look for in a successful tenancy. We do not become emotionally attached to tenants and are able to make good decisions based on solid evidence and facts. After years of reading credit checks and speaking to references we know what answers we are looking for and what questions to ask to paint a clear picture of who the person is that we are going to trust with our clients’ $1 M property.

By Michelle Farina, Broker, Property Manager

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