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UpperKey Answers Top Questions About Rental Properties

1. How to manage rental property by yourself?


If you are thinking of managing your own rental, here are some things you should consider.

  1. Personality and professional distance.

  2. Legal and legislation.

  3. Rent collection.

  4. Leasing your property (Advertising, Receiving enquiries, Tenant screening, Application acceptance)

5. Inspections

6. Rental appraisal and rent increases

7. Repairs and maintenance

8. Availability and time

9. Technology, tax and record keeping

10. Costs


What documents are required?

Irrespective of whether you self manage or appoint a property manager to your property, the following documents will generally be required:

1. Any type of ‘renting guide’ which must be given to tenants before signing the lease in which it explains the rights of tenants as required by your state legislation eg. in NSW it is the ‘Renting Guide’ 2. The lease agreement 3. A Property Conditions Report 4. A bond application form

You can obtain these documents from various outlets including the relevant rental authority in your state, real estate institutes, larger news agencies, consumer affairs departments and some stationery supply businesses.


Landlord’s obligations

Whether done direct or via a property manager, the following basic actions and conditions must be done for a tenant at the beginning and during the term of tenancy:

1. A signed copy of the lease agreement given to the tenant 2. A signed copy of a Property Conditions Report given to the tenant 3. The bond lodgment form signed and submitted on your behalf to the rental bond board or trust 4. The provision of a clean, safe and secure property ready for immediate occupancy 5. Provision of one set of all keys to each tenant on the lease 6. The regular servicing and maintenance of all fixed appliances such as water and gas heaters 7. Payment of water and sewerage rates 8. The issue of detailed receipts for rental payments to the tenant 9. The financial and resource preparedness to conduct necessary and urgent repairs when needed 10. Respecting the right of the tenant to peaceful and quiet enjoyment of the premises, observing rules for notices for inspections and access.


UpperKey Answers Top Questions About Rental Properties

You should consider hiring a property management company if:


You don't live near your rental property. If your rental property is located far from where you live, hiring a property management company can be invaluable in dealing with the many issues that you will not be able to handle from afar.


Your time is limited. Even if you enjoy hands-on management, you may not have much time to devote to your business, especially if landlording isn't your day job. And if you prefer to spend your time growing your business, including searching for new properties, arranging financing for renovations, or changing your business structure, then a management company may be a good way to spend your money.


You have lots of properties or rental units. The more rental properties you own and the more units they contain, the more you're likely to benefit from a management company.


You can afford the cost. Hiring a property management company is an attractive option if you can afford the fees. When interviewing companies, expect to hear quotes ranging between 5% and 10% of what you collect in rent revenue. If it's a down market and you're able to manage things yourself (or with the help of a resident manager or other employees), you may want to keep doing so until the market turns around.


You're not interested in hands-on management. Many landlords look forward to the challenge of finding good tenants and the rewards of maintaining a safe and attractive property on their own. But if you view rental property ownership strictly as an investment and want little or nothing to do with the day-to-day management of your properties, consider hiring help to manage your property.


2. Is property a good investment?


Real estate is generally a great investment option. It can generate ongoing passive income and can be a good long-term investment if the value increases over time. You may even use it as a part of your overall strategy to begin building wealth.


  1. Know Your Financial Goals First.

  2. Analyze Cash Flow Before Capital Growth Expectations.

  3. Look at Key Indicators in The Area.

  4. Make Sure You Don't Pay Too Much for That Property Up Front.

  5. Actually, Make It A Good Investment.


Are houses a good investment?

The average rate of return you should expect from owning a home is between 8.6% - 10.0% per year. A home can be a smart investment, but, on average, its expected return is about equal to investing in stocks. Expected returns vary widely city-to-city, and are highly dependent on a city's home price-rent ratio.


How much profit should you make on a rental property?


You need to charge high enough rent to cover your expenses and take home a profit. With mortgage payments to contend with and a tough competition, you may only be able to profit $200 to $400 per month on a property.

Is renting really a waste of money?

Anyone can waste money by making bad spending decisions and relying too much on credit. But on its own, renting is actually a smart and flexible financial choice! ... Sure, people who rent more space than they need or who live in a hot part of town and pay ridiculously high rent are wasting their money.


Is it better to own or rent?

It's less expensive

Some financial experts will tell you it's more expensive to rent than to buy, even after including maintenance, repairs and HOA fees. Others will insist that renting is the cheaper decision and only committed home buyers should consider getting a mortgage. The truth is somewhere in the middle.


Is it better to buy or rent?

Generally speaking, if the price-to- rent ratio is less than 20, buying might be a better option. On the other hand, if the ratio is greater than 20, renting might be better. Needless to say, any ratio or comparison is meaningful only if you are comparing similar properties.


3. Is it best to invest in property or shares?


Pros and cons of investing in shares

Pros:

● Liquidity: Share investments are generally more liquid, so your cash is not tied up for extended periods.

● Ownership: You can own part of a business without contributing to its day-to-day operations. You may be involved in shareholder meetings.

● Assistance: Full-service brokers, mutual funds and other investment facilitators can make share investing relatively hands-off and straight-forward.

● Capital growth: Wisely invested shares have the potential to make capital gains at a faster rate than property typically would.

● Dividends: You might receive regular dividends as income or to reinvest. If dividends are less than interest payments on the loan used to fund your investment, you may be able to reap tax benefits (negative gearing).

● Affordability: You may be able to buy shares with a lower starting capital than you would need for property.


Cons:

● Volatility: Stock prices can fluctuate in the short-term, which may be unsettling for investors and make liquidating less appealing.

● Capital loss: You may make a capital loss and stop receiving dividends if a company you hold shares in enters receivership.

● Discipline: Investing in shares can be very emotional due to peaks and troughs in stock prices, so it often requires strict discipline.


Pros of investment properties:

● Tax benefits: Negative gearing and significant capital gains discounts are available.

● Security: As you’re buying a tangible asset, it’s often easier to feel secure in your investment. There is less risk of being defrauded as you can physically assess the property.

● Equity: You can leverage the equity in a property much more safely than you might when borrowing might against existing stocks.

● Property ladder: Rentvesting can be an attractive option to help you get on the property ladder and own your first home.

Cons of investment properties:

● Greater involvement: Being a landlord typically requires more hands-on involvement. Property managers can reduce your workload but come at a cost.

● Expensive: Real estate often requires significant capital to purchase. This also means your money is concentrated in a single asset rather than being diversified.

● High-maintenance: You generally need to keep your property tenanted to cover rates, insurance and maintenance. Otherwise, you may lose money.

● Property market crash: Pressures on the property market could potentially lead to a crash, resulting in plummeting house prices and increased mortgage interest rates.

4. How to find clients for property management company?


  1. Your website (website design)

  2. Search engine optimization (SEO), especially local SEO.

  3. Content marketing.

  4. Pay per click advertising (PPC)

  5. Email marketing (and remarketing)

  6. Video marketing.

  7. Social media marketing.

  8. Meetup events


Think Outside the Box

Many property managers focus their marketing efforts on the same old tired resources, like home owners that are already looking to rent and may need the assistance of a professional. What about those who were planning to sell but haven’t had much luck? They may be open to the idea of renting and hiring a property manager instead, and chances are they haven’t yet been approached by your competition. Sometimes you need to think outside the box to find good candidates to market to, but when you do you could end up hitting the jackpot.


Always Follow Up

The people you’re marketing your services to are busy. Otherwise they wouldn’t be considering hiring a professional to manage their properties. That means they may not have had time to read your postcard or email. Be persistent and follow up. Try sending emails or making calls at different times during the day that may be better for your audience. Just be careful not to overdo it. You don’t want all of your efforts to be for naught if you get labeled as a spammer.


Get Involved in the Community

If you’re looking for local property owners, the best place to find them is right in their own communities. Get involved in local events, sponsor charities, join your local Chamber of Commerce or other professional organization, hold meet-ups and host social gatherings. The more the people in your target area come to know you, the more likely they’ll be to either choose to work with you themselves or refer your services to someone they know.