John Triplett

Lawyers came up with the term due diligence which can often mean different things to different people. My friend Richard Montgomery, a veteran multihousing investor, came up with 9 great ideas many of you may not have thought of as due diligence in buying an apartment complex - so take a look at his post here and see what you think? My favorite is No. 9 - a real "out of the box" way to check out the tenants.

George - At least he admitted he read every other line in the lease!. I wish I could get my tenants to read the whole lease - and understand what it says.The part they seem to skip over reading is the part that says rent is due on the first of the month, and late fees begin on the 5th of the month. That seems hard to understand for them.Maybe they were just speed reading right over that part.

Well maintenance -- some type of repair - in general is the biggest issue.typically heating or air conditioning problems of some sort. And remember tenants are not knowledgeable when it comes to maintenance in the first place - that's why they call you.And, whether it is something you can help the tenant solve before you have the expense of calling in your repair folks is important.You don't want to spend the money to call your repair folks only to find out its the tenant's circuit breaker that needs to be reset, right?

When the tenants call, what is the No. 1 thing they are typically calling about?

Hi - How much has everyone been able to increase rental rates the last couple of years? Do you have escalating clauses in your leases so that the rent automatically goes up "X" amount each year the lease is renewed? Every time I get a new tenant, I increase rent at least 5% over what the previous tenant was paying and have no problem getting tenants. It is the long time tenants now on month to month who I have not increased as much as I should...but they are great tenants and pay on time. What do you think is the best way to increase their rent?

We use some of these in our rentals, but there are some good ideas in here too.. 9 affordable ways to pet proof your rental property The ideas below describe affordable, easy and efficient ways to protect indoor spaces and promoting the safety of pets. No. 1 – Area rugs are ideal for making spaces look welcoming and cozy while avoiding risks associated with carpet flooring. They add a personal touch to pet-resistant flooring, while also being easy to replace as needed. No. 2 – Outdoor rugs can be utilized indoors as they are naturally more durable and designed for easy cleanup. They are available in many different patterns and shapes that can suit most indoor spaces. No. 3 – Shelves and wall hangings allow decorative pieces, houseplants and more delicate items to be displayed while being out of reach of curious pets. Taking into account how far off the ground pets can reach is fundamental. Make sure that anything sharp, valuable or toxic is safely stored. Shelving helps with utilizing height as a practical advantage. No. 4 – Thick, heavy blinds are preferable to fabric curtains and flimsy plastic shades. Dragging fabric, noisy blinds and hanging cords invite biting and pulling, which is why shorter draw strings and heavier materials are a safer option. Tips to minimize scratches No. 5 – Plexiglass and lucite panels are inexpensive and can be affixed to doors and windows to add a layer of protection from scratches. No. 6 – Non-textured furnishings minimizes the scratching and biting appeal that most texturized materials have for pets. No. 7- Metal, plastics and resin furnishings are sleek and thus less stimulating than wool, leather, and other coarse surfaces that make for inviting scratch and bite posts. No. 8 – Microfiber and heavy, tightly-woven fabrics are most resistant to tear and wear, which is important to consider when choosing linens, couches, armchairs and similar home decor. No. 9 – Baby gates can be used to separate pet-friendly spaces from other areas, especially those prone to housing products that are not safe for pets or displaying more delicate furnishings or flooring. If you can afford a little more... 4 ways to pet proof your rental with a property makeover Property makeovers are the best way to minimize property damage by investing in durable, long-lasting solutions. While they may require additional costs and work, property makeovers designed to thoroughly pet-proof are the most secure way to protect a property and increase the safety of pets. No. 1 – Vinyl, linoleum and tile floors are tough, impermeable and scratch resistant. Converting existing flooring into one of those durable alternatives significantly reduces the likelihood of flooring damage that results from the activity of pets and their potential ‘indoor accidents’. No. 2 – Bamboo is a good option if a warmer look is desired, as it is harder than most wooden flooring, making it not so vulnerable to scratches, and it is also not as permeable having less natural grooves. No. 3 – Polyurethane can be utilized to seal wooden floors if pursuing a complete floor makeover is out of the question. No. 4 – High-gloss, semi-gloss and satin paints result in hard, moisture-proof finishes that are preferable when it comes to preserving and protecting walls. These finishes create washable surfaces that are not vulnerable to stains and chips.

According to The Humane Society of the U.S. the main reason dogs and cats end up in shelters is that people move to housing where pets are not welcome.Just look at the flooding in Houston and how many shelters accommodated pets.If just a few more landlords became pet friendly, there would be fewer animals in shelters and happier long-term tenants.

Why are some landlords struggling these days with issues around pets?More people have pets than ever before, especially millennials. If you want the widest base of potential tenants, you want to accept pets.We have always welcomed pet owners in our properties and never had any substantial damage at all from a pet.Why would a landlord treat treat an Iraq and Afghanistan Army veteran who needs an emotional support dog like this?I just don't get it. Maybe somebody can share what they think?

Perhaps some common sense should apply here. Tenants who live where it gets really cold should be aware of extremely cold temperatures - there is lots of information out there about it - and take some action (common sense like running faucets and opening cabinet doors) to protect their rental home. After all, if a frozen pipe bursts and floods the apartment, any damage to tenant belongings are the tenant's responsibility unless they buy renters insurance to cover it. That is why many landlords require renters insurance in leases.

If a tenant has frozen pipes and calls the landlord or property manager to come fix the issue, who is supposed to pay for the maintenance? Each week veteran landlord and property manager Hank Rossi answers questions from other landlords and property managers around the country about their rentals. Here is this week’s question Dear Landlord Hank:We just had pipes freeze for the first time in one of our rentals this week. Tenants called to report, so I sent guy who handles our maintenance out to thaw the pipes, but who should pay for this maintenance call? Seems tenants should have been proactive but we had nothing in the lease saying so. Whose fault is this? How do you handle this issue?-Landlady EileenDear Landlady Eileen,This is a tricky one. I don't know where your rental property is located. Do you have severe winters every year or is this a freezing weather unusual? Are the tenants warm weather transplants that have no knowledge of cold weather problems or should they be expected to know how to handle these temps and effects on water and pipes?Where did the freeze occur and could it have been avoided if tenants kept heat on and water dripping with cabinet doors open (so warm air can circulate more easily to pipes under sinks)?Notes on tenants’ doors about avoiding freezing pipes We don't have this situation occur in Florida but we do every winter in Georgia.I make sure tenants are aware of freezing weather and put notes on doors with instructions to keep heat on, drip water and keep kitchen base cabinet and vanity cabinet door open.I also go through those instructions with tenants upon move in. I want them to understand that dripping the water doesn't mean turning it on full force.If tenants knew of potential freezing they should bear cost of freezing pipesIn my opinion, if tenants should have known of potential for freezing pipes and how to handle this situation and chose not to do so or did so inadequately, then they should bear the cost of repair. About the author:“I started in real estate as a child watching my father take care of our family rentals- maintenance, tenant relations, etc , in small town Ohio. As I grew, I was occasionally Dad’s assistant. In the mid-90s I decided to get into the rental business on my own, as a sideline. In 2001, I retired from my profession and only managed my own investments, for the next 10 years. Six years ago, my sister, working as a rental agent/property manager in Sarasota, Florida convinced me to try the Florida lifestyle. I gave it a try and never looked back. A few years ago we started our own real estate brokerage. We focus on property management and leasing. I continue to manage my real estate portfolio here in Florida and Atlanta. ” Visit Hank’s website here.