CT Real Estate Today - April 2021 Edition by CT Real Estate Today

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CT Landlord’s Trashed Apartment Goes Viral. Eviction Moratorium allowed tenant to live rent-free 14 months!

What You Need To Know About Apartment Leases.

April Edition

Published by:

FEATURED ARTICLES Page: Frustrations Continue For Property Owners In Connecticut As Eviction Moratorium Headaches Grows: David Haberfeld shares his perspective on a few of the MANY issues landlords are currently facing as a result of the eviction moratorium.

News & Views From The Capitol - Sen. Rob Sampson Opposes Latest Extension of Executive Authority: Senator Rob Sampson issues a statement in regard to the Governor’s Emergency Authority being extended yet again.

Realtor Report - Tips For Success For New Real Estate Agents In 2021:

This year has been different for new employees in most professions. Check out this article for some tips to success as a new Real Estate Agent in 2021!

Insurance Insights - Homeowners Insurance Vs. Landlords Insurance For A Rental Property: Do you know the difference between homeowners insurance

and landlords insurance? AllState has provided some useful information in this article!

Page: Property Managements Tools, Tips & Tricks - Leases!: What do you put in your lease? Matthew Hughes from Farm River Property Management LLC breaks down some of the things they include in theirs when renting to a new tenant.

Financially Speaking - Revenue Services: Connecticut Filing, Payment Deadlines For Individual Income Tax Returns Extended To May 17th, 2021 : Words

Get Energy Efficient! - 25 Quick & Easy Energy Efficiency Tips: Looking for

some tips & tricks on how to save money by being more energy efficient? Check out this article from DirectEnergy!

The Legal Corner - What Should Landlords Do Before They Enter Into A Lease With A Tenant : What steps should a landlord take before signing a lease

with a prospective tenant? Check out these tips that will save you from future headaches!

Publisher’s Message “ Helping Property Owners Since 1994” - Bob De Cosmo, President

Bob DeCosmo began purchasing and managing rental real estate in 1982 and is a strong advocate for private property ownership right's in Connecticut.

Published by CTPOA Our goals; Educate our members on “Best Practices” for maximum efficiency. Increase profitability by lowering operating expenses via vendor discounts. Provide access to “Core Services” needed to better manage and maintain properties.

Our Team: Carmine DeCosmo Melissa DeCosmo Paul Jenney

Rental Housing providers are in the crosshairs! The Legislature is seeking to protect non-compliant renters while endangering rental housing providers and real estate agents. The following Bills are alive and advancing. Of concern is; 1. Concealing criminal records (Senate Bill #1019) 2. Concealing eviction records (House Bill # 6538) 3. Providing free eviction lawyers to tenants (House Bill #6531) Further, SB 1019 makes it a "Discriminatory Act" to refuse to rent to a criminal and we believe the cost for HB 6531 will be funded by an increase in the court entry fee landlords must pay. We need help to organize rental housing professionals in Hartford, Meriden, Waterbury, New Britain and the Naugatuck Valley. Volunteers are requested, please contact us and step forward… this is going to end badly for Real Estate Agents & Landlords unless we unite and push back.

Frustrations Continue For Property Owners in Connecticut As Eviction Moratorium Headaches Grow Story Provided By: David Haberfeld

THE SOLUTION TO THE EVICTION MORATORIUM AND HOW IT HURTS TENANTS EVEN MORE THAN LANDLORDS:

help people stay in apartments. Landlords are raising rents and people aren’t leaving. Credit and income requirements are the highest they've ever been. Few landlords will accept 1 month security anymore. Few people, and definitely not the Criminal record? Eviction history? Even if it government, can grasp how the eviction was years ago? You're probably having a moratorium can be hurting the exact really hard time finding a place now if people it's designed to help. It is absolutely you're looking for one. Paying tenants and hurting landlords, I don't think anyone prospective tenants are suffering so disputes that, and it's easy to disregard a nonpaying tenants can live for free. landlord like myself claiming it's hurting tenants also, so please allow me to explain Why doesn't the moratorium balance out in detail, and please share this message. between helping people stay in a unit and the people who can't get into one? Landlords pay 100% of their bills with Because I can evict after 6 months of rental income. When you allow evictions to nonpayment, which means a nonpaying hurt a landlord to the tune of $10,000tenant is out in 9-10-11 months or so. I've $30,000 each I know you think that a evicted 2 so far with more on the way... tell landlord loses or pays those losses, but me... where is that tenant going to go? I they only do for the moment. Eventually, don't know if the government understands other paying tenants cover it all through how hard it is to find an apartment with an increased rents. Rent prices are eviction on your record, and because of skyrocketing. I know you all see it. It's not the eviction moratorium, no landlord is landlord greed. going to take a tenant with a fresh eviction. I can't imagine a single one. That’s where In an obvious and foreseeable response to the crisis is... people with bruised the eviction moratorium. Landlords all over, screenings can't get a place to live. If you have increased their requirements to are a landlord who will accept a tenant with accept a tenant. The moratorium is a prior eviction right now, please contact responsible for the unintended me and I’ll send you referrals. consequences of hurting people who need to get into an apartment while trying to

THE SOLUTION TO THE EVICTION MORATORIUM? END IT YESTERDAY AND INTEGRATE RENTAL ASSISTANCE INTO THE EVICTION PROCESS! Every month the problem grows, it doesn't get smaller. The sooner it ends the smaller the problem we face is. So, the obvious response is, but what about the victims of the virus who can't pay rent? Restaurant workers, events, entertainment, etc... and the answer is the same as it's always been... look at every eviction on a case-by-case basis. It's a tragedy to give everyone a blanket free pass to not pay rent, and some really can't while some take advantage, maybe not realizing that their temporary free rent is going to cost them everything in their near future. Let a mediator or a judge determine who is who just like a nation of laws should! Give everyone their day in court! If a person can show they've been affected by the virus, give them rental assistance so the landlord is paid and drop the case so there’s no eviction on their record! There is money out there but it's being spread out inappropriately because there’s not enough to go around and nobody has to prove anything, so it is often abused. Let’s help everyone affected by the virus not go homeless though rental assistance as part of the eviction process while people who aren't affected by the virus should be evicted as they normally would be.

would remove the tenant and movers would come and haul away all their stuff at no cost to the landlord... now that would be crazy right? I'm not saying that’s how it should be, but what would be the result of that? The result is that all landlords like myself would take a chance on just about anyone. Bad credit? Evicted? Criminal record? Low income? Recently out of jail? I'd probably still give you a chance in the apartment because it's so easy to get rid of you if you fail… so it should come as no surprise that the opposite is also true... if you make it take 12-14 months to evict a tenant, at a cost of $10,000 -$30,000 landlords will be extremely picky in who they accept. Bad credit? Evicted? Criminal record? Low income? Recently out of jail? I'm not going to take you. I'm going to leave my apartment empty and wait for the next tenant to come along. So, what are these people with bruised screenings supposed to do? The solution is to make evictions easier, not harder! Yes, it's really that simple. A Notice To Quit filed on the 11th, a fast court date scheduled, rent paid into court escrow and a mediator that can decide whether the landlords filing is improper or if a tenant should be out quickly. The faster the tenant is out the easier it is for that very same tenant to find their next apartment. I hope this makes sense when I describe it in this manner. If it doesn't, please re-read this one more time.

On the following pages, we have provided a few images of the vandalism that recently occurred in one of Dave’s apartments as a result of It is the exact opposite of what most people not being able to evict a nonpaying think, but I can explain it by using an extreme tenant due to the eviction moratorium. example. Imagine if a tenant didn't pay their Screen your future tenants with rent on the 1st of the month, that their www.tenanttracks.com to avoid future landlord could call the police and the police headaches! THE WAY TO END HOMELESSNESS TO THE HIGHEST EXTENT POSSIBLE?

Sen. Sampson Opposes Latest Extension of Executive Authority By: Senator Rob Sampson

Sen. Rob Sampson (R-16) offers the following statement following the Senate Session where the Legislature voted to extend the Governor’s Emergency Authority and Ratify the Outdoor Dining policies that were enabled by executive order through March 30, 2022. Walking into the senate chamber I found it hard to believe that an entire year has already passed yet the State of Connecticut’s government is still operating under this fair-weather cautionary set up. Like any state emergency, there is an initial period of time where it is necessary to have the Governor enact temporary changes quickly, but we have been managing

through this pandemic for too long, allowing the Governor to cut out the legislative branch and the voice of the people.

I am not saying that we should abandon all precautionary measures to keep the virus under control. Those controls are keeping Connecticut on a positive path to fully reopening. However, I am saying is that the state government should be included in the entities that are ‘reopening’ and should vote to ratify only the necessary orders which would then allow the Governor to end his emergency declarations. This is about responsibility. This is about process. This is about a representative democracy. 12

And while my colleagues decided to kick the can further down the road, allowing the Governor to be on the hook for any decision making, controversial or otherwise, they did decide to cherry pick one measure – the executive order 7MM – which allows for outdoor dining to infringe upon local and state zoning. It’s ironic how Hartford Democrats would willingly sit on the sidelines, while the Governor completely allows Connecticut’s dining industry to languish for over a year, yet they will come into the Capitol to play the savior and pat each other on the back for doing the ‘right thing’ by Connecticut Restaurants.

party is to blame for the incredible damage done to the economy and our residents by their refusal to handle their own responsibilities. We, as a legislative body, are either ready to sit down and do the work, or we will continue on this empowered rollercoaster ride using the pandemic and lingering public fear to pick and choose when we will show up and do the jobs we were elected to do. I have had enough of this ride, personally, and it’s time to start taking meaningful steps forward if we have any hope of achieving a full state recovery.

The extension of Governor Lamont’s emergency powers is a To read more about Sen. Rob conscious choice made by Hartford Sampson, click here! Democrats, despite Republican objections. While the pandemic was the start of this mess, the majority 13

Tips For Success For New Real Estate Agents In 2021 From: bhrealestatblog.com As the world faces a new normal in 2021,

conditions. When buyers are ready to take

beginner real estate agents have different

action, they remember agents who reached out

opportunities and challenges. While some things and were valued resources during their search. remain the same, others changed to accommodate quarantining and social

Hone Social Media Profiles

distancing. Learn nine smart tips for success for new real estate agents as they embark on careers during changing times.

Focus on Digital Marketing

When people work with professionals, they often

check social media to find out more about the agent. Hone social media profiles to be professional and approachable. It is a good idea to separate business and professional profiles to

With many people still working remotely and

avoid confusion. Privatize personal social media

social distancing, most buyers search for homes

profiles to avoid personal conflict. Take a self-

online. New real estate agents need to know

image wearing business clothing, and be

digital marketing to succeed. Search engine

consistent on all platforms. Provide ongoing

optimization is crucial to showcase listings and

updates, including links to available homes and

attract new clients. Use tools such as Google

useful information for buyers and sellers. Be

Analytics and BrightEdge to perform keyword

interactive to start building a network of potential

research. Add high traffic, low competition

clients. Better Homes and Gardens® affiliated

keywords to descriptions, articles, titles, images,

real estate agents can tap into a vast social

video, and metadata. Start a blog to provide

media network to jumpstart their careers.

updates about properties and local market

Learn Professional Imagery During a new normal, many sellers are concerned about showing their homes. Buyers are also reluctant to visit properties until they are sure they meet their criteria. New agents who learn photography can provide quality images and video for virtual tours. Consider posting live tours of new homes on sites such as Facebook Live. Showcase large properties with aerial photography using a drone. With keyword tags, the right images help available homes crawl up the search engines to encourage buyers to schedule an in-person tour.

want to know. Create content to provide useful information and become a leader in the niche.

Focus on the Sphere of Influence Often a new real estate agent’s first clients come from their sphere of influence. Determine the people in your sphere of influence, including friends, family, neighbors, and associates. Let everyone know about your new career by posting on social media, sending emails, making phone calls, and sending business cards in the mail. Encourage people to contact you when they are ready to buy or sell and refer you to their friends.

Develop a Personal Brand One of the first steps for new agents is defining their brands. What target market does the agent want to reach? How do they intend to create opportunities with this target audience? Agents need to have a distinctive voice and approach to stand out from the competition. From first-time homebuyers to luxury investors, choose a niche, and go after it by posting content to answer their questions. Check Google Trends, Facebook groups, and Q&A sites, such as Quora, to determine what people

Create a Business Plan The most successful new agents start with a business plan. Outlining a plan for 2021 is the first step toward achieving or exceeding your goals. Define those goals, then consider ways to achieve them. Create a budget for marketing, technology, and other necessities to get the job done right. It often takes a few months to earn commission as a new agent, so have savings on-hand or consider a side hustle to cover costs until

the money comes in.

Prepare to Hustle Two of the most significant benefits of being an agent are flexible hours and the ability to write your own paycheck. However, it takes time to enjoy these advantages. Beginner real estate agents have to hustle, often working nights and weekends to connect with new clients. When people are ready to show or view homes, being on the scene is crucial when agents first start working. Being accessible helps new agents create the network they need to be profitable and productive for years to come.

professional organizations, and connect with successful agents and brokers to learn the business.

Forge Forward Fearlessly Fear is part of the new normal, as people slowly emerge to resume their lives. New real estate agents must know the protocols for showing homes and interacting with clients. Have hand sanitizer, masks, and cleaning supplies ready for action at all times. Encourage people to use them to view available homes without anxiety. Confident agents who know how to handle all situations makes buyers and sellers feel comfortable to take action.

As everyone wonders what 2021 will bring, new real estate agents have opportunities New agents have many questions, and to connect with clients in a meaningful way. answers help them achieve their goals. Learning how to handle the new normal Work with a mentor, such as a broker in the can help new agents create names and office, to learn the industry. Read industry brands for themselves. Use these tips for publications, join real estate success to have the career of a lifetime! Engage a Mentor

Homeowners Insurance Vs. Landlord Insurance For A Rental Property From: Allstate.com Suppose you want to turn a house you own into a full-time rental property. What kind of insurance do you need to help protect your place when renters live there? You most likely need a landlord policy. But if you plan to have tenants only occasionally, homeowners insurance may be a better fit. Here are some factors to consider when determining what kind of insurance is appropriate for your situation.

risks, such as a fire or break-in, if you rent out your home occasionally. However, you may find that you cannot purchase homeowners insurance if you do not live in the home. A local agent can help you understand what types of scenarios may and may not be covered by homeowners insurance while you're renting your home to tenants.

LENGTH OF RENTAL AGREEMENT

If you're planning on If you're planning on temporarily renting out renting out your single-family home (or a second home/ your home for a single occasion (to coincide investment property) on an ongoing basis, with a big sporting event in your town, for instance), then it's possible that your existing then you're likely a candidate for landlord insurance, says the III, because a homeowners homeowners policy may provide some policy typically won't protect you in this protection, says the Insurance Information Institute (III). A homeowners insurance policy scenario. may help cover damage caused by certain

HOMEOWNERS INSURANCE VS. LANDLORD INSURANCE Like a homeowners policy, landlord insurance typically helps cover the building itself (and other structures on the property, such as sheds or fences) if there's damage from a fire, lighting, wind, hail or another covered loss. To purchase homeowners insurance, you must live in the home. Homeowners insurance may offer coverage if you're living in your single-family home and renting out a room to tenants, depending on the number of people renting or the length of their stay in your home. Coverage varies by insurer or policy, so check with your agent before you rent out a room in your place. If you plan to rent out your entire home to tenants, you'll need landlord insurance. Other key differences between homeowners and landlord policies include: Personal property coverage. While homeowners insurance may help cover many kinds of belongings, such as furniture, clothing and computers, landlord insurance typically only provides coverage for items used to service the rented property. So, if you leave personal items behind that are not used to service the rental property, you'll likely find that landlord insurance won't provide protection. It may, however, help cover items such as a snowblower or lawn mower that you store on site to help maintain the property.

Liability coverage. Landlord insurance typically only provides liability coverage relating to the rented premises. If a tenant is hurt in the home you're renting out and you are found legally responsible, the liability coverage on your landlord policy may help pay for the resulting medical expenses or legal fees. Meanwhile, the liability portion of a homeowners policy typically covers you and relatives who live with you in the home, whether the accident happens in your home or not.

HOW RENTERS INSURANCE PROTECTS YOUR TENANTS Landlord insurance and homeowners insurance do not cover your tenants' personal belongings. That's why you may want to make renters insurance a condition of your lease. Renters insurance may help protect your tenants' possessions, and also provide them with some liability protection. It's a good idea to give some thought to the risk of inviting paying guests into your home — and read your policy or contact your local agent to make sure you have the appropriate coverages in place — before you welcome renters for any length of time.

Leases! By: Matthew Hughes The lease is a fundamental component of the tenant/landlord relationship. While there is no one size fits all solution to a lease most leases cover the same ground. Some landlords prefer a lengthy and explicit lease, while other landlords prefer brevity, regardless a landlord should review and stick to a lease that they know and feel comfortable with. LEASES A lease is a document that records the contract between the landlord (person who owns the property) and the tenant (person who rents the property). Written Leases Most written leases contain the following items:

Oftentimes tenants start to store belongings in parts of the property that they do not have rights to — hallways, basements; this can lead to health and safety issues. It is best to clarity the exact address and space rented, as long as any appurtenances that come with the property: parking spots, storage, etc.

A description of the property the tenant is renting.

The length of time the tenant will be allowed to live in the unit.

This is merely an address of the property and/ or unit number if applicable. It is very important to make the description as specific as possible as it will become material if an eviction suit is carried out or if there is any debate about what is in fact being rented. It is important for the landlord to be as precise as possible out what the tenant is entitled to.

During the term of the lease the landlord is prohibited from raising the rent. If the term is for one year then the landlord can not raise the rent for that period. If it is month to month the landlord is free to raise rent at the end of the term. However the landlord and the tenant are free to negotiations any time period they want so long as both parties agree to it. 20

In the residential rental market the preferred term is one year. The term of the lease governs the landlords ability to raise rents. At Farm River Property Management LLC we suggest a one year lease. We find that this protects the interest of the landlord. Short term leases are usually more trouble than they are worth as they lead to increased turnover and higher marketing expenses. On the other hand, we don’t like to engage in multi-year leases as these put the landlord at a disadvantage as they are unable to raise rent when necessary. We have found that a simple cost of living increase can always be added to a new term.

reasonable penalty for the added administration burden of dealing with late rents. The most important component of the late fee is the collection process and the follow up. If late fee collections is not promptly enforced then the landlord will have a hard time collecting any late fees. At Farm River Property Management LLC we aggressively pursue non-zero balances. The landlord’s rules and regulations.

The house rules are usually designed to foster a coherent and happy community where many tenants can peacefully reside. The rules can govern everything from trash removal to The landlord’s name and the tenant’s storage to anything in between. The landlord name. has a lot of authority on what he can and can’t allow on his property so long as they are As the main parties of the agreement it is very reasonable and apply to everyone. It is best to important that the landlord and tenant are have an addendum to the lease that has all of named. When a landlord rents a unit to a the rules. Rules should also be posted clearly tenant, he transfers to the tenant what is and publicly through the property. called “exclusive possession” of the rented property. Exclusive possession gives the The tenant’s rights and responsibilities. tenant the right to decide who will occupy the apartment. As a result, any person occupying It is important to let tenants know that they with the consent of the tenant is in lawful have specific responsibilities that they must occupancy and is not a trespasser or squatter, follow and adhere to. regardless of whether the landlord is aware of the occupancy. The landlord can, however, Follow all housing and fire codes that apply to limit the right of the tenant to admit other the tenant. occupants or guests by including restrictions in the tenant’s lease. Even if there are Keep your apartment clean and safe, including restrictions on who can occupy the tenant the sinks, toilets, tubs, and appliances. landlord would have to utilize housing court to remove unauthorized occupants. Put all trash in the appropriate containers. Use all services and facilities (such as the The amount of rent, the date the rent is due elevator, laundry room, and heating) and any late charges for late payments of reasonably. rent. Not destroy, damage, or take any property or The lease should clearly state the amount of allow anyone else to do so. You may have to the late fee and the date that it starts to pay the landlord if you, your family, or your accrue. guests cause damage that is more than normal wear and tear. In Connecticut there is a rental grace period between the 1-10 of the month. Any rents Take responsibility for the way your guests received after this date are liable to be behave when they are visiting you. assessed a late fee. The late fee should be set in the lease and should reflect a 21

Not disturb your neighbors or allow any of your guests to do so. Obey the landlord’s rules if they are reasonable, clear, apply to all tenants, and you were told about them. Pay the rent, even if your apartment needs repairs, unless a court says otherwise. Let the landlord into your apartment if the request to go in is reasonable.

Who will pay for utility services (electric, fuel, cable, and others), whether or not payment of utilities is included in the rent charge. The lease must clearly state who is responsible for paying the utility bills. Usually the inclusion/exclusion of utility bills is a fundamental part of the marketing approach for the property. However the utility burden must be formally memorialized in the lease. The tenant is only responsible for utilities that power the rented unit and the tenant cannot pay for common areas. The amount of the security deposit. This is governed by Connecticut state law. The maximum amount is two months rent, however senior citizens are limited to one month. The security deposit must be properly escrowed and accounted for. We have found that a two month security deposit is onerous for most tenants. While a security deposit is

important a high security deposit could price the unit out of the market. While the rules governing security deposits are memorialized by state law, deductions are not. At Farm River Property Management LLC we utilize a 250 inspection at move in so damages can be accounted for. A written lease may also contain one or more of the following items: sublease arrangements (terms under which the tenant may rent the apartment to someone else); laundry and recreational facilities (whether any are included); and which appliances (stove, refrigerator, and others), if any, are provided by the landlord. If there is no written lease, the landlord and tenant may agree upon terms orally. Oral Leases An oral agreement is made between the landlord and tenant after they discuss rental items. It is usually a month to month agreement – that is, the rent is paid on a monthly basis and the lease continues without a final date until the landlord or the tenant ends it.

Matthew Hughes is the broker/ owner of Farm River Property Management LLC. Matthew works with landlords and property owners to create value in today’s competitive real estate market. His business provides full services property management, brokerage and leasing services He has personally marketed over 160 properties in Greater New Haven area. His website is www.frpmllc.com.

Revenue Services: Connecticut filing, payment deadlines for individual income tax returns extended to May 17th, 2021 From: portal.ct.gov

(Hartford, CT) – At Governor Lamont's direction, Commissioner Mark D. Boughton announced today that the Department of Revenue Services (DRS) is extending the filing and payment deadline for Connecticut individual income tax returns to Monday, May 17th, 2021. This extension aligns with the U.S. Department of the Treasury's announcement Wednesday, where it indicated federal income tax filings and payments would be extended until May 17th, 2021. "Given the relatively late start to the federal income tax filing season and recent passage of the American Rescue Plan Act, which includes provisions that impact tax filing this year, yesterday's announcement is understandable," said Commissioner Boughton. "Taxpayers do an excellent job of filing their Connecticut income tax returns accurately and on time. To Pictured above: Connecticut further assist and support them, Connecticut Governor Ned Lamont. will align with the extended federal deadline."

Commissioner Boughton added that since Connecticut's individual income tax return begins with federal Adjusted Gross Income, it is often beneficial to complete one's federal return first. Those with questions about their state taxes should contact the agency; DRS professionals are available to provide assistance.

File Electronically The DRS highly recommends electronic filing, including via the DRS online Taxpayer Service Center, which is easy, secure, and free to use. Electronic filing, along with requesting direct deposit, is the fastest way to receive a refund, if one is expected.

More Information Taxpayers are encouraged to visit the DRS website for additional updates. To reach DRS by phone during normal business hours – Monday to Friday, 8:30 a.m. to 4:30 p.m. call 860-297-5962 (from anywhere); 800-3829463 (within CT, outside Greater Hartford area only); or 860-297-4911 (Hearing Impaired, TDD/ TT users only).

- DRS website: portal.ct.gov/drs - IRS website: www.irs.gov/

From - DirectEnergy.com Energy efficiency means you are using less energy to do the same jobs, reducing your home's energy waste and saving money. To effectively increase your energy efficiency involves more than just using less energy - it requires you becoming aware of how energy is used, where it's wasted, and how it can be used more effectively and efficiently in everyday life. Here are some top tips to help your home or business save energy and be more efficient.

How To Make Your Home More Energy Efficient 1. Change your light bulbs to LEDs. 2. Wash your clothes in cold water if possible. 3. Air seal your home. Sealing cracks, gaps and leaks and adding insulation can save up to 10% on home heating and cooling costs. 4. Clean or replace all filters in your home regularly. Dirty filters make your system work harder and run longer than necessary. 5. Use your microwave instead of your stove when cooking. 6. Defrost your refrigerator and freezer before ice buildup becomes 1/4-inch thick to ensure your appliances are running efficiently. 7. During warmer months, close blinds, shades and drapes on the sunny side of your home to help keep your home's temperature cooler and reduce the work for you AC. Open shades during cooler months to let the sun warm your home. 8. Don't peek in the oven while baking! Every time you peek, the temperature can drop 25 F, making your oven use more energy to bring the temperature back up. 9. Use natural light when possible. 26

10. Control your fixtures with a photocell or a timer to assure dusk-to-dawn only operation of your outdoor lights. 11. Don't leave your electronics on all day long. Only turn on your computer, monitor, printer and fax machine when you need them. 12. Set your thermostat to 78F in the summer and 68F in the winter - every degree of extra heating or cooling will increase energy usage 6% to 8%. Setting your thermostat to a lower temperature than normal will not cool your home faster. 13. Using your ceiling fan will allow you to raise the thermostat setting about 4°F with no reduction in comfort. 14. Refrigerators and freezers actually operate most efficiently when full, so keep your refrigerator and freezer as full as possible (using water bottles if nothing else). Be careful about overfilling them as this will reduce airflow and cause the appliance to work harder. 15. Using dishwashers and clothes washers/dryers at night will keep the house cooler, reduce strain on the power grid during the peak usage hours of 4 PM and 6 PM and reduce the chance of an emergency! 16. Turn off heated dry on your dishwasher and air dry instead. 17. Set your refrigerator temperature to the manufacturer's recommendation to avoid excessive cooling and wasting energy. 18. Don't leave bathroom or kitchen ventilation fans running longer than necessary. They replace inside air with outside. 19. Replace your windows. If your home has single-pane windows, consider replacing them with more energy efficient windows, or adding solar shades or tinting film. 20. Install a programmable thermostat that will automatically adjust the temperature according to your schedule. 27

What Should Landlords Do Before They Enter Into A Lease With A Tenant From: mqmlawyer.com Protecting Your Rights: What Steps Should Landlords Take Before Signing a Lease with a Prospective Tenant? INTRODUCTION Every day in Connecticut, landlords are forced to file lawsuits against former tenants in the hope that they can recover money damages from tenants who have violated their leases. Not surprisingly, the success of these cases often hinges on the landlord’s ability to prove that the tenant failed to pay rent pursuant to the lease or that he or she caused excessive damage to the rental property. Unfortunately, many landlords are

not adequately prepared to prove these facts because they have not thoroughly documented

the condition of the rental property before the tenant began occupying it or they failed to keep an accurate accounting of rental payments received or not received. Yet, there are a few easy and practical tips that a landlord can follow to increase his or her chances of winning against a delinquent tenant at trial. This article offers advice for landlords who wish to improve their chances of winning in court. Indeed, if you are a landlord who is forced to file a lawsuit to collect damages for unpaid rent or damage to property, obeying these simple and straightforward tips will help to ensure success in your case.

HELPFUL TIPS FOR LANDLORDS Prepare a Rental Application Form and Conduct a Credit Check Before discussing the terms of a lease, landlords should have any prospective tenant fill out an informational rental application. An application can provide helpful background information about the tenant, including work status and rental history. All of this information can help the landlord make an informed choice as to whether

or not the applicant would be a suitable renter. The landlord can also use this information the local building inspector before the property to conduct a credit check of the tenant. Credit

can be leased. The certificate basically verifies

checks are a relatively quick and inexpensive way that the property complies with local health, for a landlord to measure whether or not a

safety, and building code requirements. Being

potential tenant has the finances to make regular

aware of the landlord certificate requirements and

rental payments. A credit check which reveals

furthermore, obtaining a certificate can be helpful

that a tenant is a credit risk should raise red flags

evidence that the rental property was in good

for the landlord and the landlord would be well-

condition when the tenant first started renting.

advised to search for another tenant before

Furthermore, the landlord’s failure to obtain a

renting the property to that person.

certificate can also have serious—and unfavorable—implications for a landlord. Such a

Obtain a Certificate of Compliance from the

landlord can be subjected to daily fines from the

Building Department

town. Even worse, a tenant who has failed to pay

Before renting property to a prospective tenant,

rent may be able to rely on the absence of a

the landlord should be aware of landlord certificate certificate as a defense for not making requirements. The landlord should obtain a

payments. Thus, a savvy landlord will always

certificate of compliance from the town where the

obtain a certificate of compliance before renting

rental property is located. Most towns require

the property.

landlords to obtain a certificate of compliance with

Photograph the Rental Property – Before and After

Conduct a Walkthrough of the Rental Property with the

Any landlord who is planning on renting property would Tenant Before Signing the Lease be wise to take photographs of the property just before The landlord should also conduct a walkthrough of the it is rented. In many instances, tenants cause

premises with the prospective tenant, this walkthrough

excessive damage during their tenancy that is above

should take place before the tenant signs the

and beyond normal wear and tear. Under Connecticut lease. Walkthroughs give the parties an opportunity to law, a landlord is permitted to charge the tenant for

make sure that the property is in a habitable and safe

excessive property damage of this nature. By taking

condition before the rental begins. If any defects are

photographs directly before the property is rented, a

found during the walkthrough, the landlord can fix them

landlord can effectively preserve the record in the

before the tenant occupies the property.

event that the tenant causes damage to the property

Landlords should also note that it is always helpful to

during the lease period. Should the landlord be forced memorialize the fact the property is in a habitable to go to court to collect property damages,

condition. This can not only be accomplished by

photographs can be very compelling evidence,

taking photographs, but it can be done by completing a

particularly when the landlord has also taken photos

checklist during the walkthrough itself.

after the tenant leaves the property. The landlord

Once the checklist is completed, the landlord and the

should always be careful to label the photographs by

tenant should date it, sign it and initial each page. The

date and store them in a safe place so as to preserve

landlord should keep a copy of it in his or her files and

their integrity.

give a copy of it to the tenant. The checklist can ultimately be valuable evidence if the landlord has to

try to collect property damages from the tenant in the

that rental payments are made, the amount of each

future.

payment, the method that the payment is made, and the party making the payment. It is particularly helpful for a

Obtain a Security Deposit

landlord to give the tenant a receipt each time the tenant

The landlord should demand some sort of security

makes a payment. That way, if a lawsuit has to be filed,

deposit from the tenant before renting the

the receipts and ledgers will serve as important evidence

property. Connecticut law allows landlords to demand

to establish that a tenant has failed to pay the rent and

security deposits from tenants before the lease period

the amount of damages to the landlord.

begins. A security deposit is basically a down payment that the tenant gives to the landlord so the landlord can

Include an Attorney’s Fee Provision in the Lease

protect itself financially if a tenant violates the lease in

Landlords should also include an attorney’s fee provision

some manner.

in their leases. A well written attorney’s fee provision should allow a landlord to collect attorney’s fees and

The landlord should take note that there are very specific costs in the event that he or she has to hire an attorney legal requirements for security deposits in

to collect damages from the tenant. Lawsuits can be an

Connecticut. For example, the landlord must place a

expensive proposition, so having an attorney’s fee

security deposit in an interest bearing bank account for

provision can help ensure that the landlord is able to

the tenant’s benefit. Moreover, if a landlord chooses to

recover the expenses associated with taking a

keep all or part of a security deposit, he or she must give delinquent tenant to court. the tenant an itemized list of the damages and expenses that he or she allegedly incurred. Finally, if the landlord

CONCLUSION

chooses to give the entire security deposit back to the

Ultimately, complying with these simple steps should go

tenant, he or she must do so within thirty days of the

a long way in protecting a landlord’s financial interests

date that the tenant vacates the premises. In fact, if the

where a tenant has failed to pay rent or has caused

landlord fails to meet the thirty day deadline, the tenant

damage to a rental property. While it is never easy to

is automatically entitled to collect two times the amount

predict how a court might respond to damage claims,

of the deposit itself.

adopting the steps outlined above can give landlords a

significant advantage in their quest to recover damages Adopt Careful Accounting Procedures

from delinquent tenants.

Landlords should also adopt careful accounting

This News Brief is for informational purposes

procedures. This will involve keeping track of the date

only. It should not be construed as legal advice.

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