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

Frustration grows as Governor Ned Lamont once again extends the eviction moratorium. Landlords forced to continue housing nonpaying tenants.

Cash offers and skipped inspections: CT Real Estate Agents share how buyers are trying to stand out in today’s over-heated market.

June Edition

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FEATURED ARTICLES Page: News & Views From The Capitol - Landlords React To Eviction Moratorium Being Extended in Connecticut: The Connecticut governor has once again extended the eviction moratorium leaving landlords to continue housing non-paying tenants.

Realtor Report - Cash offers and skipped inspections: CT real estate agents share how buyers are trying to stand out: The real estate market is hot! With the market currently favoring sellers, buyers are trying a variety of tactics to make their offers more appealing.

Insurance Insights - 12 Ways To Lower Your Homeowners Insurance Cost: The cost of your homeowners insurance is dependent on a wide range of factors. Here are some tips to bring down the cost of your insurance!

Property Management Tools, Tips & Techniques - Tips To Get Your Rental Property Ready For Summer: We may only be in spring but the temperatures are going to start going up. Find some tips on getting your property ready for the warmer months!

Page: Financially Speaking - 5 Financial Planning Tips For Landlords: Being prepared is important for any business, but especially if you’re a landlord dealing with today’s world. Here are some tips to try and stay ahead of the game when it comes to your properties.

Get Energy Efficient - 11 Energy Saving Tips For Summer: We’ve already had a few days in the high 80’s here and have had to get the air conditioners going! Are you doing everything you can to cut back on the cooling bills for the warmer months?

The Legal Corner - Going Buggy: Michael H. Clinton, ESQ. touches on how property managers should address certain situations when dealing with dreaded bedbugs and their tenants.

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

Bob De Cosmo 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 De Cosmo Melissa De Cosmo Paul Jenney Sean Harnish

Those that can afford to shoulder the burden the least will now be asked to carry the most when seeking a new apartment in Connecticut. It won’t be long before we hear there’s an affordable housing crisis in our State as struggling families will not be able to pay higher rents, or meet stricter resident screening standards and also pay two months of security deposit to gain their next apartment. The stiffer criteria will be the new normal as owners’ factor in the increased risks that the Democratic controlled General Assembly created by providing FREE EVICTION LAWYERS FOR RENTERS and SUPPRESSING CRIMINAL HISTORIES of rental applicants. There are additional proposals working their way to becoming law in the final days of this year’s Legislative Session that I fear will exasperate the situation further.

The new policy initiatives combined with housing providers inability to evict most non-paying tenants for over a year because of the eviction moratorium have driven up apartment rental prices beyond affordability for many working-class families.

The extra risk that landlords must now factor between longer and more costly evictions, as well as the uncertainty that their new tenant is a “masked career criminal” who is going to disrupt the other occupants’ quiet enjoyment are also pushing higher rents. Then we have the thousands of small property owners who have lost millions of rental dollars they couldn’t afford to lose because many tenants imply refused to pay rent and could not be evicted, these owners are now raising rents to recoup their lost revenue. The government created these bigger risks for housing providers that drove up the cost of rents to tenants and I will bet we’ll soon hear about the government’s proposed solution; RENT CONTROL. For the record, Rent Control has been tried countless times in numerous states but has never worked as promised anywhere in the country. Despite Rent Control’s track record of failure, it will likely be proposed next year in the 2022 session of the General Assembly.

Landlords React To Eviction Moratorium Being Extended Once Again In Connecticut From: wsfb.com

While the state reopens on Wednesday, one thing won’t be changing. The eviction moratorium will continue for at least another month.

Most landlords are losing money even with the aid that was created with them in mind. Michael Sullivan successfully evicted a tenant in March who left his East Hartford home in shambles and filth.

On the eve of the state’s reopening, he says not much will be changing for him or other landlords. Governor Ned Lamont has extended the eviction moratorium for another month. 6

“Why they keep extending it is beyond me. They’re basically telling tenants just stop paying rent,” Sullivan said. Sullivan says the state didn’t pay out because that tenant was ultimately evicted. Housing court is only hearing eviction cases that were filed pre-pandemic. “Others that are just deciding I’m going to drive around in a fancy car and do everything else and not pay my rent because the governor says don’t worry about it, that’s the one you want to go after,” Sullivan said. But, he can’t. Sullivan says he’d like to see the eviction moratorium dropped along with the rest of the restrictions on Wednesday because he’d like to resolve things with tenants. “You’re going to bite the bullet and say if a tenant owes me $10,000, I’m better off cutting it down and give me a bulk amount of $6,000 and we’ll call it even,” Sullivan said. Lamont has long said the moratorium will end when the public health emergency does, so there’s no definitive timeframe.

Cash offers and skipped inspections: CT real estate agents share how buyers are trying to stand out From: ctpost.com Connecticut is experiencing one of the biggest seller’s markets in its history. And the unprecedented demand is pushing prices up and inventory down. In 2020, the U.S. Postal Service reported more than 10,000 relocations to Connecticut from New York. Given the COVID-spurred urban exodus, some communities saw double and triple -digit increases in the number of home sales last year. Additionally, realtor.com predicts the Greenwich-Bridgeport corridor will see one of the half-dozen biggest increases in home prices in the nation in 2021. And that’s creating the perfect storm of buyer frenzy, according to local real estate watchers. Well-placed and high-priced homes are flying off the market, and bidding wars among buyers are becoming commonplace. We spoke to local realtors to find out some of the tactics buyers in Connecticut are using to stand out of the pack.

Cash offers Many local realtors have stories about the New Yorkers coming into Connecticut and paying cash for homes – sometimes sight unseen. Writing a check is the easiest way to a seller’s heart because it dispenses with the haggling and delays that can come with mortgages, said Stephanie Barnes, a Westport-based realtor with Stephanie & Co. at Compass.

Waiving home inspections While she doesn’t recommend it to her clients, Barnes said some buyers waive home inspection to streamline the process. Some reason it makes sense to take the calculated risk of an inspection “for informational purposes only” or bring a trusted contractor along on a

Megan Foggitt, a Wallingford-based real estate agent part the CT Property Sisters associated with Margaret Bennett Realty, suggested waiving a portion of whatever repairs may be necessary. By doing this, Foggitt said buyers can state that they will not ask the home seller to cover any repairs uncovered in the inspection process unless the cost exceeds a particular figure.

Waiving mortgage contingency Barnes said she has seen some buyers waiving the mortgage contingency that protects a buyer’s deposit if something unforeseen happens to the final sale. Without it, a seller knows that, should things fall apart, they can quickly cut loose and look for a new buyer.

Escalation clause Realtor Eric Radecki of Century 21 in Fairfield County suggests considering an escalation clause. The buyer agrees to pay a certain price for the home. If the seller then receives a higher bid, the buyer agrees to increase by pre-discussed increments. This move gives the seller more insight into a buyer’s commitment in the event of a bidding war, Radecki said.

Pre-approval Sellers want to know a buyer is serious, realtors said. Getting “pre-approval plus” from a mortgage lender before making an offer is wise, said Radecki. This is a pre-written mortgage agreement, not just a promise or pre-approval that is “in process,” he said. Foggitt also mentioned that she will have the lender associated with her buyer contact the listing agent to share information on how financially well-suited their buyer is to make a home purchase to help expedite the home sale process.

Flexible closing date Today’s market is forcing over-asking price bids. Buyers can consider sweetening the deal with a “highest price/best terms” model, Barnes said. Being flexible on the closing date or contingencies might be more attractive than a slightly higher dollar amount, she said. In the end, every seller is different and sometimes honest, open discussion is the ticket to a winning bid. “Every single deal is a unique organism,” Barnes said. “Even in today’s digital world, you need to pick up the telephone and talk.”

12 Ways To Lower Your Homeowners Insurance Cost From: iii.org

The price you pay for your homeowners insurance can vary by hundreds of dollars, depending on the insurance company you buy your policy from. Here are some things to consider when buying homeowners insurance.

companies and online insurance quote services. This will give you an idea of price ranges and tell you which companies have the lowest prices. But don't consider price alone.

The insurer you select should offer a fair price and deliver the quality service you would Shop around expect if you needed assistance in filing a It'll take some time, but could save you a good claim. So in assessing service quality, use the sum of money. Ask your friends, check the complaint information cited above and talk to Yellow Pages or contact your state insurance a number of insurers to get a feeling for the department. (Phone numbers and Web sites type of service they give. Ask them what they are on the back page of this brochure.) would do to lower your costs. National Association of Insurance Commissioners (www.naic.org) has Check the financial stability of the companies information to help you choose an insurer in you are considering with rating companies your state, including complaints. States often such as A.M. Best (www.ambest.com) and make information available on typical rates Standard & Poor’s charged by major insurers and many states (www.standardandpoors.com/ratings) and provide the frequency of consumer complaints consult consumer magazines. When you've by company. narrowed the field to three insurers, get price Also check consumer guides, insurance agents,

quotes.

Raise your deductible Deductibles are the amount of money you have to pay toward a loss before your insurance company starts to pay a claim, according to the terms of your policy. The higher your deductible, the more money you can save on your premiums. Nowadays, most insurance companies recommend a deductible of at least $500. If you can afford to raise your deductible to $1,000, you may save as much as 25 percent. Remember, if you live in a disasterprone area, your insurance policy may have a separate deductible for certain kinds of damage. If you live near the coast in the East, you may have a separate windstorm deductible; if you live in a state vulnerable to hail storms, you may have a separate deductible for hail; and if you live in an earthquake-prone area, your earthquake policy has a deductible.

Don’t confuse what you paid for your house with rebuilding costs The land under your house isn't at risk from theft, windstorm, fire and the other perils covered in your homeowners policy. So don't include its value in deciding how much homeowners insurance to buy. If you do, you will pay a higher premium than you should.

Buy your home and auto policies from the same insurer Some companies that sell homeowners, auto and liability coverage will take 5 to 15 percent off your premium if you buy two or more policies from them. But make certain this combined price is lower than buying the different coverages from different companies.

Make your home more disaster resistant Find out from your insurance agent or company representative what steps you can take to make your home more resistant to windstorms and other natural disasters. You may be able to save on your premiums by adding storm shutters, reinforcing your roof or buying stronger roofing materials. Older homes can be retrofitted to make them better able to withstand earthquakes. In addition, consider modernizing your heating, plumbing and electrical systems to reduce the risk of fire and water damage.

more than working people they are less likely to be burglarized and may spot fires sooner, You can usually get discounts of at least 5 too. Retired people also have more time for percent for a smoke detector, burglar alarm or maintaining their homes. If you're at least 55 dead-bolt locks. Some companies offer to cut years old and retired, you may qualify for a your premium by as much as 15 or 20 percent discount of up to 10 percent at some if you install a sophisticated sprinkler system companies. Some employers and professional and a fire and burglar alarm that rings at the associations administer group insurance police, fire or other monitoring stations. These programs that may offer a better deal than you systems aren't cheap and not every system can get elsewhere. qualifies for a discount. Before you buy such a Maintain a good credit record system, find out what kind your insurer recommends, how much the device would cost Establishing a solid credit history can cut your and how much you'd save on premiums. insurance costs. Insurers are increasingly using Seek out other discounts credit information to price homeowners insurance policies. In most states, your insurer Companies offer several types of discounts, must advise you of any adverse action, such as but they don't all offer the same discount or a higher rate, at which time you should verify the same amount of discount in all states. For the accuracy of the information on which the example, since retired people stay at home insurer relied. To protect your credit standing,

Improve your home security

Look for private insurance if you are in a

pay your bills on time, don't obtain more credit government plan than you need and keep your credit balances as low as possible. Check your credit record on If you live in a high-risk area -- say, one that is a regular basis and have any errors corrected especially vulnerable to coastal storms, fires, promptly so that your record remains accurate. or crime -- and have been buying your homeowners insurance through a government Stay with the same insurer plan, you should check with an insurance agent If you've kept your coverage with a company or company representative or contact your for several years, you may receive a special state department of insurance for the names discount for being a long-term policyholder. of companies that might be interested in your Some insurers will reduce their premiums by 5 business. You may find that there are steps you percent if you stay with them for three to five can take that would allow you to buy insurance years and by 10 percent if you remain a at a lower price in the private market. policyholder for six years or more. But make certain to periodically compare this price with When you’re buying a home, consider the cost of homeowners insurance that of other policies. Review the limits in your policy and the value of your possessions at least once a year You want your policy to cover any major purchases or additions to your home. But you don't want to spend money for coverage you don't need. If your five-year-old fur coat is no longer worth the $5,000 you paid for it, you'll want to reduce or cancel your floater (extra insurance for items whose full value is not covered by standard homeowners policies such as expensive jewelry, high-end computers and valuable art work) and pocket the difference.

You may pay less for insurance if you buy a house close to a fire hydrant or in a community that has a professional rather than a volunteer fire department. It may also be cheaper if your home’s electrical, heating and plumbing systems are less than 10 years old. If you live in the East, consider a brick home because it's more wind resistant. If you live in an earthquake-prone area, look for a wooden frame house because it is more likely to withstand this type of disaster. Choosing wisely could cut your premiums by 5 to 15 percent.

Check the CLUE (Comprehensive Loss Underwriting Exchange) report of the home you are thinking of buying. These reports contain the insurance claim history of the property and can help you judge some of the problems the house may have.

If you have questions about insurance for any of your possessions, be sure to ask your agent or company representative when you're shopping around for a policy. For example, if you run a business out of your home, be sure to discuss coverage for that business. Most homeowners policies cover business equipment in the home, but only up to $2,500 and they offer no business liability insurance.

Remember that flood insurance and earthquake damage are not covered by a standard homeowners policy. If you buy a house in a flood-prone area, you'll have to pay for a flood insurance policy that costs an average of $400 a year. The Federal Emergency Management Agency provides useful information on flood insurance on its Web site at www.fema.gov/nfip/. A separate earthquake policy is available from most insurance companies. The cost of the coverage will depend on the likelihood of earthquakes in Although you want to lower your homeowners your area. In California the California insurance cost, you also want to make certain Earthquake Authority (www.earthquakeauthority.com) provides this you have all the coverage you need. coverage.

Tips to Get Your Rental Property Ready for Summer From: sunsetspm.com

Summer is one of the best times for renting out your property, in almost anyplace in the country. That’s because there are lots of leases which expire during the summertime, and that means tenants will be looking for new dwellings. There’s always loads of competition between property owners, and that means you’ll have to do something to make your property stand out, and to be in outstanding condition so as to appeal to renters. Here are some things you can do to ensure that your rental property is ready for the summer season.

Maintain outdoor plumbing It’s a good idea to double check your hoses, sprinklers, and all other water sources you have around the property of your rental unit. Landscape maintenance is something that is usually factored into the desirability of any given rental property, and potential tenants will probably ask about it. By making sure that your system is ready to go, it will be a big plus for your property, and it just might help you to stand out from your competitors.

Air conditioning There aren’t many things which are more important to a tenant during summertime than a reliable system of air conditioning. Make sure to check that your cooling system is in good shape before the season arrives, and you should even consider hiring an HVAC professional to confirm this. This is a great way to ward off any major repair bills, because early-season maintenance will generally catch worn parts or parts which are subject to failure. Also keep in mind that most air conditioning units only have a shelf life of between 10 and 15 years, so if yours is approaching that age, you may want to consider a complete replacement. If you have a newer system, make sure to change the filters so they are ready for the upcoming season. 16

Get ready for bugs One thing about summer which no one particularly appreciates is that it generally signals the return of cockroaches, ants and other nuisance pests which tend to plague rental properties. Take whatever steps you can to prevent an infestation from occurring, for instance making sure your window screens are intact, and that there’s a good seal around your windows and doors. If you do observe a large number of unwanted critters in your property, you may even have to call a pest control agency to manage the situation for you.

Clean the pool If your rental property happens to have a pool which is available for renters, it will always be one of the major attractions of your unit, so you have to keep it in good operating condition. Make sure your pool filter and cleaner is working properly, and make sure that any debris which is blown in by the wind is regularly cleared out. Since this is such a powerful appeal to many renters, it’s important that you use it to best advantage as a selling point.

Alter the direction of your ceiling fans If you weren’t aware of this, the ceiling fans which are installed in your dwelling need to be rotated at different times of the year. During the summer, your fan should be rotating in a counterclockwise manner so as to distribute fresh air also the dwelling. During wintertime, the fan should be changed to rotate in a clockwise direction. If you don’t do this modification yourself, make sure your property manager does it, or you can instruct your tenants about how to accomplish it.

Opinion: 5 financial planning tips for landlords BY: KENNY GOTT, INDUSTRY INSIGHT Rental property can be an excellent income-producing investment, if you know what you’re doing. However, it can be disastrous if you fail to plan – and the list of potential problems is long. Do your research, including talking to experienced landlords, and get professional tax and financial planning advice before diving in. Here are some basics. 1. It’s a business. Seek continual improvement in your business practices, including evaluating, purchasing and maintaining properties; screening tenants; managing cash flow and taxes; and knowing when to cut losses and get out of a particular holding. Create a business entity to own rental property – don’t own it directly with “sole proprietor” titling. Getting this correct now may protect your own personal assets from unforeseen legal problems later. 2. Vet tenants and get a signature. Always run background and credit checks on prospective tenants. Their monthly income should be at least three times the monthly rent. Insist on at least two past landlords as references and two employment references. Check all references, and never let a prospective tenant’s words, an immediate cash offer or anything else sway you from your established tenant evaluation process. A new tenant may be in a big hurry to move for a perfectly legitimate reason; or it may be a scam. You don’t know them, so you can’t assume they’re honest, and you can’t assume they’re not. You must have a process, and you must follow it every time. An experienced tenant understands this; an inexperienced tenant needs to learn this or rent elsewhere. Give tenants a document specifying when rent is due, rules about pets, noise – everything. Get a signature and enforce the rules. Imagine you’re in small claims court and it’s your word against

theirs, nothing in writing and inconsistent enforcement. In fact, an enforced, signed agreement can prevent court appearances, because legal issues live in the “gray areas” where one or both parties aren’t clear about their obligations. Let nothing sway you from your process. It’s worth a month or two of vacancy to avoid potentially serious problems. 3. Price rent correctly. Periodically check the going rate for similar nearby units, and raise rents if appropriate. Otherwise, you may compromise the value of your units when it’s time to sell – and you don’t want to have to play catch-up at some point by suddenly raising rents dramatically for good current tenants. 4. Get an accountant. Specifically, one who is experienced with rental real estate tax rules. This can be a minefield. For example, if you fall under the IRS definition of a “passive owner” because you don’t actually work a certain number of hours per year in the business, then you may not be able to take some tax deductions. If you’re a landlord but not a licensed real estate professional, your activities may be considered passive regardless of how much work you put in. That’s not to say you can’t take any tax deductions at all. You may be able to deduct advertising costs, depreciation, management fees, cleaning and maintenance, supplies – even pest control. But there are special limits when compared to deductions for real estate professionals. This is just one example to show how deep the tax ramifications can go. There are lots of other tax rules for landlords that affect how you do business, the deductions and depreciation that may help reduce your tax bill, and even what happens when you sell the property. So again, work with a tax professional. 5. Diversify and have an exit plan. The 2008 recession was a wake-up call for landlords who thought property values could only go up.

If your portfolio is too heavily weighted in real estate, consider some diversification into stocks, bonds, bank instruments, annuities or alternatives that may provide growth potential and spread your risk across the broader economy. And the day likely will come when you no longer want to live the landlord life. Plan way ahead to turn over management to others or to get out entirely. And understand that you receive “sweat equity” as a landlord that you likely won’t get from other investments. It’s very difficult to sell a rental property and generate a similar stream of income in any other investment. Replacing some of that income stream, and planning for the remaining income gap, will require careful planning.

From: justenergy.com

Energy Saving Tips and Tricks In the last few years, the United States and Canada have experienced some of the hottest summers on record. The nine warmest years on record are 2016, 2015, 2017, 2018, 2014, 2010, 2013, 2005, 2009, and 1998. The summer of 2019 already seems to be on its way to continuing that trend. Aside from being an ecological disaster, these hot summer days can also be a disaster for your wallet. By far, the largest part of your energy bill comes from your home’s heating and cooling system. With your AC running 24/7 all summer long, you can expect some of your highest electric bills of the year to come between June and September. Fortunately, you don’t have to boil in the summer heat just to save a few bucks. By following these simple summer energy-saving tips, you can keep the temperature, and your budget, well within the comfort zone.

1. Check Your Air Conditioning Your air conditioner requires regular maintenance to function efficiently throughout its years of service. Neglecting necessary maintenance ensures poor performance and unnecessarily high energy use. Checking the coils, fins, evaporative cooler, and heat pump may require the services of a professional. Fortunately, you don’t have to be a certified HVAC technician to give your A/C a quick, basic check and make sure that it can do its job effectively. Vacuum air vents regularly to remove any dust buildup and ensure that furniture and other objects are not blocking the airflow through your vents. Avoid placing lamps or TV sets near your thermostat. The thermostat will sense the heat these appliances create, which can cause your A/C to run longer than necessary. 20

2. Replace Your Air Filter Replacing your air filter is one of the easiest and most effective things you can do to make sure that your A/C runs smoothly and efficiently. Clogged, dirty filters block normal airflow and reduce your air conditioner’s ability to absorb heat. Replacing a dirty filter with a clean one can lower your A/C’s energy usage by up to 15%. Clean or replace your air conditioning system’s filter every month or two. Filters need more frequent attention if your A/C is in constant use, is subjected to excessive dust, or if you have fur-shedding pets. Single-room air conditioners will have a filter mounted in the grill that faces into the room. In central air systems, you can find the filter somewhere along the length of the return duct. Common locations are in walls, ceilings, furnaces, or in the air conditioner itself.

3. Opt for LED Light Bulbs If you’re still using incandescent light bulbs, then it’s time to switch to LED lights. Incandescent bulbs are extremely inefficient. Only about 10 to 15% of the electricity that they use gets turned into light—the rest becomes waste heat. LED lights are the most energy-efficient lighting option currently available. They use 75% less energy, last 25 times longer, and run much cooler than standard incandescent lights. They cost a little more up front but soon pay for themselves in energy savings.

4. Use Your Thermostat Wisely Set your thermostat as high as comfortably possible in the summer, ideally 78°F or higher. Every degree of extra cooling will increase energy usage six to eight percent. Keep your house warmer than normal when your family is away at school and work, and lower the temperature only when people are at home. Avoid lowering the thermostat while air conditioning is running. It won’t cool your house any faster and may result in energy waste. A smart thermostat can make these temperature transitions easy. Smart thermostats are Wi-Fi enabled devices that automatically adjust the temperature settings in your home for peak energy efficiency. Smart thermostats learn your habits and preferences and establish a schedule that automatically adjusts to energy-saving temperatures when you are asleep or away. Some states and local city governments incentivize installing a smart thermostat with rebates, so searching for rebates or other perks available in your area can help you save on a new device. Check with your energy provider as they might offer exclusive discounts on smart thermostats.

5. Use Fans With Your A/C Running a fan is much cheaper than running your air conditioning. In fact, running a fan 24/7 for an entire month would only cost about 5 dollars on your electricity bill. Unfortunately, don’t actually produce cold air—they just move the existing air around. The air flow creates a wind chill effect that helps people feel more comfortable, but it does nothing to change the temperature. However, fans and air conditioning work very well together. If you use air conditioning, a ceiling fan will allow you to set your thermostat setting about 4°F higher with no reduction in comfort. Remember to turn your fans off when you leave the house. With no people around to feel the wind chill effect, the fans aren’t doing much except making your energy bill slightly higher.

6. Close Your Blinds Close your blinds or drapes in the daytime to keep out the greenhouse effect of the sun. Southern- and western-facing walls take the brunt of the sun’s heat, so invest in good drapes or shades for the windows on these walls and keep them closed. North-facing windows admit relatively even, natural light, producing little glare and almost no unwanted summer heat gain. You can leave these shades open to admit natural light into your house without heating things up.

7. Get an Energy-Efficient Dehumidifier In hot, humid climates, a dehumidifier is a perfect partner to your A/C and a great way to lower humidity levels in your home. A dehumidifier helps lower energy costs because your A/C won’t have to work as hard. When the air in your home is too humid, your air conditioner has to do double duty—cooling the air as well as removing moisture. An A/C that works too hard will also break more often, requiring lengthy and expensive repairs.

8. Avoid the Oven Cooking with a conventional oven can add unwanted heat to your house, forcing your A/C to work harder. Do more of your cooking with a microwave or slow cooker to keep the kitchen cool. Better yet, use the summer heat as an excuse to fire up the old backyard barbeque. Outdoor grilling is a summertime tradition for a reason—you can cook delicious meats and veggies while keeping the heat outside. 22

9. Wash Strategically Washing machines, clothes dryers, and dishwashers all generate a ton of heat. Cut back on this by only using cold water to do your washing. Wash only full loads of dishes and clothes to avoid running the appliances too much. Avoid using your clothes dryer entirely. After washing, hang up your wet clothes to air dry. The cold water technique isn’t just for clothes and dishes; you can use it for your body as well. It may take some getting used to, but a cold shower can be brisk and refreshing in the hot, sweaty months of summer. Since you’re not using as much hot water, you can also turn down the temperature on your water heater. According to the U.S. Department of Energy, water heating can account for 14 to 25 percent of your total energy use. Turning your heater down to the warm setting of 120 degrees Fahrenheit can save you a few bucks every month.

10. If You Aren’t Using It, Unplug It From your computer to your toaster, all electronics generate heat. Even if it’s switched off, just being plugged in generates a small amount of heat in the wiring. Too keep things cool, unplug any electronics you’re not using. It’s not much per device, but add up all the gizmos in your home, and it can make a few degrees difference.

11. Seal Your Home Insulation isn’t just for the cold winter months. Preventing air leaks is one of the best ways to keep warm air out and cool air in. Simple caulking and weather-stripping can save up to 30 percent on heating and cooling costs. Sealing your home against these leaks is easy, effective, and relatively inexpensive. Use caulk to seal cracks and openings between stationary objects like door and window frames. Apply weatherstripping around things that move, such as window sashes and the door itself. Be sure to check your attic and basement for air leaks, as these floors have large gaps in insulation or missing weather-stripping. Seal the small cracks with foam or caulk. For larger holes, you may need to install or replace insulation.

Save on Your Energy Bill All Year Long Energy savings isn’t just a summertime activity. Many of these tips will save you money all year long. Air stripping, insulated curtains, and intelligent thermostat usage will keep your home cool in the summer and warm in the winter. Creating smart energy habits will reduce waste, improve efficiency, and save you money on your energy bill year round.

Title & Buggy Source Going By: Michael H. Clinton, ESQ On May 26, 2016 our state legislature enacted House Bill Number 5335, Public Act Number 16–51 entitled, “An Act concerning the Rights and Responsibilities of Landlords and Tenants Regarding the Treatment of Bedbug Infestations”. Since then, the Act has been codified as Connecticut General Statutes section 47a-7a. Incredibly, three years after its enactment, many landlords are still not familiar with the Bed Bug Statute and how it works. I receive numerous calls throughout the year indicating that tenants are uncooperative or failed to prepare for bedbug treatments. In fact, many landlord’s express frustration because when one tenant is uncooperative, the problem continues to spread throughout their buildings. This is where the Bed Bug Statute can come in handy. While I will not address every provision of the Statute, I do want to

touch upon the important portions and how landlords should address them when dealing with a bedbug problem. While the statute requires the tenant to promptly notify their landlord orally or in writing when the tenant knows or suspects of the bedbug problem, often the landlord finds out about the problem from a neighbor, during a routine inspection, or in some other informal fashion (e.g. after a notice to quit is filed, surprising right?), many times, the tenant is not the notifying party. In my view, how the landlord finds out is not important, just that the landlord has notice.

In any event, once a landlord hears about the problem, most landlords will inspect the premises and then commence treatment if a problem is found. However, the Bed Bug Statute requires a landlord to provide notice to the tenant within two days of inspection indicating whether bugs have been found to be present. This notice requires the landlord to indicate whether or not the unit is infested with bed bugs and inform the tenant that if the tenant is still concerned that the unit is infested with bedbugs, that the tenant may contact the local health department and the landlord shall provide relevant contact information on said notice. To date, I have not received any information from a client that they provided this notice and in particular, the contact information for the city. In addition to the notice, if the unit inspection determines that there are bedbugs, the landlord shall treat the bedbug infestation within five days.

is not prepared properly for the bedbug treatment, thereby impairing the effectiveness of the pest control procedures. The Bed Bug Statute does contemplate this scenario and states that a tenant must “comply with reasonable measures to permit the inspection and treatment of the bedbug infestation… and such tenant shall be responsible for all costs associated with preparing a dwelling unit for such inspection and treatment.

The statute goes on to indicate that the landlord “shall be responsible for all costs associated with inspection for and treatment of bedbug infestation.” Obviously, many clients become upset knowing that they have to pay for these treatments when the condition is caused by tenants. Unfortunately, when an outbreak occurs, it is difficult if not impossible, to identify the cause of the outbreak.

The tenants knowing and unreasonable failure to comply with such bedbug inspection and treatment measures shall result in the tenant being held liable for those bed bug treatments of the dwelling unit and contiguous units arising from such failure.” Landlords should be cognizant of their obligation to offer to make reasonable assistance available to any tenant who is not physically able to comply with the preparation for any bed bug Another issue which landlords find of concern inspection or treatment measures that are the is the inability to enter the premises because tenant’s responsibility. of an uncooperative tenant, and/or the tenant

As a matter of good business practice, this obligation should be conveyed to the tenant, in writing, as the language of the statute uses the term “shall offer” but does not indicate in what form. Prudence leads me to conclude that this offer should be in writing.

right to terminate nonpayment.

the

lease

for

There are additional requirements for the notice, including disclosing the cost of providing the assistance and the landlord may, at their discretion, charge the tenant a reasonable amount for such assistance, provided such charge is subject to a reasonable repayment schedule not to exceed six months, unless the landlord and tenant agree to one or more extensions of such repayment schedule. Note, failure to repay the charges does not relieve the landlord of the duty to treat the unit, nor does it give the landlord the

Finally, landlords who encounter obstinate tenants who are unwilling to comply with reasonable requests for entry, inspections, preparation and/or treatments can rely upon subsection (2) of the Bed Bug Statute to apply to the Superior Court to obtain injunctive relief. Many landlords are not familiar with the procedures permitting injunctive relief under C.G. S. §47a-18, but essentially the process allows an expedited hearing in which the tenant must show cause as to why an injunction

Rather, should payment not be made under this agreed provision, the landlord may deduct such sums from the tenant security deposit in accordance with C.G.S. 47a-21.

should not issue, thereby permitting the landlord to address the bedbug problem. The statute goes on to provide the measures of relief that a landlord may request. This procedure requires service of a Verified Complaint (meaning sworn to by the plaintiff) and service of the Verified Complaint and a Show Cause Order with an application for injunctive relief with the court.

Conclusion / Practice Tip: Landlords should be aware that the strongest cases are founded upon great paperwork. Landlords should be conscious of the obligation to provide notices as set forth in statute and should document in writing the outcomes of the investigations for bedbugs in the notices provided in order to permit the tenants to contest the findings as set forth in the statute. Further, all pest control records should be kept available should the landlord need to avail herself of the injunctive relief set forth in the statute. As always, I recommend that you have an experienced and qualified attorney to help you with your problem tenants and to protect you from documentation and notice mistakes that can cost you money and delay your relief.

Attorney Michael Clinton limits his landlord/tenant practice solely to landlord representation. Attorney Clinton has been practicing law since 1988 and primarily limits his practice to landlord/tenant law, commercial and residential real estate, including purchase, sale and refinancing, estate planning, small business formations and representation, and general litigation. Michael H. Clinton, Esq. 2019 Law Offices of Michael H. Clinton, LLC 212A New London Turnpike Glastonbury, CT 06033 (860) 633-5263 Visit us at: www.ClintonLawOffices.com

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