In This Month’s Edition Property owners weigh challenge to Boston's eviction moratorium
6 Tips for filing an insurance claim after a storm
CT says it will get aid to renters on time as Supreme Court overturn of eviction ban raises stakes
TenantTracks extends reach in New England. Read more on page 6!
Month Edition: September
Published by:
Table Of Contents 04 Publisher’s Message
06 Feature Story!
08 News And Views From The Capitol
12 Feature Story!
14 Realtor Report
16 Insurance Insights
18 Property Management Tools, Tips & Techniques
20 Financially Speaking
22 Get Energy Efficient
26 The Legal Corner
28 Vendor Spotlight
Published by CTPOA CTPOA’s Mission: Educate our members on the 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. Advocates for Property Owner Rights
Meet Our Team: Bob DeCosmo Carmine DeCosmo Melissa DeCosmo Paul Jenney Sean Harnish Chelsea Sayegh
Helping Property Owners Since 1994
Publisher’s Message By Bob DeCosmo, Advocate for property owner rights. Dear Readers, A press release from CHFA is seeking
majority of these renters who hurt CT mom
public comment before Friday 9/17/21 for
and pop investors will not qualify for the
funding being developed in CT for property
UNITECT program and these community
owners, but THE PROGRAM CURRENTLY stakeholders will soon be subjected to EXCLUDES HELP for small investment properties unless they are owner-occupied!
foreclosure! Connecticut should not trade local
Many local investors been harmed greatly
control and pride-of-ownership for out of
by unscrupulous tenants taking advantage
state investors and corporate landlords
of the 17-month long eviction moratorium by when so much relief money is being not paying rent but never losing their source under-utilized. of income! These owners have exhausted personal savings, advanced retirement funds and
PLEASE CONTACT CHFA EMAIL: PublicComment@chfa.org
extended their credit to the limit to pay
Request protections for Connecticut's "Mom
property taxes, utilities and operating
and Pop" local investors to help keep our
expenses while having capable renters
neighborhoods safe and stable.
living in their units for free without any relief
CHFA—PRESS RELEASE on page 5
from the only remedy for non-payment - an eviction! Policy makers are not comprehending the
04 / Publisher’s Message
ROCKY HILL, Conn., September, 13 , 2021
ROCKY HILL, Conn., September, 13 , 2021 The Connecticut Housing Finance Authority (CHFA) in collaboration with the Connecticut Department of
protect our homeowners as they are our front line in
the stabilization of our economy,” said Department of Housing Commissioner Seila Mosquera-Bruno.
Housing (DOH) is seeking public comment on the draft “The CTHAF program will provide up to $30,000 in assistance to income-qualified homeowners who are Connecticut Homeowner Assistance Fund (CTHAF) Plan, prior to submitting the plan to the United States
struggling to make their mortgage payments, are in
Treasury Department. The draft plan can be reviewed
forbearance, or are working to pay amounts in
at www.chfa.org/haf/. Public comments can be
forbearance, due to COVID-19 related financial
emailed to: PublicComment@chfa.org until 5:00 p.m. difficulties,” said Nandini Natarajan, CHFA’s Chief Executive Officer – Executive Director. “We on September 17, 2021. A public hearing will be held
telephonically on September 17 at 10 a.m. To
encourage input from the public to inform and
participate in the public hearing, call (888) 330-1716.
strengthen our approach in distributing these ARPA
When prompted, enter the Access Code: 6880376.
funds,” Natarajan added.
As part of the American Rescue Plan Act of 2021
In July, CHFA was one of just a few state Housing
(ARPA), the U.S. Treasury Department has allocated
Finance Agencies nationally to launch a HAF Pilot
approximately $123 million to Connecticut to assist
Program. The Pilot program is using $10 million in
homeowners with mortgage delinquencies, defaults
expedited ARPA money to provide some level of
and foreclosures, related to COVID-19 financial
relief earlier, while the CTHAF program plan is still
hardships. The plan also includes assistance for
being developed. The first phase was limited to
qualified non-mortgage expenses, including but not
borrowers working with AmeriNational Community
limited to non-escrowed real estate taxes and
Services, Idaho Housing and Financial Assistance,
insurance as well as condominium or homeowners'
and Norcom Mortgage, to provide up to $20,000 of
association fees. Public comments will be considered
assistance to borrowers in their portfolios who were
and incorporated, if applicable, into CTHAF Plan
delinquent on their mortgages or needed assistance
before it is submitted to the Treasury Department for
with back mortgage amounts due from the
approval. Within 45 days of approval, CHFA
forbearance period. During the first phase of the
anticipates it will begin accepting applications for the
Pilot, only borrowers with incomes of 80% or less of
CTHAF program. Homeowners who would like to
Area Median Income were eligible.
receive email updates on the CTHAF program can sign A second phase of the HAF Pilot was launched in early up at www.chfa.org/haf. September, raising the income threshold to 100% of “Connecticut’s June 2021 delinquency rate (30-day +)
area median income. This phase is limited to
is 4.9% with significant concentration in communities
borrowers with mortgages serviced by participating
of color and low-income communities. With the
servicers, which are listed at www.chfa.org/haf. This
Connecticut Homeowners’ Assistance Fund, we now
phase will remain open until Pilot funds are exhausted
have another tool in our toolbox to support our
or CHFA launches the comprehensive CTHAF
communities and working families can access these
program, which is expected to happen later this year.
resources with confidence. It is imperative that we
05 / Publisher’s Message
TenantTracks extends reach in New England Acquires New Hampshire screening company
On Thursday August 27, 2021
With the acquisition of the Landlord
TenantTracks, a leading provider of
Connection, TenantTracks will now
tenant screening reports in Southern
begin to transition accounts to their
New England, expanded its territory
platform. The Landlord Connection
northward when it acquired the New
ran reports by faxing documents back
Hampshire based Landlord
and forth during business hours,
Connection Inc.
whereas TenantTracks allows clients
The Landlord Connection was a 27year-old consumer reporting agency
to run reports 24/7/365. Robert DeCosmo, president and CEO
and the longest established firm of its of Zygo Enterprises Inc which owns kind in New Hampshire. It served
TenantTracks, also announced that
hundreds of clients with personal and the Landlord Collection Agency will be professional care for their tenant
immediately available to New
screening needs.
Hampshire landlords seeking to
Jeannine Richardson, president of Landlord Connection, believed that
recover financial losses from tenant non-payment.
TenantTracks, with its reputation for
Soon after the acquisition was
providing high quality reports and
completed, Mr. DeCosmo reached out
attention to customer service, was the to several of the advocates that best fit for her clients. Jeannine now
represent property owner advocacy in
plans to relax a bit in her retirement
New Hampshire at their State Capitol
with hopes of moving into a warmer
and pledged to support their efforts
climate soon.
with landlord / tenant legislation.
06 / Feature Story
CT says it will get aid to renters on time as Supreme Court overturn of eviction ban raises stakes From: ctinsider.com, by Ginny Monk Despite a sluggish progress so far, Connecticut officials say they’re on track to meet a looming deadline to dole out tens of millions of dollars in federal aid to help renters who are struggling financially due to the pandemic make payments. Tens of thousands of Connecticut renters are behind on payments. A U.S. Supreme Court ruling Thursday night ended a moratorium on many evictions for nonpayment of rent. The court said evictions can resume.
Balderacchi. After working for more than 20 years as a server in the restaurant business, the 67-yearold Middletown resident lost her job when the restaurant she was working at opted for delivery-only service during the first months of the pandemic. She was able to make ends meet for several months, but in August 2020, she started to fall behind.
But Balderacchi was able to catch up thanks to money she received through a government “We aren’t worried about meeting that number,” rental aid program. She first received $4,000 said Dawn Parker, director of Connecticut’s through a different program, called the State of emergency rental assistance program, of a Connecticut Temporary Rental Housing September deadline. “As long as we meet our Assistance Program last fall. obligations, I’m happy. We want to work as And about two weeks ago, she got another efficiently and quickly as we can while $9,317 to pay rent owed as well as $3,339 to preventing fraud and abuse.” cover the next three months. Only about 29%, or $68.8 million, of the “It makes me feel a lot better. I don’t like to owe state’s $235.9 million in federal rental anybody,” she said. assistance had been spent as of Friday, even though the federal government distributed the Over the next few months, instead of worrying money months ago. But officials say recent about rent, Balderacchi plans to keep applying adjustments to the distribution mean they’re on for jobs. track to meet a deadline to obligate 65% of the “Applications are flowing, and I take a lot of funds by the end of September. States that tests every week, that’s for sure,” she said. “I don’t meet that deadline may risk losing the will get back in the workforce and be myself money. again.” The aid can be a lifeline for renters like Roxane
08 / News & Views From The Capitol
Balderacchi is one of 8,828 renters in Connecticut to get emergency rental assistance through UniteCT, the state program providing rent assistance to tenants affected by COVID-19. It covers up to $15,000 in rent and up to $1,500 in electricity payments for households that earn up to 80% of area median income and were financially impacted by the COVID19 pandemic. But the program has reached only a small share of those struggling to pay rent.
friends and family. Landlord and real estate groups challenged the moratorium in court, and in a 6-3 ruling, the nation’s top court said Thursday evictions can begin again unless Congress authorizes another eviction ban. ‘Creating the machine’ Housing attorneys said the early rendition of the application process was challenging for many tenants.
“One of the initial issues, for example, was In Connecticut, 63,450 were behind on rent as once you uploaded documents, you couldn’t go back and redo them or re-submit,” said of early August, according to data from the Pamela Heller, a staff attorney with the U.S. Census Bureau’s Pulse Household Connecticut Fair Housing Center. “If Survey. They were among nearly 8 million something was wrong, you were stuck with it. people behind on rent nationwide. … The actual online platform has improved.” The money has been slow to get out across The federal dollars went out at the start of the the country. Nationally, about 89% of the $46.5 billion set aside for the federal program year, but Connecticut’s program didn’t launch until March. The first couple of months were remains unspent. spent reviewing software programs, and Housing experts have blamed the slow rollout immediately after the start, officials had to on understaffed programs, burdensome troubleshoot problems and eliminate barriers, documentation requirements, and landlords Parker said. who don’t want to participate, among other “We were building the plane while we were problems. flying it,” Parker said. “The first three months While aid has started to go out quicker really were creating the machine. It wasn’t recently, there are still problems that need to expected that you could really get too much be addressed in many states and out the door at that time.” municipalities, including Connecticut, The past few months, however, have seen advocates said. “consistent, steady growth,” Parker said. “We’ve seen over the past few months that Federal and state data show that spending states really are beginning to ramp up, but has grown from less than 10% of total funds there’s definitely still work to be done on the by the end of July to about 29% toward the programs,” said Sarah Gallagher, project director for the National Low Income Housing end of August. Coalition’s End Rental Arrears to Stop “It has gotten better, there’s no question,” Evictions initiative. Heller said. “I’ve been seeing people actually Thursday’s Supreme Court ruling that ended a get money, which I hadn’t seen for months.” temporary ban on many evictions has heightened the urgency around getting the money to renters.
The ban was set to expire in October. It had been in place since September 2020 when the Centers for Disease Control and Prevention instituted it to slow the spread of COVID-19 by preventing people from having to enter homeless shelters or move in with
Since the program’s launch, UniteCT has also allowed tenants to self-attest to facts such as income, and tenants in qualified census tracts can use their addresses as their income attestations, Parker said. That’s helped speed up the process.
09 / News & Views From The Capitol
Initially, landlords were asked to reduce debt by Despite keeping in communication with the 15%, but that policy was reversed during the company she rents from about the process, summer, Parker added. Balderacchi said when it came time for the company to fulfill its part of the application ‘Still barriers’ process, there was a hitch. The company didn’t Heller said some tenants are still encountering want to participate in the program, she said. delays in accessing the money, often caused The company couldn’t be reached for comment by an online-only application system and Friday. landlords who don’t want to participate. Eventually, she was given an eviction notice “There are still barriers, pretty significant ones,” and was told she had just a few days to leave she said. her apartment in late June or early July 2021. The federal ban on many evictions for Heller recounted one instance in which she nonpayment of rent didn’t prevent them from talked a client through how to upload a being filed, and in some cases, judges would document, but he didn’t understand what that rule that the order didn’t apply. meant. “We have found that programs that have onlineonly applications are creating a barrier for some of the lowest income and marginalized populations who might not have internet access or access to a computer,” Gallagher said.
Heller helped her handle the notice, and she was able to stay in her apartment. Balderacchi has since gotten the money paid against her owed rent and has three extra months of rent paid.
UniteCT only offers online applications because In Connecticut, landlords must have a case it makes the review process more efficient and number with UniteCT in order to deliver an eviction notice, called a notice to quit, according is more secure, Parker said. to a June 30 executive order from Gov. Ned The program has resource centers across the Lamont. state where residents can go to fill out their While this helps most of the time because it application. Staff are also available to answer forces landlords and tenants to interact with the questions over the phone at 1-844-864-8328, rental assistance program before an eviction and the UniteCT Mobile Bus travels around Connecticut so people can use computers its to can occur, some landlords are still reluctant to participate, Heller said. fill out applications. For Balderacchi, the online application wasn’t a In those instances, UniteCT employees will typically call the landlords to see if they can problem, even back in March, but she did resolve any concerns, Parker said. encounter other issues.
10 / News & Views From The Capitol
While some programs across the country have allowed money to go directly to tenants if the landlords don’t want to participate, in
Connecticut landlords have to agree to participate for tenants to receive money. However, if landlords refuse and efforts to convince them to participate don’t work, UniteCT will pay for the deposit and three months rent at a new apartment for the tenant, Parker said. The money is only meant to pay for rent and electricity, not late fees, pet fees or other costs. But in Balderacchi’s case, her landlord applied some of the money to fees. So attorneys again had to work it out so that she got her rent fully covered. Heller said she and the other attorneys involved have agreed that the application of money to the fees was in error, but it hadn’t yet been corrected as of Friday. “I just hope they get the rest of it straightened out,” she said.
Property Owners Weigh Challenge to Boston's New Eviction Moratorium From: nbcboston.com, by Chris Lisinski Landlords and real estate industry leaders criticized a foreclosure prevention fund she is establishing to a new citywide eviction moratorium in Boston,
U.S. Supreme Court decision last week, which lifted
contending that it would slow the region's economic
the Centers for Disease
recovery from the pandemic amid rumblings that a
Control and Prevention's
potential legal challenge might soon take shape.
federal eviction
The Small Property Owners Association, a landlord
moratorium.
group that led the successful push for a ballot
"The loss of federal
question banning rent control in 1994, said
eviction protections and
Wednesday that the new temporary ban Mayor Kim
the ongoing pandemic
Janey announced a day earlier "will do little to solve
has put our most
the challenge of keeping tenants in their housing and vulnerable neighbors at will continue to unfairly burden rental housing
risk of losing their
providers."
homes," Janey said.
"Small property owners are small business owners
Greg Vasil, president and
who still must pay expenses and property taxes while CEO of the Greater Boston Real Estate Board, told being denied the fundamental right to manage their
the News Service on Wednesday that the city-level
own properties," SPOA said in a statement.
policy "sends a message that you don't have to pay
"Government should not foist the responsibility of
rent because the mayor took care of you."
housing non-paying tenants on (the) backs of rental housing providers -- especially without offering any direct assistance or compensation."
Vasil said he worries the moratorium will stymie efforts to connect Boston tenants behind on rent payments with the hundreds of millions of dollars that
Under the public health order issued Tuesday, which
remain available through the Residential Assistance
took effect immediately and cites the city's ongoing
for Families in Transition program, or RAFT, and
public health emergency, property owners and
other forms of rent relief.
landlords cannot "serve or cause the service of notice of levy upon an eviction, or otherwise enforce a residential eviction upon a resident of Boston." Some cases where a court has found health and safety violations by a tenant are not covered by the moratorium. Janey linked the order and a separate $5 million
12 / Feature Story
"What this does is it incentivizes people not to engage with their landlord and not to apply for RAFT and not to do all the things we've been preaching for the past six months now that we have this money," he said. "We've been through this, and it's wrong. Now we have money, a lot of money we've been trying so hard to get out."
Amid calls from President Joe Biden for action to
eviction moratorium would draw a lawsuit, but real
prevent evictions at the state and local levels, Gov. estate and landlord groups so far have not ruled
Charlie Baker and legislative leaders have opted not to revive a statewide eviction moratorium. Their focus has been on a diversion initiative launched last year to connect renters and landlords with aid dollars and legal resources.
such a move off the table. Asked if the organization was planning a legal challenge, SPOA President Allison Drescher replied, "We are talking with business leaders and our membership to consider all credible options.
A bill that would reimpose
But we don't have anything further on that at this
a temporary ban on
time."
executing evictions, require landlords to
exhaust all rental assistance options before pursuing a COVID-related eviction, and order the
Vasil said the Greater Boston Real Estate Board itself does not have standing to file a lawsuit,
adding that he thinks there "probably will be" an individual property owner who wants to challenge the moratorium.
Baker administration to
Richard Vetstein, an attorney who last year
simplify the process to
represented three Massachusetts property owners
apply for aid (H 1434 / S
in a federal lawsuit against the state's eviction
891) remains pending
moratorium, said in an email on Wednesday he
before the Housing
has had "some discussion" with landlords about a
Committee after an Aug. 12 hearing.
potential lawsuit.
Somerville also has a citywide eviction moratorium
SPOA leaders say their group has received calls
in place after its Board of Health extended the
"daily" from owners choosing to sell their property
policy until Sept. 15.
in the face of government mandates and unpaid
Massachusetts had a statewide temporary ban on
rents.
removing tenants from April 2020 to October 2020. "In order for the current economic structure to Vasil said while that provision was "one of the most function, we must revert to pre-pandemic market restrictive in the country," it was easier to manage
conditions," SPOA said. "Now placing the
than the current landscape where some
responsibility on housing providers, already unable
municipalities have eviction bans and others do
to directly apply for available rental assistance
not.
dollars, to challenge a decision already ruled on by
"Patchwork definitely makes no sense," he said. "If you're going to do something, it needs to be uniform across 351 cities and towns. Evictions really are a state issue."
the Supreme Court of the United States is irresponsible and is already impacting available affordable housing units which are sorely needed in The City of Boston."
It was not immediately clear Wednesday if Janey's
13 / Feature Story
Rental Scams That Anyone Can Fall For - and How to Avoid Them From: realtor.com, by Angela Colley The rental market is tough enough without having to deal with fake ads and crooks looking to steal your money. But it happens all the time. And it’s alarmingly easy for these rental scams to rope in even the smartest among us. Take, for example, Angela Farrell, a single mom in West Chester, OH. She recently found a perfect rental house for her family—the price was good and the landlord seemed nice. She even drove by the place to check it out. But there was a catch: The landlord was out of town and couldn’t let her in to see the inside. Still, she’d talked to him a few times and she knew the house was real—what was the harm? So she forked over the deposit money.
don’t have to,” says Michael Monteiro, CEO and co-founder of property management software company Buildium. “They’re mostly stealing real rental ads, copying the text and the images, and making some minor tweaks— something as small as changing the rent amount.” It’s something Monteiro has dealt with firsthand. When his company was first creating its rental platform, crooks infiltrated it and stole the company’s ads. And they aren’t always using rental ads.
“They’re finding And that’s when the “landlord” disappeared with a house that’s for sale, and her $600 deposit. they’re turning it So how do you keep it from happening to you? into a rental ad,” To beat a scammer, you need to think like a he says. scammer. Here are a few trademark secrets behind those rental swindles—and how 2. They cast a wide net you can beat them at their own game. Think you’re safe with one rental site but not
1. They ‘hijack’ real ads
another? Think again.
It’s so easy for fraudsters to trick you because they’re using real ads.
“These guys aren’t just posting on one site. They’ll use a syndication tool—a platform that posts one listing to multiple locations—to cast a wide net,” Monteiro says.
“They don’t want to work that hard, and they
14 / Realtor Report
3. The landlord is suspiciously unavailable
No address? Try searching for the images. Most browsers give you this option. In Chrome, for example, right-click on the image, When you reach out to the “landlord” by email, scroll to “Search Google for image,” and you’ll see a list of search results that also used the pay close attention to how the conversation picture. Seeing it on multiple sites? Open up a feels. few, and see if the ad is the same or if rent “If you’re going back and forth with a prospec- prices and contact info vary widely. tive landlord, and the email has lots of gramProtect your bank account matical errors and typos, that is a red flag,” Monteiro says. At some point, a con artist is going to want money from you—that’s the point, right? If the email doesn’t seem too fishy, set up a time to meet the landlord and view the proper- In most cases, the fraudster will ask you to ty. wire money after he’s “unable” to meet you. He might tell you he’ll mail you the keys, or The landlord may try to put off meeting you he’ll meet you the day you’re supposed to entirely. It’s possible he’ll have a story about move in. being out of town (in Farrell’s case, the fake landlord told her he was out of the country on missionary work) and say he needs to rent out the place ASAP. If he doesn’t want to meet you at all, that’s a clear sign to cease communication immediately.
If you did meet the landlord but couldn’t get in to see the rental, he might tell you he’s working on getting the keys but needs a deposit upfront to hold the place. It’s a tight rental market, after all.
If the landlord is willing to meet you, that still Whether he’s hoping to play into your empaisn’t proof that everything is on the up and up. thy or your fear of not finding another rental as You need to go inside the rental property first. good as this one, the goal is to get your mon“Some scammers will show up at the property. ey either wired, in cash, or through a money order before you sign any legal docuThey may even produce a set of keys, but ments. Why? then something happens and you won’t be able to actually get inside,” Monteiro says.
How to avoid fake listings So how do you win? The best thing you can do is not contact the scammer in the first place, but “it isn’t always easy to spot a scam listing just by looking at it,” Monteiro says. To help weed things out, turn to the allpowerful internet search.
“There really is not much you can do then. Once you wire the money, it is essentially gone,” Monteiro says. And that’s easy to avoid: Don’t do it. “Don’t give money to anyone you haven’t met,” Monteiro says. “And don’t give them any money until you’ve seen in the rental.”
Even then, don’t agree to pay anything in advance of signing the lease unless you can get 1. First, if you can get the address, search for a receipt or other legally binding document it. If the address pops up “for sale,” that that proves you paid. And if you want to be doesn’t necessarily mean it’s a scam; many really safe, insist on paying by check. owners will try to rent and sell a property at “At least you can cancel a personal check,” the same time. But you should be cautious if Monteiro says. you want to proceed.
15 / Realtor Report
6 Tips For Filing An Insurance Claim After A Storm From: throofing.com Whether reporting storm damage to your property over the phone or through your mobile device, the Insurance Information Institute (I.I.I.) offers the following tips on how to file an insurance claim:
insurance claim, contact the agent or broker who sold you the policy to start the claims filing process.
2. Document your loss. The insurance adjuster will most likely
1. Contact your insurer as soon as inspect the damage to your home, auto and possible to begin the process. possessions in order to write a check to Provide your insurer with your policy number and the best phone number and email address at which to reach you. After a major storm, insurers visit those with the most severe damage first. Be prepared to provide an accurate description of the extent of the property damage. Explain any special needs of your family, particularly if personal circumstances require that you get priority. Ask your insurer when you can expect to be contacted by an insurance adjuster so you’re ready for the visit. Since adjusters may be in areas in which cellphone towers are damaged, it’s also a good idea to get the phone number of your adjuster’s supervisor so you have an additional contact. If you have a flood 16 / Insurance Insights
help you replace, repair and rebuild. It’s a good idea to take photographs and document the details of damaged items, including the date of purchase and approximate value—and collect receipts, if you have them. Many companies will ask you to submit an inventory of the items.
3. Check with your insurer before discarding damaged items and materials. You will generally need to show storm damaged items to your adjuster. If, however, you’re required by your local municipality to discard them for safety reasons, take photographs to help with the claims process.
4. Sign up for SMS/text alerts. Many insurance companies use SMS/text message alerts that will notify you of the status of your claim. You will receive text messages on your phone when you first report your claim, when your estimate is available, and when a payment has been sent.
5. Know what emergency services are available. In the event you need emergency services, such as removing water from your home, covering your roof, or boarding up windows or doors, many companies will dispatch an approved emergency services company to protect your home from further damage. If your home has sustained severe damage, making it unlivable, your homeowners insurer will provide you with a check for additional living expenses.
6. Keep a claim diary. Good record-keeping is important when filing a claim. Make a list of everyone you speak to about your claim. Note their name, title and contact information. Also, keep track of the date, time and issues discussed. The more organized you are, the simpler and easier the claims process will be.
17 / Insurance Insights
Tips for Showing Rental Property During Coronavirus (COVID-19) Outbreak From: nolo.com, by Michael Boyer How landlords can safely and effectively show their vacant rental units during the COVID-19 crisis.
help people find housing. There are both high -tech and low-tech ways to safely approach a residential rental transaction to minimize the potential of transmitting COVID-19.
The coronavirus (COVID-19) presents unprecedented challenges for landlords—the virus didn't get the message that vacant rentals still needed to be filled. Between shelter-in-place orders and social distancing efforts, it might seem daunting—and even risky—to try to show your rental property to prospective new tenants. In many areas around the country, residential rental properties are still being listed and rented. Many "stay-at-home" orders exempt necessary real estate activities, as people still need a place to live—you might even land an ideal tenant during these less-than-ideal times.
Vacancies, Showings, and Keeping the Lights On While your rental property might not be your first priority in a crisis, you're still a landlord if you have rental properties and tenants. That means you have a duty to current and prospective tenants, and a goal of keeping your business running under trying circumstances.
If you have a vacant unit, this could be a blessing in disguise. There is no rule you have to advertise and show it right away. You can delay showing and filling the unit if it is possible for you financially. However, it might Before you decide to show a rental property, not be realistic or possible for you to leave a unit vacant for the foreseeable future (as check your local and state restrictions on mortgage, utility, insurance, and repair bills business services and activities. With a few continue to mount). If you have a vacant unit precautions, landlords can protect themselves, keep their businesses going, and and plan to leave it vacant for a bit, consider 18 / Property Management Tools & Tips
keypad lock that doesn't require actual keys—this way, if virus-related concerns persist and you want to rent the unit, you can simply let the new tenant know the lock code instead of having to transfer physical keys.
example, you can arrive at the unit, and text or call the prospect to let them know it's ready to enter. For the High-Tech Landlord: You could leave some spray disinfectant or Although you want to meet potential tenants wipes at the doorway so the prospect can in person under normal circumstances, wipe down surfaces they might touch. Stay you're probably reconsidering how outside or in your car. Be sure to put the necessary it is right now. If you can take application on the counter for the prospect advantage of technology, you can eliminate to fill out and leave. Repeat the process for the need for technical "in person" contact. the lease signing. Swap the keys (at a For example, you can answer questions distance) for the check and signed lease. online or on the phone. Consider using apps (These extra efforts might be the nudge you like Skype, Zoom, and Google Hangouts to need to move into the new era of online arrange face-to-face digital interviews with applications, leases, payments, and promising applicants. property management.) As for showings, by using comprehensive online photos as well as property management software and apps, you can virtually show the rental, evaluate an application, and sign a lease without ever meeting the tenant in person. You can even collect a deposit and first month's rent electronically—try services such as PayPal, Zelle, and Venmo. After you secure a tenant, you'll set a time to meet to hand over the keys. Then you can leave keys in the door and wait in the parking lot until they arrive.
Outside Assistance for Landlords
For the Low-Tech Landlord:
As a landlord, if, despite your efforts to rent, you're unable to find a tenant, seek help. Landlord and small business assistance programs are emerging. And, don't hesitate to contact your lender if you are concerned about possibly defaulting on your mortgage—most lenders have expressed a willingness to work with homeowners during this time of crisis.
Review recommended social-distancing procedures, and develop a plan for how to best show your rental. Before you meet a prospective tenant at the property, explain on the phone how you'll show the unit to ensure maintaining social distance. For
There is financial hope ahead. The very recent coronavirus stimulus package might provide most renters with some income to pay rent and, combined with enhanced unemployment benefits, could help tenants bridge their rent payments until the worst of the economic fall out passes. If you come across any tenant assistance programs that a potential renter of your vacant unit might qualify for, you could note these in your advertising.
19 / Property Management Tools & Tips
6 Financial Tips for Landlords during COVID-19 From: tsci.com Times are tough for many around the nation right now, especially with a large part of the workforce being unemployed. While we can all hope that things return to normal soon, this “new normal” will likely be our reality for quite some time. Without an official end date for the COVID-19 crisis, many landlords are worried about being able to maintain their properties, pay their insurance and property taxes, and make mortgage payments. Fortunately, there are a number of things you can do to make sure that you’re still able to meet your financial obligations – while helping your tenants at the same time.
local regulations to find out the timeframe they’re supposed to do this in. If you have tenants that won’t be able to pay rent, you may be able to work with them to set up payment plans while keeping in line with your local laws.
Encourage your tenants to pay what they can
If you have tenants who are affected by COVID-19 in some way, work with them to see if they’re able to make partial payments. For example, if a tenant has lost half their income, offer them half off their rent until this is over. Be sure to let them know in writing that their partial Communicate with your tenants payments don’t satisfy their full rent obligation, though. Once they’re working In many areas, tenants are required to give their landlords notice if they aren’t again, you can prorate the amount they able to pay rent due to COVID-19. While owe over a period of 6-12 months and add it to their normal monthly rent it’s likely that many tenants will let you payment. know, you may still want to check your 20 / Financially Speaking
Payment plans
SBA Economic Injury Disaster Loans (EIDL). This 30-year loan offers up to If a tenant is unable to pay all or some $2 million in assistance for rental of their rent, you may be able to work property owners and is available in all with them to come up with a payment U.S. states and territories. The interest plan. For example, if the rent is $1,500 rate is 3.75% and no payments are per month, they may be able to pay necessary for the first 12 months. The $250 per over the next 6 months. If funds must be used for working capital they still aren’t able to pay their rent needs. the following month, you can extend the payment period for an additional 6 Offer virtual tours and rental months. If they start working regularly incentives again, you can tack on the additional It may be difficult to fill vacancies right $250 to their normal monthly payment now, especially with social distancing. until the full amount has been repaid. One solution is to offer live virtual tours
Check with your lender
of your vacant units. These can be done over Facetime, Zoom, or other One of the biggest fears for many video chat apps and work much the landlords right now is that the loss of same as if you were showing the unit rental income could lead to defaulting in person. You can point out the on their mortgage payments. If you’re features of your property, like new concerned about this, reach out to your cabinets or appliances, and answer lender and be transparent about the questions in real-time. If you’re having situation. Let them know how much trouble filling vacancies, you may also income you’ve lost per property, your want to consider offering rental monthly expenses, and how much incentives, like a month of free rent, you’ll be able to pay each month to waiving the security deposit, or offering avoid defaulting. Your lender may be a free parking spot for a year. willing to lower your monthly payments or help you qualify for a low-interest loan to help pay for the difference.
Check if you qualify for a government loan If your lender is unwilling to work with you, you can look into whether you qualify for a government loan, like 21 / Financially Speaking
Energy conservation: 10 ways to save energy From: energysage.com There are many different ways to reduce your household’s energy use, ranging from simple behavioral adjustments to extensive home improvements. The two major motives for conserving energy are to save on utility bills and protect the environment. Here are the ten most common ways to conserve energy and save electricity in your home, listed from the simplest to the most intensive methods.
you do not necessarily need to go out and purchase energy efficient products. Energy conservation can be as simple as turning off lights or appliances when you do not need them. You can also use energy-intensive appliances less by performing household tasks manually, such as hang-drying your clothes instead of putting them in the dryer, or washing dishes by hand.
The behavior adjustments that have the What is energy conservation? highest potential for utility savings are turning down the heat on your thermostat in the At its core, energy conservation is the winter and using your air conditioner less in practice of using less energy in order to lower the summer. Heating and cooling costs costs and reduce environmental impact. This constitute nearly half of an average home’s can mean using less electricity, gas, or any utility bills, so these reductions in the other form of energy that you get from your intensity and frequency of heating and utility and pay for. With finite energy cooling offer the greatest savings. resources available on our planet, actively conserving energy when possible is There are tools you can use to figure out where most of your electricity is going in your beneficial individually and to our larger home and which appliances are using the energy systems. most electricity on a day-to-day basis.
1. Adjust your day-to-day behaviors
To reduce energy consumption in your home, 22 / Get Energy Efficient
2. Replace your light bulbs Traditional incandescent light bulbs consume an excessive amount of electricity and must be replaced more often than their energy efficient alternatives. Halogen incandescent bulbs, compact fluorescent lights (CFLs), and light-emitting diode bulbs (LEDs) use anywhere from 25-80 percent less electricity and last 3 to 25 times longer than traditional bulbs. Although energy efficient bulbs are more expensive off the shelf, their efficient energy use and longer lifetimes mean that they cost less in the long run.
wasteful energy use from heating and cooling without upgrading your HVAC system. On average, a programmable thermostat can save you $180 per year. Programmable thermostats come in different models that can be set to fit your weekly schedule. Additional features of programmable thermostats can include indicators for when to replace air filters or HVAC system problems, which also improve the efficiency of your heating and cooling system.
5. Purchase energy efficient appliances
On average, appliances are responsible for roughly 13% of total household energy use. When purchasing an appliance, you 3. Use smart power strips should pay attention to two numbers: the “Phantom loads,” or the electricity used by initial purchase price and the annual electronics when they are turned off or in operating cost. Although energy efficient appliances might have higher upfront standby mode, are a major source of purchase prices, their operating costs are energy waste. In fact, it is estimated that often 9-25% lower than conventional 75% of the energy used to power household electronics is consumed when models. they are switched off, which can cost you When purchasing an energy efficient up to $200 per year. Smart power strips, appliance, you should look for appliances also known as advanced power strips, with the ENERGY STAR label, which is a eliminate the problem of phantom loads by federal guarantee that the appliance will shutting off the power to electronics when consume less energy during use and they are not in use. Smart power strips when on standby than standard models. can be set to turn off at an assigned time, Energy savings differ based on the during a period of inactivity, through specific appliance. For example, ENERGY remote switches, or based on the status of STAR certified clothes washers consume a “master” device. 25% less energy and 45% less water than conventional ones, whereas ENERGY 4. Install a programmable or STAR refrigerators use only 9% less smart thermostat energy. A programmable thermostat can be set to automatically turn off or reduce heating and cooling during the times when you are asleep or away. When you install a programmable thermostat, you eliminate
23 / Get Energy Efficient
6. Reduce your water heating expenses Water heating is a major contributor to your total energy consumption. Other than purchasing an energy efficient water heater, there are three methods of reducing your water heating expenses: you can simply use less hot water, turn down the thermostat on your water heater, or insulate your water heater and the first six feet of hot and cold water pipes.
can reduce unnecessary heat loss by 10 to 20 percent. You should especially consider storm windows if your region experiences frequent extreme weather events.
In warmer climates, heat gain through windows may be a problem. In addition to If you are considering replacing your water minimizing heat loss, low-e coatings on heater with an efficient model, you should windows can reduce heat gain by reflecting keep in mind two factors: the type of water more light and lowering the amount of heater that meets your needs and the type of thermal energy that enters your home. fuel it will use. For example, tankless water Depending on where you live, ENERGY heaters are energy efficient, but they are also STAR windows can save you $20-$95 each a poor choice for large families as they year on your utility bills. Window shades, cannot handle multiple and simultaneous shutters, screens, and awnings can also uses of hot water. Efficient water heaters can provide an extra layer of insulation between be anywhere between 8% and 300% more your home and outside temperatures, leading energy efficient than a conventional storage to even more energy conservation. water heater.
7. Install energy efficient windows Windows are significant source of energy waste - they can add up to 10-25% of your total heating bill. To prevent heat loss through your windows, you can replace single-pane windows with double-pane products instead. For homes in colder regions, gas-filled windows with “low-e” coatings can significantly reduce your heating expenses. In addition, interior or exterior storm windows 24 / Get Energy Efficient
8. Upgrade your HVAC system
An HVAC system is composed of heating, ventilation, and air conditioning equipment. Heating alone is responsible for more than 40% of home energy use. Because homes in Northern regions are exposed to much colder temperatures during the year, ENERGY STAR gas furnaces have different specifications in the northern and southern halves of the United States.
Upgrading to a “U.S. South” ENERGY STAR certification can save you up to 12% on your heating bill, or an average of $36 per year. ENERGY STAR furnaces in the northern half of the U.S. are labeled with the standard ENERGY STAR logo and are up to 16% more energy efficient than baseline models. This translates to average savings of $94 per year on your heating bill in the Northern U.S.
techniques that typically offer a return on investment in less than a year. Air leaks can also occur through openings in the wall, floor, and ceiling from plumbing, ducting, or electrical wiring. Air leaking out of your home is most often from the home interior into your attic through small openings. Whether it is through ducts, light fixtures, or the attic hatch, hot air will rise and escape through small openings. As the natural flow of heat is from warmer to cooler areas, these small openings can make your heating bill even higher if your attic is not sufficiently insulated. To reap the full amount of savings from weatherization, you should consider fully insulating your home.
Air conditioning, by comparison, isn’t a significant contributor to energy bills – on average, it only makes up six percent of the total energy use of your home. ENERGY STAR central air conditioning units are eight percent more efficient than conventional models. Air conditioning systems are usually integrated with heating systems, which means 10. Insulate your home that you should purchase your new furnace and air conditioner at the same time in order to Insulation plays a key role in lowering your ensure that the air conditioner performs at its utility bills through retaining heat during the maximum rated energy efficiency. winter and keeping heat out of your home Upgrades to the third component of an HVAC during the summer. The recommended level of heat resistance, or “R-value,” for your system – ventilation – can also improve your insulation depends on where you live. In energy efficiency. A ventilation system is warmer climates, the recommended R-value is composed of a network of ducts, which much lower than for buildings located in colder distributes hot and cold air throughout your home. If these ducts are not properly sealed or regions like the Northeast. insulated, the resulting energy waste can add The level of insulation you should install hundreds of dollars to your annual heating and depends on the area of your house. Your attic, cooling expenses. Proper insulation and walls, floors, basement, and crawlspace are maintenance on your ventilation system can the five main areas where you should consider reduce your heating and cooling expenses by adding insulation. Use the Home Energy up to 20%. Saver tool for recommendations based on the specifications of your home, or find general 9. Weatherize your home regional recommendations on the Department Weatherizing, or sealing air leaks around your of Energy’s webpage on insulation. home, is a great way to reduce your heating Why conserve energy in the first place? and cooling expenses. The most common sources of air leaks into your home are vents, Energy conservation is important and windows, and doors. To prevent these leaks, beneficial for many reasons. You can save you should ensure that there are no cracks or money, increase your property value, openings between the wall and vent, window, and protect the environment all through simple or doorframe. energy-saving measures. These are great benefits you can gain from saving energy no To seal air leaks between stationary objects, matter your exact motivation for conservation such as the wall and window frame, you can in the first place. By simply taking a small step apply caulk. For cracks between moving objects, such as operable windows and doors, towards living a more energy-conscious lifestyle, you can begin to enjoy all of the perks you can apply weather stripping. Weather of being energy efficient. stripping and caulking are simple air sealing 25 / Get Energy Efficient
Legal Tips for First Time Landlords From: rocketlawyer.com Becoming a first time landlord can be a lot of
tenant, the Lease Agreement protects you and
work, but there’s also the promise of a lucrative gives you legal rights that would be more business (and regular rent checks). When
difficult to prove without documentation. It also
you’re first starting out, beyond the basics of
makes it clear that both parties have agreed to
getting the property purchased and ready to
specific terms that you can both reference later
rent out, remember that setting yourself up for
if there is a dispute.
success also means having the proper legal protections in place—and being proactive with legal issues could save you from big legal bills and hassles down the road. Here are some guidelines to help protect yourself when you’re starting out as a new landlord.
Get a security deposit. Collecting a security deposit communicates to the new tenant that you care about the condition in which the tenant keeps your property. It also gives the tenant motivation to keep the property in the same condition in which it was first rented. If the tenant doesn’t
Put it in writing.
keep the property in good condition or
It seems simple, but putting everything in
damages it, you may be able to keep a portion
writing can be the smartest thing you ever do
or all of the deposit to pay for repairs or
as a landlord.
additional cleaning. Make sure you have the
The most important item to put in writing is the Lease Agreement between you and the tenant. If you ever have problems with the
26 / The Legal Corner
tenant fill out a Renter’s Inspection Worksheet when the tenant first moves in to reduce disputes about the initial condition of the apartment.
Know the tenant financially.
Understand your rights as a
It’s your responsibility to vet your potential
landlord.
tenants. Start by having them complete
Although the renter has rights, so does the
a Rental Application, which will help you
landlord. For example, you should be able to
collect the information you need to screen
enter the property when necessary for
your potential tenants. Next, take the time to
maintenance with the appropriate amount of
verify their good credit and their employment,
notice given to the tenant. You also have the
which will help you determine their ability to
right to evict a tenant if they are not upholding
pay the rent. Keep in mind that it’s much
their end of the lease. You can use
easier to find another potential tenant than it
an Eviction Worksheet in this case, but before
would be to evict a tenant who can’t pay the
you get in this situation, it’s smart to
rent. Of course, you also need to follow any
understand the legal process for evicting a
laws that protect tenants against housing
tenant in your city and state, since it varies by
discrimination, but the inability to pay the rent
locality.
generally can be used to disqualify a potential tenant. You may also use a Letter to Request Understand the Tenant's rights, and a Credit Reference to verify the prospective tenant's good credit, and/or ask the tenant's employer for a Salary Verification Letter.
your obligations to protect them.
Familiarize yourself with your state’s laws that protect the tenant’s rights, and any applicable city or county laws that might affect
Understand key lease terms, like
you. Consult the Hud.gov Tenant Rights
rent, maintenance, utilities, etc.
resources by state to find out more about the
Make sure you know and follow the terms of
laws in your area.
the lease you’ve signed. If you create a
This article contains general legal information
document and then flaunt the terms, your
and does not contain legal advice. Rocket
tenant could take you to small claims court
Lawyer is not a law firm or a substitute for an
and you could be found liable. You could also attorney or law firm. The law is complex and get in trouble with local housing authorities. In changes often. For legal advice, please ask a addition, if you don’t follow the lease terms (by lawyer. not maintaining the property, for example), it makes it harder to enforce regulations of the lease that you do want the tenant to follow— like paying the rent on time.
27 / The Legal Corner
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About Us Advocates For Property Owners The Connecticut Property Owners Alliance is composed of experienced property managers, realtors and landlords working together to improve the business conditions for rental property owners. The Alliance saves its members money on essential real estate services, reviews and testifies on pending legislation & law changes and offers its members workshops and meetings on topics that impact landlords.
Why The Property Owners Alliance Was Formed The Alliance strives to ensure your success in real estate by: •
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