Home Leasing Guide Skybox Realty
Hwang | 415.216.8746 | dre 01371169 | paul@skyboxrealty.com |
The Leasing Process
This graphic illustrates a typical example of the leasing process from start to finish.
Initial Consultation
FIRST STEPS
• Understand objectives, priorities, & time frames
• Discuss leasing process overview
• Examine local rental market conditions
• Define agency relationship
• Define how we will work together
• Skybox typically charges 8% of the annualized lease for tenant procurement
• Preview the home to create maintenance checklist
• Is the home currently tenant occupied? If so, discuss showing schedule & preferences with the current tenant Preview Home
Paul Hwang | 415.216.8746 | dre 01371169 | paul@skyboxrealty.com | www.paulhwang.com
• Make necessary repairs
• Fresh coat of paint, if needed
• Full move out cleaning after previous tenant or owner, if needed
• Skybox coordinates with all appropriate vendors to ensure a smooth, stress free process
PREPARE
• We schedule & coordinate photography with a professional
• We don’t believe in DIY photography, even for rentals
Advertising
MARKETING
Client Database
• We have 25+ web partners to help market your home to the largest pool of tenants
• Combination of traditional & digital marketing channels
• Well designed content
• We post your home on the Top Agent Network
• Send to potential tenants in our client database
• Share with other Skybox agents
Paul Hwang | 415.216.8746 | dre 01371169 | paul@skyboxrealty.com | www.paulhwang.com
Showing
• Can show your home in minutes from our staffed, South Beach sales office
• Private, showings with all prospective tenants
• Show until we find a qualified tenant
• Coordinate showings with existing tenant, if applicable
LEASING & MOVE-IN
Qualifying
• Review applications
• Verify employment & income
• Check credit & references
• Provide general feedback and impressions of each prospective applicant
Leasing
• Draft lease paperwork and building specific rental rules and documents
• Send necessary paperwork to the HOA
• Coordinate keys & move-in
• Schedule move-in/move-out inspections
• Follow up to negotiate lease extensions, etc. as needed going forward if opted-in to property management
Prepare Your Home For Leasing
To secure the highest quality tenants and maximum rental return, your property needs to be presented in its best possible condition. A quality property will attract a quality tenant.
HOME MAINTENANCE
Several home maintenance items should be considered before leasing your property. We can coordinate all appropriate vendors to have these repairs done efficiently and cost effectively.
1. Appliances & Fixtures: Are all appliances in working order? It is best to make any necessary repairs to appliances and fixtures before a tenant moves in to save time and money. Additionally, replacing filters in fridges and HVAC units is also recommended.
2. Paint: A fresh coat of paint makes a world of difference when marketing a property and is thus a recommended step.
3. Lighting: Make sure older lightbulbs are replaced so you don’t have to do it right after a tenant moves in.
4. Blinds: Tenants always ask for blinds, particularly in highrise units. Consider installing them before a tenant moves in.
5. Alarms & Detectors: Make sure smoke alarms and carbon monoxide detectors are installed and in working condition.
6. Personal Property To Be Included: It is important to clearly identify all personal property that will be included in the rental, if any. These will be outlined in the lease as well.
7. Cleaning: A thorough move-out cleaning is needed before a tenant moves in. This includes cleaning inside all appliances and cabinets.
Rights & Responsibilities
A lease agreement spells out each party’s obligations during the tenancy. There are responsibilities each party must adhere to by law.
THE LANDLORD IS TYPICALLY RESPONSIBLE FOR
• Following all local housing codes and other rules specific to a building’s HOA (CC&RS, Rules & Regs, etc)
• Making sure the property is clean, safe, and sanitary
• Conducting repairs in a timely manner
• Following lease responsibilities, such as maintenance of appliances or gardening if applicable
• Water & garbage utility costs - if a condo, this is usually already covered by your HOA payments
• Property management fees, if applicable
THE TENANT IS TYPICALLY RESPONSIBLE FOR
• Following the terms of the lease agreement
• Following all building specific rules & regulations
• Paying rent on time
• Taking reasonable care and maintaining cleanliness of the rental property and reporting issues in a timely manner
• Not disrupting the neighbors or causing problems within the building
• Electricity, cable & internet utility costs
• Properly disposing of trash
Paul Hwang | 415.216.8746 | dre 01371169 | paul@skyboxrealty.com | www.paulhwang.com
Property Management
Separate from tenant procurement, property management covers ongoing maintenance on your property after tenants have moved in. As buildings and homes begin to age, more problems begin to arise.
PROPERTY MANAGEMENT
Skybox offers property management as a non contractual courtesy for the first 30 days after a new tenant moves in if Skybox was hired for tenant procurement. For continued property management, the subsequent months cost either $179, $259, or $359 per month, depending on the rent rate. Request our pricing sheet for specifics. Below is a list of items that property management can help with.
• Plumbing Issues: This can include leaks, replacing garbage disposals, unclogging sinks, replacing toilet flappers, tightening or replacing fixtures, etc.
• Appliance Issues: This can include repairs, diagnostics, and coordinating of purchasing and installing replacements
• Window Treatments: Scheduling repairs, schedule steam cleaning, or coordinating design and install of new window treatments.
• Flooring: Professional steam cleaning or spot repairs on both hardwood and carpets. Replacing hardwood or carpet flooring if needed.
• HVAC: Scheduling servicing and replacement of hvac units, filters, etc as needed.
• Electrical: Bulb replacement, fixture install, light switch repair/ upgrade
• HOA: Ensuring tenants adhere to HOA Rules & required inspections. Scheduling loading docks, completing ACC apps, etc as needed.
Paul Hwang | 415.216.8746 | dre 01371169 | paul@skyboxrealty.com
Frequently Asked Questions
The following are the most common questions we receive in regards to leasing property.
WHAT ARE YOUR FEES?
Our typical rental commission fee is 8% of the annualized lease, about one month of rent. This fee is only payable after we find a suitable tenant. If you opt-in to our optional property management services, extensions or renewals for the same tenant are included. We cover all our marketing costs including high quality photography for all our rental listings.
HOW LONG WILL IT TAKE TO RENT MY PROPERTY?
In our experience, properties that are well presented, professionally marketed, priced according to market conditions, and represented by a professional agent, will stand out from the crowd and will therefore attract a quality tenant faster. Seasonality is also a consideration, so we recommend trying to avoid starting a lease during the holidays.
HOW DO YOU QUALIFY TENANTS?
We look for tenants that make enough money to adequately cover the rent and that will maintain your property. To do this we have a comprehensive application, verify income & employment, check credit and references, and make sure they are in good standing with past landlords.
Paul Hwang | 415.216.8746 | dre 01371169 | paul@skyboxrealty.com | www.paulhwang.com
WHERE DO YOU ADVERTISE?
We have over 25 web partners and your home will be posted and syndicated through their networks. We have found the best success with posting on our website, on the MLS, on craigslist, on Zillow & Trulia, on Zumper, on building specific boards, on the Top Agent Network, among others.
WHO PAYS WHAT?
The tenant is responsible for paying cable, internet, and electricity utility fees in addition to any move-in/move-out fees associated with the HOA. The landlord is responsible for paying their monthly HOA dues as well as their normal mortgage and property tax payments.
WHAT IF I WANT TO SELL THE PROPERTY?
You are still entitled to sell your property with a tenant. The standard California lease states the landlord can sell the property and can show the property with minimum 24hrs written notice to the tenant. We maintain open communication with the tenants to streamline this process and coordinate showings for minimum disruption. Should the property sell with the tenant, the lease will pass over to the new owner.
DO I NEED INSURANCE?
A condo building requires a homeowner to carry insurance, since your association’s policy will not cover your belongings or provide you with personal liability coverage if someone is harmed inside of your residence. HO-6 is a good option. In addition, we include in all our leases that the tenant is required to carry renter’s insurance for the duration of the lease.
Tax Considerations
There are tax benefits to rental / investment properties. Rental property isn’t subject to self-employment tax like other home businesses unless you’ve formed a corporation. Here are some tips for maximizing your return on your taxes.
WHAT CAN YOU CLAIM?
• Repairs & maintenance / painting of the home between tenants
• Cleaning of the home between tenants
• Advertising & marketing fees
• Property insurance
• Property tax
• Legal expenses
• Skybox commission fees + property management fees
• Utility expenses (water, garbage)
• Mortgage Interest
• Depreciation due to wear & tear
WHAT IS A 1031 EXCHANGE?
The term 1031 Exchange is defined under section 1031 of the IRS Code.
To put it simply, this strategy allows an investor to “defer” paying capital gains taxes on an investment property when it is sold, as long as another “like-kind property” is purchased with the profit gained by the sale of the first property.
To qualify for a 1031 Exchange, a property must have been a rental property for at least two years. Contact your CPA for more information.
Paul Hwang | 415.216.8746 | dre 01371169 | paul@skyboxrealty.com | www.paulhwang.com
WHAT IS A DEPRECIATING ASSET?
A depreciating asset has a limited effective life and can reasonably be expected to decline in value over the time it is used. Contact your CPA to discuss specifics in the case of your property. Some examples are:
• Floor coverings
• Heating & cooling
• Appliances
• Hot water systems
• Lights
• Many more!
San Francisco Requirements
Every county and city may have specific requirements for rentals or Rent Ordinances. Consult your local jurisdiction. In San Francisco, the below laws apply:
INTEREST IS DUE ON SECURITY DEPOSITS
In San Francisco, interest is due on security deposits and should be paid out each year. The rate of interest is set each year (reset date is March 1st) and the list of all previous rates can be found on the SF Rent Board or SF GOV website.
Interest is not due if the tenant was there for less than one year. If interest is not paid out each year, landlords should pay it out with the return of deposit when a tenant moves out.
California passed laws in 2024 (AB12) that limit the amount landlords can charge for security deposits to one month regardless of whether the unit is furnished or if there is a pet. Exemptions exist if you own two or less rental properties in California.
Hwang | 415.216.8746 | dre 01371169 | paul@skyboxrealty.com
LANDLORDS MUST PAY A RENT BOARD FEE ANNUALLY
If you are an owner of a residential dwelling unit or guest unit, you must pay a Rent Board Fee each year unless you have a current exemption on file with the Rent Board or a Homeowners’ Exemption on file with the Office of the Assessor-Recorder.
While this fee was previously collected on the property tax bill, owners must pay this fee to the Rent Board directly as of 2022 by March 1st of each year. Payment can be made through the Rent Board Portal. The fee is $59 per dwelling unit at the time this book was published.
By registering your unit and paying the Rent Board Fee, you will receive a license that will allow you to increase rent in San Francisco. Without the certificate, you technically are not able to increase rent.
You must update your reporting to the city if the status of the property changes.
Move-In Checklist
Moving can be a stressful time, we recommend that you prepare for your move as soon as possible. Below is a checklist of recommended steps to ensure that your move-in goes as smoothly as possible.
ADDRESS CHANGE NOTIFICATION
• Post Office Forwarding Address
• Subscriptions
• Friends & Relatives
• Bank & Other FInancial Institutions
• Plan for special care needs of infants or pets Before You Leave
INSURANCE, SERVICES & RECORDS
• Notify Insurance of new address for coverage
• Gas, electric, water, phone, cable, garbage, Internet, newspaper, etc.
• Ask Doctors for referrals / transfer prescriptions, eyeglasses, etc.
• Obtain Birth Records, Medical Records, etc.
MOVING COMPANY
• Make arrangements with a moving company
• Clean rugs or clothing before moving / have them moving wrapped
• Check Insurance coverage, labor cost for packing / unpacking, method and time of expected payment
Paul Hwang | 415.216.8746 | dre 01371169 | paul@skyboxrealty.com | www.paulhwang.com
On Moving Day
THINGS TO REMEMBER
• Carry jewelry & documents on your person
• Double check closets, drawers, and shelves for items left behind
• Plan for transporting pets
• Coordinate leaving old keys with new owner / tenant
• Carry cash for unexpected costs during the day
After The Move
AT YOUR NEW ADDRESS
• Check if service is switched on for telephone, Internet, cable, gas, electricity, water, garbage, etc.
• Check pilot light on stove, hot water heater, and furnace
• Check if appliances are working
• Notify DMV of new address update for your driver’s license
• Visit city offices and re-register to vote
• Register car within five days after arrival in state to avoid penalty (only for those moving from another state or country)
• Apply for a driver’s license in your new state (if applicable)
• Register children in school
• Arrange for medical services: doctor, dentist, vet, etc.
Paul Hwang
Paul is the #1 Ranked Agent in the South Beach area for 14 years running. Other brokers and potential buyers call Paul daily with new inventory, giving him a unique advantage in a competitive market.
TESTIMONIALS
“I have sold many homes in my life and Paul Hwang is the best I’ve ever dealt with . His advice and responsiveness are unsurpassed. He went above and beyond in every way and his staff did the same creating great marketing brochures to help with my sale - even the sale of my furnishings. I would recommend Paul and his team without reservation.”Becky
“ Paul doesn’t just know the market for high end condos in SF, he is the market. ” - Isaac
“Paul is indisputably the most experienced broker (sell or buy-side) at The Infinity in San Francisco. And a very good, ballsy price-setter and negotiator. At the end of the day, a broker/salesperson is easy to ratedo they get the deal done on good terms - and so it’s easy to give Paul top marks everywhere. ”
- Steve
Paul Hwang | 415.216.8746 | dre 01371169 | paul@skyboxrealty.com | www.paulhwang.com Paul Hwang
“ Paul is hands-down the best broker in SoMA / South Beach. ” - Peter
