Over the years I have met with many potential clients in the process of turning their primary home into an investment property.
These homeowners don’t always necessarily know what they need to do to get the property ready for the Rental Market and in many cases, they’re planning to go well beyond what is actually needed.
While there are some improvements worth focusing on, a lot of work and expense can be avoided when remembering that not every addition or improvement will translate to a good return on investment. Especially where it won’t appeal to prospective tenants who we’re trying to attract.
“My MAIN takeaway advice from this post is to get a Property Manager through your property, any property manager. Have them do a walk through and point you in the right direction as you prepare to list your property. Get thier reccomendations as to what you need to do and what you don’t”
What you need from them are some practical ideas, suggestions, and recommendations and for them to really guide you as to where to concentrate your efforts if any is needed at all.
Bounce your ideas, and what you’re thinking of doing off of them, they’ll know whether it’s worth doing or not.
So Many of these new investors come with horror stories that they’ve heard from family, friends or colleagues about the difficulties of being a landlord so this is a good time to get to know potential property managers at the same time.
Let’s be real, not every tenancy runs smoothly but start off by doing these three things then you’ve covered your bases and you’re setting off knowing you’ve done as much as you can do in preventing any possible issues.
Learn a little about being a Landlord here
Get Landlords Insurance i.e. there’s a blog on that too here
Prepare the property for rental i.e. You’re reading it now, well done you.
So, you’ve packed and ready to go and you’ve got your Property Manager lined up, sure they’ve given you their recommendations ahead of this stage, but here are mine.
- Paint, Carpet & Blinds
Nothing gives a property a refresh like these.
Even just a coat of paint helps to appeal to tenants when they come through the property. Nothing takes away the appeal of a property like marks, peeling paint, cracks and worse of all any signs of mould.
Consider a fresh coat of paint as a bare minimum and the rest as needed.
The advantage of providing new paint, carpet or blinds is that it’s easy to document the condition that property was given to a tenant. Like starting off with a clean slate.
- My word on Improvements
What does your property need? Well, that list can be endless so don’t think about it. Saying that though, tenants want:
– Storage so linen and built ‘ins do the trick
– Dishwashers, they love these just remember you’ll have to maintain it
– Ample kitchen bench space and storage
– Fresh paint
Most of all… Cleaning. Up next, because this stands out even just during your open house inspections.
The list can be endless here but do your best with the resources and time you have on hand. I will say though if you’re not good an DIY stay away because something done poorly is obvious, and then detracts all appeal to the property.
You can and should expect to get your property back similar to how it was handed to tenants less some wear and tear. Be sure that it’s clean and ready for your future tenants. If needed hire a professional as that also proves the property was cleaned prior to the beginning of a tenancy, so hold on to any invoices.
You should ensure the property is left free of any rubbish or unwanted items.
If you’re anxious, take your own photos of the condition of the property when it’s ready to hand to the agent.
- Repairs, Smoke Alarms & Keys
If you’ve been putting up with an oven light that doesn’t work or a leaking tap, now’s the time to sort these out.
Make sure all your repairs are done before putting a tenant in or you can promptly expect a call requesting this repair once tenants are in.
Make sure all of your light globes are working.
This is also the time to be Replacing smoke alarms or their batteries as well as making duplicates of keys so you can have sets ready for the agent and future tenants.
You might consider putting this step first if you’re happy with the presentation which you’re living there, alternatively, you can get your property photographed vacant or with Virtual furniture set up.
Either way, professional photography is a must these days.
Your advertising will appeal to so many more tenants. Professional photography is relatively inexpensive these days and a set of photos can be reused again and again until any major changes are made to the property. Definitely a must to get noticed.
If you have a floor plan from when you bought the property, this is always handy too.
Get a quote for a set of photos from your Agent, I find 5-7 shots do the trick.
- Pricing your Rental Property
You should be provided with a refined guide of how much rent you should expect when listing your property, a Rental Appraisal.
Ultimately you want a range that’s been refined down within $20 – $50pw.
If you’re getting a few opinions, as you should, then be concerned if an agent is appraising your property a lot higher than any others.
Some do overprice their estimates in order to secure the business but this can lead to a longer time on the market and therefore a vacancy period where you’ll likely need to drop the rent as you go.
If you really want to “test” the market at a higher rent, do it for a week or two at most and then reduce! Your agent should be able to gage the interest and get feedback on price from prospective tenants, they’re usually spot on after having seen many properties!
If you have to test the market that’s fine but your properties advertising listings will go stale in the meantime and your ad placement will fall further down on the major sites.
A couple of tips;
- Keep your power on and connected until new tenants are found.
- Make sure you or your agent isn’t letting mail pile up while the property is vacant
That’s keeping it simple in order to get your property ready to go live on the rental market, your agent should be able to guide and assist with all of these steps and make sure they’re getting ticked off along the way inline within your deadlines
If you’re in need of opinion as to what your property might need, feel free to reach out for a Free Appraisal where I can Inspect and assess if you really need to make those improvements you’re thinking about and what they might mean for your bottom line.
Lastly, if you want to know what a Property Manager does well I’ve got a blog on that too here, might help convince you that you need one.
All the best and reach out if you need me 🙂
Antonio @ TMA