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BY LUCAS HALL HOW TO ENSURE A FLAWLESS MOVE-IN / MOVE-OUT

How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

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Page 1: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

BY LUCAS HALL

HOW TO ENSURE A

FLAWLESS MOVE-IN / MOVE-OUT

Page 2: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

SPEAKERLucas Hall, PMP • Landlord, ~10 yrs

• 4 Properties / 17 Tenants

• Founder, Landlordology

• Community Mgr, Cozy

• Not a Lawyer :)

Page 3: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

www.landlordology.com

Page 4: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology
Page 5: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology
Page 6: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

www.cozy.co

Page 7: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

WE’RE EVERYWHERE

Page 8: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

FLAWLESS MOVE-IN / OUT

Page 9: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

MOVE-IN / MOVE-OUT

Page 10: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

RENEWAL / MOVE-OUT1. Require 60 day notice of non-

renewal on fixed-term leases

2. Don’t always raise the rent

3. Provide instructions / cleaning list

Page 11: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology
Page 12: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

LISTINGS / SHOWINGS1. Host showings 4-6 weeks out

2. Craigslist & Postlets are still #1

3. Pictures… Ohhh, Pretty!

4. Host a “Landlord’s Open House”

Page 13: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology
Page 14: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

APPLICATIONS1. Use online applications

2. Applications from ALL adults

3. First qualified applicant, recommended but not lawwww.landlordology.com/order-of-applicants/

Page 15: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology
Page 16: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

REVIEW / SCREENING1. Able and willing to pay rent?

2. Ask landlords; “would you rent to them again?”

3. Federal: Race, Color, Religion, Sex, National Origin, Familial Status, Disability

4. Local (CA): Sexual Orientation, Martial Status, Ancestry, Source of Income, Citizenship

5. Sex Offender is not a protected class; www.nsopw.gov www.landlordology.com/sex-offenders-not-protected-class/

Page 17: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

APPROVAL / REJECTION1. Congratulate by phone (Exciting!)

2. Reject by phone & email/written

3. If rejected based on credit = free report

Page 18: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology
Page 19: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

DEPOSITS1. Collect deposit before or at lease signings

2. Document deposit in lease or w/ receipt

3. Holding deposit first, then damage deposit

4. Max. 1-2 months’ rent - or unspecified

5. Don’t commingle funds!!!www.landlordology.com/how-to-properly-handle-security-deposits/

Page 20: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology
Page 21: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

LEASES1. Use a rock-solid lease, stick to it

2. Every adult signs w/ joint & several liabilitywww.landlordology.com/what-is-joint-and-several-liability/

3. Review entire lease w/ applicants & use e-signature tools: HelloSign, SignNow, DocuSign (ESIGN 2000)

4. Mandate online & automatic payments

5. Provide a copy of the lease to tenants

Page 22: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology
Page 23: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

MOVE-OUT1. Provide an INITIAL inspection if requested (CA

§§1950.5(f))

2. 48 hour notice of INITIAL inspection, no sooner than 2 weeks prior to lease end (CA §§1950.5(f))

3. Don’t throw away abandoned personal property (CA §§1965, 1980 - 1991)

4. FINAL inspection should happen within 24 hours after move-out / return of keys

Page 24: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology
Page 25: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

CLEANING / REPAIRS1. Utilize move-in/out times: 10am/2pm

2. Line up contractors prior to lease end

3. Use a lockbox for trusted contractors

4. Keep receipts and estimates

5. Time is Money - Work hard & fast

Page 26: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology
Page 27: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

PRE-PAID RENT1. Maximum one month’s pre-paid

rent (first month’s rent) (CA Handbook)

2. Last month’s rent is not worth the trouble

Page 28: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology
Page 29: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

KEYS1. No earlier than Day 1/start time

of lease

2. Charge for earlier move-in’s

3. Document the # of keys

4. Prohibit copies in the lease

Page 30: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology
Page 31: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

MOVE-IN & INSPECTION1. Allow tenants to document

condition and perform inspection

2. $10 welcome gift w/ Day 1 bathroom items

3. Follow-up with a phone call

Page 32: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology
Page 33: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

CELEBRATE!

Page 34: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology
Page 35: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

ITEMIZE DAMAGES1. Deductions allowed (§§1950.5(b))

• For unpaid rent;

• For cleaning - to return to move-in condition;

• For repair of damages, other than norm. wear & tear;

• Restoration or replacement of personal property (including keys) beyond normal wear & tear.

Page 36: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology
Page 37: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

DEPOSIT REFUND1. XX days after tenant vacates

(CA §§1950.5g(1) - 21 days)

2. No earlier than 60 days from the end of a fixed term lease (CA §§1950.5g(1))

3. Future repairs may use a Good Faith Estimate (CA §§1950.5g(3))

Page 38: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

www.cozy.co

Page 39: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

ONLINE RENT COLLECTION(FREE!)

Page 40: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

TENANT SCREENING(Also, FREE)

Page 41: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

CREDIT CHECKS(Yep, this too… FREE)

Page 42: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

!© 2012-2014 Cozy Services Ltd. All rights reserved.

!

www.cozy.co

Page 43: How to Ensure a Flawless Move-in / Move-out, by Lucas Hall, Landlordology

QUESTIONS?