Windermere Property Management / JMW Group is pleased to announce the appointment of Shannon McCutcheon as Operations Manager, effective May 13, 2019.  

Born and raised in Southern California, Shannon has spent the last 10 years in Operations Management and Learning & Development managing complex projects, business development, and employee programs for large financial, mortgage and healthcare corporations in Los Angeles and Seattle. Her lifelong passion for working with people and charitable organizations has fostered a continual focus on building solid, positive client relationships and creating memorable customer experiences that exceed expectations. Having decided to shift her focus to the real estate industry, she is beyond excited to join this amazing group of property management professionals and the premier real estate services provider in the Pacific Northwest!

Outside of the office, Shannon can be found exploring Seattle with her two rescue dogs, playing soccer, and scoring tickets to as many concerts a month as she can.  She also loves traveling, learning French and daydreaming about classic cars. 

About the JMW Group:

Now in its 13th year, the JMW Group at Windermere is dedicated to continually earning our client’s trust and demonstrating the value of our expertise, integrity, and hard work.  Shannon is a noteworthy addition to our firm’s resources, and comes on board dedicated to driving a culture of continual process and product improvement.

Timing the Rental Market

Knowing when to market your property is half the battle.

Timing is a large part of profitably managing Investment Property. Vacancy is a landlord’s potentially largest variable expense. We say ‘potential’ because ideally, the vacancy rate is as close to zero as possible.

By pricing a property correctly and understanding both the monthly and yearly rental cycles, you have your best chance to reduce your vacancy and increase profits.

Monthly:

Tenants rarely move out until they have somewhere to move-in. Depending on where your investment is, this cycle will shift, but you can expect tenants to be looking for a new place right before they must give notice to their current landlord.

For example:

In the Seattle market, tenants that are leaving a month-to-month rental are required to give notice to their landlord 20 days before the end of the lease term, this is usually around the 10th of a month. This means there is a predictable drop-off of leasing activity each month around the 10th.

For instance, if a property were to be available July 1st, tenants wanting that move-in date will start looking around May 20th.  They will be making most of their offers between May 25th and June 5th. Activity will quickly die down after June 10th. Landlord’s should therefore try and have their property listed on the market, in as many places as possible, by May 15th (asking the upper-end of the realistic rental rate initially), and they should adjust price based on results to find the market by June 10th at the latest.

Annually:

The summer months are typically the “hot market” when investors can see an average 10% higher rent price than rentals in the cooler months.

September 1st is normally the busiest move-in date of the year. But then the market dramatically slows in the fall.

If you priced too high in May and didn’t get it rented, the market may come up to that price in June. But if you priced too high in September, you might benefit from dropping the price quickly to get ahead of the downward curve that’s coming during the fall months.

Timing the Term End Date

Use the start time as a way to schedule your end date. Set your leases to end in May, June, or July (regardless of whether that means a 6, 9, or, 18-month initial term to get on a summer rental cycle).

This sets you up for rent increases for current tenants who renew, and for higher prices for a new tenant.

Hopefully you’ve read our previous blog posts about maintenance and issue prevention on sinks and toilets, and the bonus on snow. If you haven’t, go ahead and check those out. We’ll wait here for ya! 😉

This week we’re covering appliances in the rental.

Every rental property has a variety of different appliances, if you’re lucky enough to have all new or mostly recent appliances, this blog post likely won’t apply to you. But for those of you out there with a refrigerator that seems like it could keep you safe during a nuclear attack, go ahead and give this a read.

Not every issue requires a vendor to come out and look at the appliance. If it can be fixed, there’s likely an easy solution.

Here are some tips to troubleshoot a malfunctioning appliance:

• Un-plug & plug it back in. Sometimes it just needs to be reset! If this isn’t an option, try to find a power button or a reset button.

 

• Find and read the manual. Most manuals are online now. Use the stickers on the inside of the appliance to find the Make/Model#/Serial Number. These will help you find the right manual on google.

 

• Call Someone. Though most vendors need to see the appliance to diagnose what’s wrong, sometimes they can help you troubleshoot on the phone. This might take a couple of tries before you find someone willing to help you on the phone, but let’s be real, aren’t those the vendors you’d return to anyways?
  • Your landlord is also a good phone call to make, they might know about a recurring issue, with that model or that piece of equipment specifically and how to fix it. They will also know a good vendor to call.

 

This is just a list to get your started on your troubleshooting with a misbehaving appliance.

Should any problem continue, your landlord is a good resource for information. Not to mention that they should be kept well appraised of all the issues you run into should it escalate.

Do you have any other tips for tenants or owners? Leave us a note in the comments!

Rental Maintenance: Snowmaggedon 2019

What did we learn after Snowmaggedon 2019? Well, we already knew we couldn’t trust the weather predictions, and we knew we wouldn’t believe it till we saw it. Unfortunately, this year, when Seattle winter came, and it really took us by surprise.

What did this mean for landlords and tenants? It meant there are a few more preparations we should have been prepared for and should be for next time.

Typical Preparations

Every October, the office sends a Winterization Letter out to the current tenants to remind them of their responsibilities to protect the home per the lease. These are outlined in the lease, but often forgotten, and should especially be taken care of before it starts to get cold.

We remind the tenants to:

• Cover the external hose bibbs
• Replace the furnace filter
• Clear paths to prevent slips

These are the bare minimum, we know. They also don’t apply to everyone, but the hope is to inspire everyone to start thinking about winter preparations.

What we needed this year was a message that took it one step further.

Urgent Storm Letter

We received a message from one of our plumbing vendors about freezing pipes. We knew this information was important to get out as soon as we could to help tenants prevent and understand the repairs that would most likely happen.

We emailed the following letter out to tenants and added some important information:

With the recent inclement weather, this letter is to remind you that it’s the tenant’s responsibility to winterize your rental property. This includes:

• Covering Exterior Water Faucets (these are easy to order on Amazon)
• Clean furnace filters if applicable

Additionally, we’ve seen a rash of frozen and broken pipe issues in rentals. We would like to also suggest:

• Run the water at a trickle from the hot and cold faucets to prevent freezing. This is especially important for faucets on the exterior walls, as they are typically colder.
• Make sure hoses are disconnected from outdoor faucets and that those faucets are covered.

In this weather, plumbers are typically unable to help if water stops coming to the faucet. If you experience this issue, you will need to open the faucet that has no water coming out and put space heaters in the room or area. If there are under cabinet doors, leave them open. This will hopefully defrost the pipes and restore water flow.

We appreciate your ongoing efforts to keep your rental home in the best possible condition and avoid disaster. Stay safe and stay warm!

Next Year

This October’s Winterization Letter is going to include the storm warning information, but we’ve also decided to add some more preventative measures in case of another Snowpacolypse.

These extra measures include:

• Stocking up on snow melt
• Buy and keep a snow shovel for walk and driveways
• Create an emergency kits for power outages
• Check fire alarms and carbon monoxide detectors

We hope that by including these extra tips, tenants and landlords feel more comfortable when the next snow storm comes.

Do you have a plan for your rentals? Let us know about it in the comments!

Over the next few blog posts, we’re going to focus on rental maintenance issues that are preventable when the owners and tenants are on the same page regarding the proper care of the home.

These suggestions are based on our experiences with owners and tenants and the common mistakes that end up costing both parties money when paying for the fix. As always, check your lease and make sure it carefully lays out all the items that are owners and tenant’s responsibilities. This will clear up any confusion and can make a good guide as you move forward with your relationship.

This thread was created with Jay LaBrie.

If you’re lucky enough to have a disposal in your rental, it’s best to treat it with care. Tenants and Owners alike should know how to prevent maintenance issues regarding the drain and the disposal.

Here are some things to never put down the drain/disposal:

Cooking Oils & Grease

Despite using cooking oil with almost any meal, you should not put excess oil down your drain. It can thicken and clog your drain. The average cost to professionally unclog a drain is $195. Furthermore, grease, such as that from meat, poultry, bacon, and gravy should never go down the drain. Like oils, it can clog and seriously harm your pipes.

Coffee Grounds

According to multiple plumbers, coffee grounds are one of worst culprits of clogged drains. Similar to the above, coffee grounds attract grease, build up, and then create a sludge-like texture. The result is a clogged drain that smells like old coffee. Instead of creating this problem, coffee grounds are perfect for composting. Check out these other amazing ways to use coffee grounds around your home.  [INSERT HYPERLINK HERE]

Egg Shells

Another item perfect for composting is egg shells. While they are fragile, the shells will likely stick to your drain. Then, as you put other drain-safe items down your sink or garbage disposal, the shells attach themselves. Eventually, all this waste sticks together and forms a clog.

Pasta

Did you know the average person in North America eats about 15-1/2 pounds of pasta per year? That’s a lot of pasta. But, if you’ve ever cooked this staple, you know that it expands when exposed to water. Just like any other item we throw down the drain, we don’t want it swelling to the point where it could cause a clog.

Medicine

We all have those old medications somewhere in our medicine cabinet. Whether you no longer need it, or it’s well past its expiration, do not throw any medications down the drain or toilet. Instead, drop it off at your nearest pharmacy so they can dispose of it with other medical waste. The chemicals can impact water quality near you.

Potato Peels

Any item that expands or glues itself to the drain can cause serious damage. Potato peels, when put down a drain, turn into glue. As time goes on, those peels turn into a starch that hardens and blocks your drain. This applies to garbage disposals as well.

Beans & Rice

Just like potato skins, both beans and rice can turn into a starchy, dense substance that typically clogs drains. A few strains of rice or beans will not harm your pipes, but anything more than 1/8 cup should be disposed of in the garbage.  Never put ANY uncooked rice in the drain.

Fruit Pits

To freshen things up in the kitchen, many homeowners assume it’s okay to place fruit pits down the drain or garbage disposal. However, fruit pits can easily crack, dent or break your disposal blades. In addition to fruit pits, don’t put grape skins or avocado seeds down your drains.

Seafood Shells

Many Americans like seafood but most do not enjoy the smell that comes with leaving the shells in the garbage. Just like chicken bones, shells from oysters, clams, and lobsters will not make its way down the drain or garbage disposal. Even if they do make their way past the blades without ruining your disposal, they won’t go all the way through the pipes and a blockage is sure to follow.  Tie the garbage bag closed after you throw them away, and the smell will be contained.

Paint

Whether you’re using an oil-based paint or a water-based paint, do not throw the excess down the drain. It sticks and impedes other foods from getting through your pipes. (Luckily, many cities have hazardous waste facilities that dispose of all paints. If you’re not sure where one is, ask the clerk behind the paint counter or before you buy).

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Some of these things might feel obvious to some, but considering how often we see these issues it’s definitely something landlords and tenants should discuss.

Who Foots the Bill

Make sure to read the lease to determine who’s responsible for these types of repair visits from handymen. For neglect and mis-use tenants are typically responsible for the bill, though some leases might spell out that the owner will cover that expense.

Prevention is Key

Regardless of who has to cover the expense, it’s always easier to prevent an issue. These things tend to fail on you just as family and friends are planning on visiting.

Keep this or a similar list on your fridge or near your sink to remind other tenants and guests.

In Case Something Does Go Wrong

Should something go wrong, tenants should always tell the landlord, even if they plan on picking up the bill. When you call someone in to help, make sure they are licensed and bonded. General handyman can usually fix issues with sinks and disposals, or they can direct you to a plumber who can.

Do you have a New Year’s Resolution to de-clutter your life? What about make more money?

Complete both by cleaning out that storage unit you call your rental!

Many of our owners use the garage or shed at their rental as storage for those items that are rarely used. Some owner even use it to store furniture for when they move back into the property. While not every one is on the same page here, it’s something to think about as we head into 2019, when it feels like everyone is trying to live a more minimalist lifestyle. Clearing these storage units out could make you more money from your rental in the end.

If this is something that appeals to you, here are some things to remember:

Give Notice to the Tenants that you’re coming by to clear the storage space out.

Follow your local laws and guidelines to warn your tenants that you plan to spend the day at the property. As a Landlord you have the right to access the property only for inspections, repairs or marketing of the property during tenancy so, be respectful of the tenant’s space. Ask if it’s okay with them for you to spend the time to remove the items. If they say no, which is well within their rights, plan to do it during the next vacancy.

Set expectations with them to make sure that your intentions are clear. If this is a one-day project or will take multiple trips, they need to know. If you have no idea what it will take, be sure to communicate with them when you do know.

Clean as efficiently as possible.

Remember to take the things with you or to the dump, don’t just reorganize. Use this work as a way to clear out the junk. How long has it been since you last needed or used any of the things in there? Would the tenant or rental benefit from anything in there? Ask yourself, and answer honestly, about each item.

Use a junk removal vendor to take the stuff away if necessary.

Does a storage unit make sense for your stuff? While it might come with a cost between $40 and $200, you would have access to the stuff without having to warn the tenants. Not to mention, if the tenants have that space that extra rent could pay for the storage unit.

Raise the rent.

Adding this extra square footage to the property calls for a price increase! At the next renewal period, with enough notice, raise the rent by however much feels fair for the tenants and for you. You can also use these if the tenants don’t plan to renew with you. Here are some suggestions, though if you don’t know what seems fair, you can you’re your local property manager for advice. Note, these might differ for your particular property, but you can use these as guidelines:

Garage: Adding secure, covered parking to your rental is a great value add to your current and future tenants.

Shed (Fixture): Adding storage for the tenant is a great addition, but not every tenant needs it. Plus, they tend to be smaller than the garage so the value add is probably on the lower end.

Shed (Removable): If you can take the shed with you, you would add valuable lawn space to the rental property. This valuable land is perfect for kids or pets and would commend a raise to the rent if you hadn’t had it to begin with.

Basement (Unfinished): Adding this storage space for your tenants that’s attached to the house is a great value add. Having that storage space would widen the net for potential tenants from just new transplants to families remodeling their home and need a place for the extra furniture. The rental price increase depends on how big the basement is, or how much of the stuff you can remove.

Basement (Finished): Not only would your tenants get extra storage space, with a finished basement they could gain another family room, or even potentially an extra bedroom or office (depending on the windows down there). If you can add a bedroom you can increase the price quite a bit. Otherwise, consider the other family or bonus rooms in the house and make the price decision based on the current square footage.

Not sure what you could get for your extra space at your rental? Is it even worth it to free that room up for the tenants? Contact your local property manager for a valuation.

Photo: Dad Mold Inspectors

Seattle, and the PNW are their own little Mold Farms. You can’t go anywhere without some sort of moisture build up or something decomposing in this climate. In this environment, property owner and tenants must work together to combat mold in a rental and prevent the potential harmful health effects.

Property Owners

Know the Law

The first, most important thing as a property owner/landlord is to make sure your tenants have the appropriate handout that’s required by WA State Law (RCW 59.18.060 – 13). This handout is not only required, but also a great resource for how to prevent and treat mold issues. Get it here.

Identify

Next, identify high-risk areas in your rental property. Think about the seen and unseen parts of your property that could grow mold:

• Windows (especially aluminum framed windows)
• Showers/tubs/sinks
• Under the kitchen sink
• Appliance leaks, especially those that are hard to move like the refrigerator
• Rooms with poor ventilation – especially ones with no fans or opening windows where wet things might be stored.
• Roof leaks and foundation cracks
• Crawl spaces that aren’t properly secured from moisture

Action Plan

After you’ve identified the areas of the rental home that need extra attention, put a plan in place for you and your tenants to prevent and treat those areas. It’s important to set expectations about what is an owner’s responsibility and what the tenant oversees. Each room/area will have it’s own plan, but some things to think about are:

• De-humidifiers
• Keeping cleaning supplies readily available
• Keeping fans running and windows open when practical
• Heat should be set to 65 degrees or higher in the unit at all times (or some other reasonable temperature that works for the property)

Tenants

You will likely do a walk-through with the landlord when you move in and sometimes mold isn’t obvious. Sometimes it takes a while to notice that there’s a build up in the windows or in the shower. Regardless of where the mold is, it’s important to know what you are responsible for and what the landlord has to help you with, according to the law.

Know the Law & Action Plan

So first thing’s first, read that mold pamphlet the landlord provided you.

At the walk through, make sure to talk with the landlord about high-risk areas for mold and ask what they would prefer you to do when you notice it. If they have a specific cleaning regimen, follow that. They likely created it to reduce damage to the surfaces, be cognizant that bleach isn’t always the answer.

Do your Research

When you notice something is wrong, do a little research to determine if it is mold, or just mildew. Additionally, what kind of mold or mildew, so you can best work with your landlord to clear it out. Eventually, you will notice the pattern of where the mold grows, and what the owner wants to do with it. But when in doubt, too much communication is always the best route.

Watch out for Health Issues

If you’re not seeing any spores or discolorations, but you’ve noticed a decline in your health, be sure to talk to the landlord about that as well. There might be some hidden mold that you can’t see. Remember though, if you didn’t see it, your landlord likely didn’t either.

Health issues to be aware of:

• Eye, nose or throat irritation
• Difficulty breathing and shortness of breath
• Coughing and wheezing
• Headaches
• Dizziness and nausea
• Fatigue
• Worsening of allergies and asthma

Remember that not everyone will be equally affected by mold and that children and the elderly are much more sensitive. Take notice of these changes and work with your doctor and landlords to come to a solution.

Everyone

Some tips for removing mold:

• Bleach is best for non-porous materials like tiles and bathtubs or sinks but should not be used on wood or painted areas.
• Hydrogen Peroxide works well on cloth materials like cloths, floors and fixtures. Spot Test Before Using.
• Baking Soda Solutions works best when paired with White Vinegar, but the best part of baking soda is that it doesn’t leave an odor behind, whereas vinegar does. Baking Soda is also a great preventative tool since it absorbs moisture.
• For More Information: Go Here