Remodeling Older Homes

 

How to Remodel Around Lead Paint in Older Homes | Leaf Management

Homes built before 1978 may have been painted with lead paint. Lead used to be a common ingredient in paint before the risk was fully understood. While part of dry paint on the walls - or beneath layers of other paint - lead paint can be safe in a home. But when it comes time for renovations, special precautions must be taken to ensure that lead paint dust is not released or inhaled.

Home flippers and long-term investors often face the challenge of remodeling an older home that may contain lead paint. As long as you are prepared to take the right precautions, you can update these homes safely. We can help you prepare to remodel around lead paint so that you can safely bring older homes into the modern era.

 

The Risk of Lead Paint in Remodeling

Lead is a heavy metal.  When remodeling a space that was coated in lead paint, the biggest risk is the release of lead paint dust into the air. If inhaled or otherwise absorbed, it can cause heavy metal poisoning for those exposed. It can potentially cause damage to the brain and vital organs.

This means that it becomes necessary for teams to wear protective gear and for the area to be fully contained so that lead paint is not released into the rest of the house or neighborhood.

 

How Do You Know Lead Paint is In the Walls?

Most homes have been repainted many times. How do you know when one of the deeper layers might be lead paint? The age of the home is a clue, but you can also get a lead paint tester from most hardware stores.

A lead paint tester reveals a chemical color-change for any paint chip that includes lead. So take a sample of a chip of paint that goes all the way to the drywall and run the test. If it's positive, a wall has lead paint and you will need to take precautions when renovating.

 

Lead Paint Abatement vs Remediation

There are two ways to remodel around lead paint. Remediation is a temporary measure. It may involve encapsulating the lead in new protective layers of paint, ensuring repaired damage to any lead-painted walls, and providing warning to residents living in a home with encapsulated lead paint. Remediation is a possibility if you cannot fully remove the lead paint layers or walls at this time.

Lead paint abatement involves complete and professional removal of the lead paint. It may require scraping the entire wall or, if desired, removal of drywall panels that have old lead paint layers.

 

Contain the Area with Plastic Sheeting

If you are going to renovate in a home with lead paint or seek abatement, the first step is to hang plastic sheeting. The goal is to ensure that no lead paint dust escapes the work area. Cover everything so that the rest of the house and neighborhood are safe from lead dust particles that might be released when you cut into the walls or scrape away layers of old paint.

 

Coating and Wetting Containment

Depending on the nature of your project, you can reduce the risk of lead dust in two ways. One is encapsulation by coating the walls in a specialized paint layer that will minimize dust release when you cut into or remove the wall. The second is wetting. By spraying water over the work area you can control the level of airborne dust so that lead particles fall to the ground instead of floating more dangerously in the air.

 

Personal Protection Equipment (PPE)

Make sure that everyone on your renovation team is equipped with sufficient PPE rated for lead paint renovations. This involves protective suits and respiratory gear to minimize the risk of skin contact and inhalation of lead dust. If you hire a lead-certified renovation team, they will bring plastic sheeting and the appropriate PPE to complete the work.

 

Notify Future Residents

If you are planning to rent out or sell a home that contains lead paint, it is necessary to notify the future residents. Formally inform tenants or buyers that lead paint is present and the risks of lead paint. Provide them with an EPA-approved pamphlet explaining the risks of lead poisoning and prevention to fulfill your duty of care. You may also need to provide any records or reports about lead-based paint hazards on the property. 

 

Professional Management of Older Properties

Whether you are a home flipper or a landlord with older homes in your portfolio, Leaf Management can help. Contact us today for professional and well-informed property management services and support.

LED Lights for Your Rental Property

 

Permanent LED Lights vs. LED Bulbs

LED lights can last an extremely long time. Consider your many small appliances with integral LED lights that have been glowing softly for years. Many integral LED lights have lasted longer than a decade without a flicker. Light-emitting diodes (LEDs) are tiny and versatile, able to produce stable light from a minimal power source in many different arrangements. This is also the principle behind permanent LED light fixtures built into a home.

We are all aware of the power-saving and longevity of LED light bulbs. Making the switch from old incandescent bulbs has saved many homes dozens of bulb changes and hundreds of dollars over the last 20 years. Now, home design is exploring the potential of LED lighting further with permanent LED fixtures.

If you are a property owner considering your home upgrade options, it's only natural to compare these two types of LED lighting.

 

What is a Permanent LED Light Fixture?

Permanent LED lights are fixtures designed to glow for the full lifespan of the fixture. As we know, most light fixtures have a lifespan. It might be decades long but most light fixtures are replaced for the sake of safety and modern upgrades over time. With the potential lognevity of a well-maintained diode, LEDs can theoretically provide steady and high-quality light until it's time to replace the fixture itself.

Permanent LED fixtures rely on a few key elements:

• High-quality diodes designed for bright and consistent illumination
• Optimized and stable power supply
• Proper installation for durable longevity

The fixtures themselves are designed to optimize the duration of light from the LEDs, and smart installation can ensure the fixtures don't take damage that might prematurely disable the lights.

 

The Practicality of Replaceable Bulbs

Of course, when it comes to standard indoor lighting, replaceable LED bulbs are the natural solution. Most people are comfortabl and familiar with the idea of lightbulbs and LED bulbs last a long time.

LED bulbs fit into standard light fixtures, providing flexibility and replaceability. Residents can swap out bulbs of the color, temperature, and smart-home features that they prefer and it's easy to put in a new bulb should the previous one stop working - without needing to change out the entire light fixture. There's no denying that LED bulbs still have a valuable place in modern homes. But there are more types of lighting than standard overhead fixtures.

 

When to Use Permanent LED Lights

While bulbs are useful for typical ceiling lights, sconces, and lamps, there are many home design opportunities where permanent LED fixtures make more sense. Mainly: where bulbs cannot go.

But what about everywhere else?

Landscaping Lights

Permanent LEDs have long been a mainstay in landscaping lights, for example. From spotlights to strip lights used to illuminate the outer spaces of a home or accentuate the architecture, the permanence of the LEDs allows for more adaptive and weather-reinforced fixture design.

Accent Lights

A more recent introduction for permanent LEDs is indoor accent lights. The unique design potential of permanent LED fixtures makes it possible to create things like shelf lights, backlit glow along ceilings, and creative lighting in uniquely designed spaces. Rather than relying solely on ceiling fixtures and lamps that use replaceable bulbs, LED accent lights often have permanent diodes.

 

The Question of Replacement

When choosing between LED bulbs and permanent LED fixtures, it's important to consider replacement in the long and short term. Bulbs make replacement easy, but they are limited to fixtures of specific shapes and sizes. Permanent LEDs are designed for longevity but if the LEDs fail, it may be necessary to replace the whole fixture. This emphasizes the need for careful installation and regular maintenance to protect your investment. It may also be possible to repair specific diodes if you have access to technicians who specialize in LED installations and repairs.

 

Permanent LEDs or LED Bulbs?

Whether you are renovating a house to flip or upgrading a rental home, the question of permanent LED fixtures vs LED bulbs is an important one for modern home design. Consider the value and versatility of each installation to make the best choices for every room and outdoor space of your home. Leaf Management can help with expert consultations and ROI assessments for your renovation plans

How to Grow Your Rental Business

 

Growing Your Rental Home Business Using Equity Reinvestment

Once you start building your rental home business, the potential for growth is self-generating. Over time, each property builds equity which you can re-invest in both property improvements and down payments on new homes to add to your portfolio. Equity is a powerful asset in any real estate investment business. This is especially true with rental home,s where the business model is designed to steadily build up equity in each property over time.

How can you use equity to grow your business? Reinvestment is an effective strategy for any real estate investor.

 

Methods to Access Your Rental Property Equity

Renters are already slowly but surely paying each rental property mortgage and building your equity. How do you access that equity and make use of the funds? There are three popular methods.

Home Equity Loan

A home equity loan allows you to borrow against your equity, gaining access to the cash value of each property that you already possess in the form of a fixed loan. This is sometimes called a second mortgage.

HELOC

A home equity line of credit or HELOC is a rotating loan where you can borrow and repay as much as you need in rotation. This is ideal for repairs and upgrade projects and the money doesn't have to be used on the HELOC'd property. 

Cash-Out Refinance

A Cash-out refinance is when you refinance your mortgage at a higher amount than you strictly need. The extra loan amount is a way to transform equity into cash-in-hand.

 

Benefits of Equity Investment in Your Rental Properties

The equity already accumulated in your rental properties has a lot of potential. Currently, it is not earning you anything, simply building up to total property ownership. But with a little planning and financial strategy, you can put that equity to use by acquiring new properties or improving the properties you already have.

Make a Down Payment on a New Rental Property - Without Selling First

When you find a promising new rental property, the downpayment is a serious investment. While you might normally sell a house to buy the new property, with equity funds, you don't have to. Using an equity loan or cash-out refinancing, you can access the cash you need

The cost of buying a new investment property doesn't have to come from selling a property first. Instead, you can extract some of your equity from property that's partially paid off. Those funds can go toward your downpayment on the new property immediately while the opportunity is still available.

Turn Static Equity Into New Income Sources

Buying new rental properties with your current rental equity allows you to open new income streams. As soon as the new property is ready for a tenant, it can start earning. Depending on the neighborhood and home quality, you can charge enough to cover the new home's expenses and accelerate your ROI on the equity loan or cash-out refinance.

By using the money (property value) that you already possess, you can quickly increase your rental income and long-term earning potential.

Upgrade and Repair Your Portfolio Properties

In addition to buying new properties, you can also put rental equity funds toward property upgrades and repairs. After all, an up-to-date rental has a better earning capacity than a home that becomes shabby or outdated over time. While minor repairs may be included in your annual budget, major upgrades like new appliances, roof reinstallation, or timely renovations can be paid for with a HELOC, equity loan, or cash-out refinance funds.

Planning ahead for long-term rental profitability sometimes requires sizable reinvestment. With access to your equity funds, you can put the value you've earned in a property right back into keeping that property desirable and competitive as a rental home.

 

Growing Your Rental Business with Property Management Insights

If your goal is to grow your portfolio, you have more options than you might realize. By accessing the equity that you have already accumulated, you can invest in improvements and new properties to watch your potential for returns continue to expand.

Accessing your rental property equity is a pro strategy learned from years of property management services. If you're looking to expand your portfolio and your skills in maximizing long-term profitable rental homes, Leaf Management can help. Contact us today to learn more.

Upscale Rentals

 Evaluating Rental Potential in Upscale Neighborhoods

If you're looking for a quick way to profit from real estate, buying and renting out upscale homes seems like a smart investment. However, things are not always as they appear. It's true that luxury and high-end properties can rent for more and provide higher returns. But not all upscale properties are the same. What makes a property upscale and the factors involved in profitable rentals can vary quite widely.

At Leaf Management, we've seen it all. Let's dive into the meaning of luxury and upscale rental, along with the pros and cons of such investment plans.

 

Upscale Property Rental Myths

First, let's start by dispensing with a few upscale real estate myths. Many rental investment buyers have a few notions about luxury rentals that just are not consistently true. They can be true, but you can't count on them and disaster can strike in the times when these three common assumptions about luxury real estate prove wrong.

"Luxury Rentals Are Already in Top Condition"

First, homes in upscale neighborhoods are not automatically low-maintenance.

What makes a property "luxury" is not always high-end materials and great maintenance. Sometimes, an upscale property is in a crumbling yet beautiful historic building on a high-demand downtown block. Or a glorious estate with failing plumbing and flickering old wiring. Luxury is about what people will pay for it, not necessarily the structural integrity or upkeep quality.

"Rich Tenants are Better Behaved"

Do not assume that high-paying tenants will be more respectful of your property. Wealthy tenants are just as likely (if not more) to throw raging parties and expect you to pick up the bill.

"You Can Rent Any Property You Buy"

Not all upscale properties can even be rented. Always read the fine print. Many condo associations and gated communities drastically limit the number of properties that can be rented, and the quota may already be occupied. So don't buy an upscale rental property unless you're sure it can be rented.

 

The Pros of Investing in Upscale Rental Homes

What are the advantages of investing in upscale and luxury rentals? Even after removing the myths, these pros are clear for the world to see.

1. Tenants Pay More for Luxury

You can ask a much higher rent for luxury properties, especially in high-demand areas like downtown and prestigious neighborhoods. If you got the property at a good price, upscale rentals can be quite profitable.

2. Property Values are Probably Rising

When it comes to resale value, upscale locations typically see a steady climb in property values. Therefore you can rent the place out for a while and resell at a profit, in most cases.

3. Separate Market Stability

The luxury real estate market is separate from the typical housing market in any region. Wealthy residents create a more predictable demand providing more market stability if your property meets the required standards.

 

Cons of Investing in Upscale and Luxury Rentals

Of course, as with any investment, there are potential downsides. These are most likely to manifest for investors who are not careful in their research when selecting a property and property management strategy.

1. High Investment Cost

Luxury properties cost more, which means a higher initial investment cost. This, of course, means you also have more to lose should your investment go awry or prove less profitable than you initially calculated for.

2. High Maintenance and Upkeep Cost

Upscale properties can cost far more than expected in maintenance and upkeep. After all, you must use high-end materials for repairs and maintain top-of-the-line appliances. Most importantly, expect to save back about 1-2% of the property's sale value per year for repairs. Anything you don't spend, save for those big repairs like roof replacement and water heater repairs - just like a normal rental property.

3. Tenants Have Higher Expectations

Lastly, wealthy tenants have higher expectations from your property management service. They are more likely to demand repairs and be impatient with delays because they are paying more to live in luxury, and you are providing the property as a service.

 

Succeeding in Upscale Property Rental with Leaf Management

If you have selected the right property and prepared for the predictable expenses, you can make a tidy profit from renting out properties in upscale neighborhoods or investing in luxury homes. The final piece of the puzzle is a capable and experienced property management team to handle maintenance, repairs, and tenant care with the aplomb and responsiveness that your upper-crust tenants have come to expect.

At Leaf Management, we know exactly how to optimize an upscale property for profitability as a rental home. Contact us today to learn more about luxury and upscale property management services.

Rental Homes + Smart Devices

 

Should You Include Smart Home Devices in Your Rental?

When preparing a property as a rental home, naturally you want to create an appealing and upgraded space. You might repaint the walls, replace old flooring, and of course, replace the old locks. You might caulk the windows and add new weather stripping. You might even replace the water heater or HVAC to ensure years of reliable service.

Shopping for the latest home features, you may also come across the desirability of smart home rentals. Smart home devices represent the cutting-edge of home technology, and some features are extremely desirable for modern renters. But is it a good idea for your property? Which of the many smart home upgrades are ideal for rental homes?

We can provide a quick and practical guide to smart home upgrades for any rental property.

 

Best Smart Home Features for Rental Homes

In the world of smart home design, some devices can make a home feel high-tech and high-quality. These are the best smart home features for a property owner to install before listing the home. In fact, you might even create an opportunity to increase your rental asking price. Here are the top four smart home upgrades that tenants are both practical and highly desired by tenants right now.

Smart Thermostats: Comfortable and Energy-Efficient

A smart thermostat is a programmable thermostat that can make smart decisions based on local and household data. It can remember temperature preferences and learn a family's routine, then optimize for energy efficiency and comfort. It can minimize power use when the house is empty and even adjust based on weather forecasts.

Tenants like smart thermostats because they make comfort easier and reduce the power bills. Investors benefit because they also extend the life of the HVAC and make the property more sustainable.

Smart Locks: Smart, Responsive Security

Smart locks are a useful way to increase home security. A smart lock can be locked using a phone app or voice command, on a schedule, or even based on a tenant's phone distance. This means the doors can lock themselves after dark, when tenants leave the house, and be easily operated by tenants during the day.

Keypad smart locks can even provide a separate code for each family member, codes that only work during certain times of day for guests and services, and create records of which code is used over time.

Smart Lights: Cool, Efficient, and Replaceable

Smart lights are normal screw-in LED light bulbs with RGBW (colorful and white) light options and smart home controls. They are easy to install and energy-efficient. They also make home life more convenient and fun with voice commands and routines instead of light switches.

Leak and Surge Detectors

Wifi leak detectors and surge detectors also provide you with live maintenance information, so that a leak below any sink or appliance or any unusual power fluctuations can be detected and repaired immediately.

 

Selectively Desirable Smart Home Features

Then there are smart home updates that can be cool, but are not universally desired. These should be installed with consideration for your audience and how each feature might be perceived.

Smart Home Appliances

There are tons of smart-home-capable appliances. Smart fridges that count the eggs, smart ovens that can pre-head with a wifi command, and so on. The usefulness of these appliances is still debatable. Some tenants will delight in having an all-smart kitchen or laundry, and some won't care, and some may think it's silly.

Video Doorbells

Video doorbells are an interesting convenience and security feature, but they're not for everyone. Some people will love being able to see out their front door at all times and use their doorbell as an intercom, but some may be uncomfortable being seen by their own doorbell coming home each day.

Smart Security Systems

Smart security systems are in the same boat. Some people will be excited about having wirelessly watchable security cameras and window alarms, and some will find this uncomfortable. That said, neighborhoods where most homes have security systems are more likely to consider this a positive upgrade.

 

What Smart Home Features to Avoid 

Lastly, there are a few smart home features that should be left to your tenants to decide on. These are either plug-and-play features that rely on personal preference or features that are a little too personal to share with one's landlord.

Plug-and-Play Smart Home Speakers

Smart lights, smart thermostats, and smart appliances are service-agnostic. This means their control apps can be connected to any smart home system. But the smart speakers decide which smart home assistant and network of services is used.

Let your tenants decide their own smart home core system. They might want Alexa, Apple, or Google, and the choice should be theirs. Plus, most smart home speakers are plug-and-play, making them more like furniture or personal devices rather than installed features like a thermostat or locks.

Smart Security Cameras

Interior security cameras are a touchy subject. If your tenants want internal smart cameras, let them choose, install, and fully control the cameras on their own. This way, there's no worry that anyone else might be watching their home interior.

 

Smart Home Upgrades for Rental Properties

With the right smart home upgrades,  you can increase the value and desirability of any rental home. From cozy apartments to lavish estates, a few smart home features can make a home feel convenient, comfortable, and cutting-edge. But it's also important to choose your upgrades carefully.

DIY Kitchen Updates

 DIY-Friendly Kitchen Repairs to Quickly Spruce Up Your Flip

Flipping a home to sell or rent is often about taking a shabby-looking house and sprucing up. A house with "good bones" still has a sound structure. It may have good insulation, well-built cabinetry, and a welcoming floorplan but the surfaces have become shabby and the style may be dated. This shows especially in the kitchen where people want to fall in love with a modern, charming space. 

The question is: How can you quickly DIY an older kitchen to make your flip more appealing without busting your renovation budget? Fortunately, we have several ideas that will bring your flip to life and transform the kitchen into a space that new buyers or renters will love.

 

1) Replace Small Kitchen Hardware

You don't have to rebuild your kitchen to modernize the hardware. In fact, kitchen hardware is one of the smallest yet most impactful ways to update your kitchen. Choose a new kitchen faucet such as a swan-necked pot filler with an extending hose for washing. Choose your favorite style of faucet handles. Then update your cabinets with a pack of new drawer-pulls and cabinet handles.   

 

2) Repaint Your Cabinets and Trim

Paint is one of the most affordable ways to completely transform your kitchen. You can also invest in vibrant (and washable) wallpaper for the parts of your kitchen with exposed drywall. A fresh coat of paint can give your cabinets and trim an entirely new color scheme. You can choose a new primary theme, accent colors, and contrasting colors. 

 

3) Strip and Stain Cabinets Instead

If you have painted cabinets, you can strip the paint and then restore the natural wood hues of your cabinetry. You can oil-polish the wood, or you can stain your wood cabinets to any natural shade you desire. Reseal the stained cabinets for a warm, welcoming look. If your cabinets are currently wood, you can stain them a new shade or paint them instead.

 

4) Re-Tile Your Backsplash

Your backsplash makes a big impact on the appearance of your kitchen. Many types of tile are quite affordable, making a new backsplash a great addition to any budget kitchen renovation.

 

5) Install New Decorative Molding and Cabinet Trim

You can even change the shape and style of your cabinets and kitchen design with the strategic use of molding and trim pieces. Trim pieces can add detail to your cabinets and subtly change their design style. Molding adds subtle elegance to your kitchen near the baseboards and ceiling. Explore shapes and style differences that you might prefer.

 

6) Place New Shades On Your Light Fixtures

You can also reinvent your existing light fixtures. most kitchen lighting can be completely transformed just by changing out which light shade you use. If the fixture is of standard sizes, you can swap out light covers for a completely different style. You can restyle flush lights, pendant lights, and even some chandelier styles.

 

7) Color Stain and Reseal Stone Countertops

Did you know that you can change the color of your countertops? While we don't recommend painting beautiful natural stone, you can color stain granite and other natural stone to give your countertop a whole new look without investing in new stone. Strip the current countertop seal, apply the stain, and then reseal your stone to protect it from moisture and unwanted staining.

 

8) Update Your Pantry Organization

Pantry renovations are very popular, but don't have to break the bank. Consider ways you can update your pantry organization without a costly new pantry system. You can install sliding wire drawers, new hanging shelves, and sectional spaces on your own. You can also update your pantry simply by organizing everything into baskets, trays, and matching dry storage canisters.

 

New Kitchen, New House

The kitchen is the heart of any home. The freshness and modern style of a kitchen can strongly sway buyers or renters which means focusing on kitchen updates with any flip. These DIY projects can help you completely change the look and feel of an older kitchen while keeping all the sturdy hardware and ergonomic flow of the original design

Leaf Management can help you choose the right renovations for your flip along with many other strategies to ensure every real estate investment has greater profit potential. Contact us today to learn more.

Flipping One-Car Garage Homes

 What to Do With One-Car Garages in a Two-Car Garage World?

Everything about it is perfect, or so you thought. You find an older home that has an attractive price tag and a delightful charm to it. The only problem? It only has a one-car garage, and you know that most of your prospective tenants are looking for a two-car garage. As a real estate flipper, you know that this could put some obstacles in the way of your plan to begin renting out the property as soon as possible. However, before you move on from this older home in search of another investment, consider the ways that you can still make this work. 

Install a Covered Driveway

Outright expanding the existing driveway is almost certainly too costly to make sense. Besides that, it is possible that such a project might fly in the face of local ordinances and/or building codes. As such, it is best to look for other solutions that can be far more effective for you. Among those options include installing a covered driveway. 

Among the benefits of a covered driveway include: 

• Protection from the Weather - Vehicles that are parked under the covered driveway will enjoy protection from the outside elements in ways that they wouldn't if they were left out in the open. This is particularly useful during periods of stormy or snowy weather. 
• Maintains a Cool Temperature in Your Vehicle - The summer months can be brutally hot in some areas, and it is not pleasant to get into a vehicle that has been left out in that heat all day. A covered driveway makes it possible to keep the internal temperature of the vehicle much cooler than it otherwise would have been. 
• Improved Appearance for the Property - There is an upside to the curbside appeal of any property that has a covered driveway installed. People instantly recognize this as an upgrade, and they might even decide that they want to take a closer look at any property that has such features. 

These benefits can help to offset the fact that the property is limited to a one-car garage. Prospective tenants are more likely to be forgiving of that fact if they know that they have a covered driveway available to them. 

Covert a Portion of the Backyard Into a Parking Space 

Just because a property is limited to a one-car garage doesn't mean that more space can't be converted. In fact, many investors will seek to convert at least part of the backyard into a parking space to provide their tenants with a little more room for their vehicles. It is not necessarily the case that all tenants will want to utilize every square inch of their backyard for recreational purposes. Therefore, why not offer them more space to park their vehicles and help alleviate some of the issues around the lack of a two-car garage?

Offering a More Reasonable Price 

Another tactic that many savvy investors use is to simply offer to lower the rent that they charge or even lower the total selling price of the property that they are considering selling. In either case, this can prove highly effective. They are giving up a little ground on the asking price, but they are far more likely to attract interested parties by doing so. Giving up a little piece of the action because the two-car garage is not available shows that the investor is a rational and reasonable person who is willing to work with prospective buyers or tenants. 

Before dropping your asking price too far, make sure you have done your homework on the comparable properties in the area. You don't need to undercut yourself too far, and you certainly don't want to give up potential equity that you otherwise would have been able to cash in on. With that in mind, always make sure you offer to cut back on your asking price only to the point where it makes financial sense both for you and for the buyer. 

The lack of a two-car garage on any property does not have to mean that the property holds no value to you at all. In reality, there are plenty of outstanding one-car garage properties that you can snap up for a great price and potentially make a significant return on your investment. Simply understand what it will take for you to cash in on the available properties out there.