ROOTS IN PIPES? WHAT TO DO

December 26, 2023

What to Do If There Are Roots in Your Rental Property Pipes.

Your tenant calls you to say there is something wrong with the plumbing. Despite their best efforts with Draino, vinegar, and plunging, the drains are slowed or fully stopped, and they don’t know what to do.

You nod sagely and send a plumber with a drain snake to clear whatever the blockage. You suspect there’s a wad of paper or, at worst, built-up mineral scale in there. But when your plumber reports back, you discover there are tree roots in the pipes. What do you do?  

The good news is that this is not an unusual problem. The bad news is that it’s pretty serious, and your tenants will need support while you conduct serious plumbing repairs.  Don’t worry, this guide will help you navigate how to deal with tree roots in your rental property’s underground pipes.

WHY TREE ROOTS GROW INTO PIPES

Roots seek water. They don’t care of the water is dirty drain water or fresh spring water, they just want water. If even a tiny leak or drop of condensation is on the outside of buried pipes, a tree root the size of a thread will tendril in, then grow larger as it drinks water from your drain lines. This can result in swollen tree roots that eventually break and/or completely block underground drain lines in a rental home.  

TREE ROOTS CAN BE SHRUNK WITH ROOT REMOVER

Your plumber will likely suggest root remover as the first step. Root remover is a safe chemical compound that causes tree roots to shrivel up and retract from your pipes. This can clear a blockage and, in some cases, may solve the plumbing problem in a matter of weeks. The chemical breaks down the root material to allow your tenant’s drain lines to flow again.

UNDERGROUND PIPE REPAIR

Of course, it is also quite possible that the roots have damaged your rental home’s underground pipes, and they will need to be repaired. Your plumber can provide an inspection to identify where the problem is. From there, you will need to unearth the pipe and replace the damaged section to prevent drain water from escaping into the yard where the root initially started.

INSTALL A ROOT SHIELD

While you’re down there, pipe repairs are a good opportunity for a landlord to have a root shield installed to protect pipes from root intrusion in the future. Your plumber can help you choose the right size and material to install a root shield along the length of the pipe under the yard.

TAKING CARE OF YOUR TENANTS DURING PIPE-ROOT REPAIRS

The course of repairing roots in the pipes can take a few weeks. This means it’s also important to assess whether your tenants need additional support while repairs are ongoing. Did the root block the sewer main or just one section of the home’s drain capabilities?

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If your tenants still have a working kitchen and at least one working bathroom, you can ask them to wait out repairs. However, if your rental home’s drains are completely blocked, you can take care of your tenants in a few ways.

• Discount partial rent for the percent of the month the house is not livable
  • This can give your tenants a financial cushion for a hotel or temporary alternate housing.
• Allow tenants to break the lease.
  • If repairs will take a month or more (time scale may be subject to state laws)
• Provide funds/alternate housing.
  • You can put your tenants up somewhere nearby, if they agree, while repairs take place.

You can waive rent for the days the property is not livable, allow tenants to break the lease, or put them up somewhere else.

CHECK YOUR STATE LAWS

If the house will be in an unlivable state for more than one week, check your state and local laws. Most states have minimum liability requirements, and there may be guidelines for how landlords can compensate tenants when major repairs become necessary.

RECOVERING FROM ROOTS IN YOUR RENTAL PROPERTY PIPES

If you discover roots in your rental property pipes, this is a serious issue, but one that can be repaired. In some cases, you can simply shrink away the tree roots with a chemical treatment. In a worst-case scenario, it may take a few weeks of repairs to remove the roots and repair the pipe. If the home is temporarily unlivable, work with your tenants to determine the best living solution.

A skilled property manager can be invaluable in this type of situation. To learn more about how to handle rental home repair emergencies, Leaf Management an help. Contact us for a consultation.

2024 Real Estate Trends

7 Rental Property Renovation Trends Holding Strong Through 2024

As a landlord, if you want happy tenants and the best rental prices, renovations are part of doing business. It is your role to keep properties in good quality. Tenants want homes that are bright, welcoming, and modernized no matter when the structure was originally built. In addition to maintenance matters like roof care and water heaters, the occasional renovation can help to keep your rental homes both appealing and high-quality.

To keep your rental home competitive in 2024, which renovations should you plan for during the next tenant turnover? Let's take a look at rental property renovation trends that are still going strong as we head toward 2024.

 

1) Fresh Coat of Paint

Every tenant turnover should start with a fresh coat of paint. Fresh paint gives you a chance to redefine the color-scheme to meet the latest color trends. It also removes old scuffs and can give almost any house that new-home feeling. Professional painting techniques such as clean lines and painting behind the baseboards make a difference. Along the same lines, a little molding goes a long way at the top and bottom of each wall and where cabinets attach.

 

2) Safety and Integrity Upgrades

Always make sure to prioritize safety-related upgrades first. If the siding is loose or warping, upgrade the siding before you choose more stylish interior upgrades. Have an inspector confirm that your wiring is safe, that your attic is navigable, and your plumbing is in good condition to ensure that your next tenants get a house that is in tip-top shape. They will appreciate the quality of your rental home as a result.

 

3) Installing Laminate Wood Floors

Old wall-to-wall carpets are out and wood floors are in. But not traditional and delicate hardwood floors. The latest in rental home flooring is laminate composite board. These floors look and feel like hardwood, but they are much more durable. Warm, springy, and beautiful, laminate boards are actually made with layers of wood board and laminate, which makes a moisture-resistant, scratch-resistant floor that is both beautiful and difficult for tenants to accidentally damage.

This trend has been going strong for over a decade, and the quality of affordable laminate board flooring is only getting better. Whether you're replacing cracked tile or ratty carpet, laminate wood floors are the way to go.

 

4) New Cabinet and Plumbing Hardware

You don't have to rebuild the kitchen to modernize the space. You might be surprised that subtle changes in the cabinet handles, drawer pulls, and sink hardware are all you need to bring your kitchen decades forward in style. Combined with repainting or refinishing the cabinets and you can create a whole new kitchen - with the same floorplan and an inexpensive upgrade plan.

If you want to go all-out without breaking the bank, replace cabinet doors with a new style but leave the hardboard emplacements. The same trick also works in any bathroom.

 

5) Swapping Ancient for Energy-Efficient Appliances

Upgrading appliances is a great renovation choice for rental homes. Many tenants are looking for a modern kitchen and recent, energy-efficient models for washers, water heaters, and ACs. Recent appliance upgrades can make any well-maintained rental home more appealing, and black or stainless steel appliances never go out of style.

 

6) Modernizing Outdated Details

Keep an eye out for remarkably outdated details. Rooster tile backsplash in the kitchen or glaring bathroom vanity lights can really date a house and make it less appealing than the home truly deserves. A few select renovations to modernize outdated details about a rental home can transform your property's desirability for modern tenants.

 

7) Updating Old Light Fixtures & Adding Light Coverage

Finally, if you've got the time and budget to get creative, upgrading a rental home's light fixture can be very rewarding. Start by replacing old, finish-flaking fixtures that clearly need an upgrade. Choose energy-efficient fixtures in attractively modern styles. From there, work with your electrician to add lights where a home has dark hallways or gloomy corners. Improving the illumination quality in a home can raise it's style, value, and appeal in one delightful improvement project.

 

Rental Home Renovations with Leaf Management

Renovating a rental home should be a joyful opportunity to reinvest in your property. You can have fun choosing practical and stylish upgrades and your future tenants will appreciate the modern, stylish, and welcoming result. Of course, if rental home renovations are not your idea of fun, you can always rely on a trustworthy property management team like Leaf Management, instead. We'll keep your properties attractive and energy-efficient so you can focus on your next investment strategy. Contact us today to learn more.

Rent Before Selling Flip House

 FHA Loans Are More Popular - Why You Should Rent a Flip Before Selling It

The popularity of property flipping has grown substantially among real estate professionals both full and part-time. The potential for big profit is the primary reason for this, helped out by the abundance of television that focuses on the topic. But buyers relying on FHA financing to purchase flipped real estate could see some restrictions headed their way. Some of these restrictions include timeline limitations and appraisal requirements. 

These restrictions will create an added challenge for buyers to secure an FHA loan. If you are reading this and are interested in flipping properties, consider renting them out instead. When you rent a property, it provides a different path that allows people to profitably manage timelines, or provide a totally different alternative to the traditional flip model. 

FHA Financing "Flipped Property" Restrictions

The Federal Housing Administration (FHA) is imposing certain restrictions on flipped properties to protect buyers from purchasing properties with an inflated value. Primarily, the restrictions involve appraisal requirements and timeline limitations. The following describes each of these new restrictions: 

Appraisal Requirements

The FHA requires a "second appraisal" for flipped properties. This is vital when the resale price within a certain period of time goes beyond a set threshold. The reason for this is simply to ensure that the property is accurately priced, and is intended to prevent buyers from overpaying. 

Timeline Limitations

Requirements on timelines are also being implemented by the FHA. If a property is being sold within 90 days of the seller's acquisition, there is added documentation and evaluation required to justify the higher resale price. It is in place to prevent fraudulent activity that artificially inflates prices. 

Why it Makes Sense to Rent Out Flipped Properties

1. Time Management: This is strategic, as it can allow an individual to manage the required timeline in a profitable manner. Income can be generated while waiting for the timeline to expire, ensuring that the property is not vacant during the time period, and the value of the property can actually increase over time. 
2. Cash Flow: When renting out a flipped property, the investor can create a stable monthly rental income. This can be helpful to cover debt service on mortgage payments or other operation costs. With the service of debt against the property, the investor can potentially profit from the appreciation of the value over time as well. 
3. Rid Yourself of Flipping Restrictions: Renting the property out also bypasses these FHA financing restrictions, since you are taking an alternative route to the traditional flip model. You avoid the additional appraisal requirement and timeline limitations and focus on long-term wealth through property ownership. It provides flexibility in your investment strategy and allows for more control when the time comes to sell. 
4. Value Appreciation: When you rent out a property, you get an opportunity for the property to appreciate in value over time. With fluctuations in the real estate market, investors holding onto flipped properties support the rental inventory for their communities, while also benefiting from potential appreciation of the investment. Generating the rental income while waiting for the right time to sell increases the overall return on investment. 

Flipping property continues to be a worthwhile investment opportunity, but it is important to consider the strict FHA financing requirements that potential buyers face. A willingness to consider an alternate path of renting an investment property can be a profitable alternative that allows the investor to bypass these restrictions. It allows for a stable cash flow and property appreciation opportunities instead of just sitting vacant. Weighing these options before jumping into the traditional flip model can save a lot of stress, and provide an even better return on investment.

Cloudy Windows - What to do?

What to Do About Cloudy Windows on a Rental Property.

You have a rental home with double-paned windows. Generally, this is a benefit in terms of energy-efficiency and temperature retention. It makes the home more comfortable and affordable for your tenants. However, you have recently noticed that the space between the panes of glass has become cloudy. How serious is this, and how would you fix cloudy windows on a rental property?

The property managers of Leaf Management have run into cloudy double-paned windows more than a few times. We can help you assess the situation and make a plan based on how important your cloudy windows truly are.  

ARE CLOUDY WINDOWS A SERIOUS PROBLEM?

Cloudiness in a double-paned window is a sign that the air seal between the panes of glass has been broken. This can happen when the window warps over time, or can be caused by exposure to moisture or direct sunlight. It means that your window has lost efficiency and is not as insulating as it used to be. For the most part, this is not a serious problem. The home is still secure, but not quite as energy-efficient as it used to be. 

However, there are two considerations when deciding how seriously to take your cloudy windows.

HOW HOT/COLD DOES YOUR CLIMATE GET?

Double-paned windows are important in climates where the summers get extremely hot or the winters get extremely cold. The more intense your temperature cycle, the more important it becomes to replace the double-paned air seal.

HOW BAD IS THE CONDENSATION?

You may also be worried about making your rental home presentable. Condensation can make your property slightly less attractive and it can be difficult to get rid of for photos and tours.

DOUBLE-PANED WINDOWS MUST BE REPLACED, NOT REPAIRED

It’s important to note that double-paned windows that have started condensating have a broken seal that cannot be re-sealed. You will need to replace either the window glass or the entire window to solve the problem. It’s up to you whether this is a valuable renovation this year or in the future.

HOW TO REMOVE CONDENSATION TEMPORARILY FROM DOUBLE-PANED WINDOWS

If you need to take pictures of your rental house or prepare it for a tour with future tenants, removing the cloudiness can be important. While difficult, you can generally discourage condensation using a space heater, hair dryer, and/or dehumidifier to remove the moisture from between the panes.  However, the condensation will come back. Your tenants may or may not care about the clarity of their windows, but it will fluctuate with the humidity and the weather conditions.

REPLACE THE GLASS IN THE WINDOW

If your window frame is still in good condition, you can have just the sealed, double-paned glass replaced in any window that has started to fog. This makes it possible to quickly and more affordably re-insulate a home and remove the issue of cloudiness in the window of your rental home.

REPLACE YOUR DOUBLE-PANED WINDOWS

The best way to fix fogginess in the windows is to fully replace the windows, window-frame and all. This is a valuable re-investment in your rental property and will provide greater energy-efficiency for years into the future. But it is also the most costly way to fix an otherwise not urgent issue.

KNOWING WHAT MATTERS WITH LEAF MANAGEMENT

Leaf Management is an experienced property management agency that can help you keep your rental homes in great condition, whether the issue is cloudy windows or clogged pipes. To learn more about property management and the fixes to common rental home problems, contact us today.

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Kitchen Details that Chase Renters Away

  Kitchen Details That Chase Away Renters (& How to Fix Them)

5 Kitchen Details That Chase Away Renters

Renting out an investment home, you want the house to look its best. Renters are often swayed by first impressions. They are following their hearts to their vision of a good home while checking for practical details in every home they tour. The kitchen is especially important when preparing your home for presentation on the rental housing market. If you hope to inspire future tenants and get the best price for your house, it's important to understand both what renters want to see and what they consider to be a red-flag to avoid. 

The last thing you want is for the natural charm of your kitchen to be overlooked due to a few off-putting details. When preparing your home to rent, be sure to avoid these seven things that cause concern for potential tenants.  

 

Stains, Scuffs, and Scratches

The kitchen is one of the busiest rooms in the house. Every day, meals are cooked and family activity flows through. Scuffs and even the occasional baked-on food stain are par for the course. But all that needs to disappear when it comes time to sell the house. After all, each renter wants to start fresh.

If your kitchen shows a few signs of wear, don't worry. You can always scour, refinish, and repaint every surface in the kitchen. Your countertop can be stripped and resealed to remove discoloration. Walls and cabinets can be repainted, and appliances or stove hoods can be given a fresh coat of epoxy to remove any previous light damage in the kitchen.

 

Dark and Gloomy Spaces

Lights that cast shadows are a no-go in modern home design. Of course, many older kitchens rely on poorly placed or oddly shaded ceiling lights that create gloomy corners. This is why lighting upgrades are among the most popular for kitchen renovation choice. You can add ambient lights with better light distribution in combination with stylish pendant lights above the island and even countertop lighting mounted on the underside of your upper cabinets.

Chase away the shadows and show your future tenants the true cooking potential of your pristine kitchen and layout.

 

Poor Quality Remodeling

Watch out for signs of low-quality remodeling. Issues like DIY tile or poorly fitted shelves may be something you can be proud of as the creator, but renters won't appreciate DIY work as much. The same goes for remodeling features that came with the house when you bought it. You can boost the value of your rental home by having skilled contractors repair or replace poor-quality work before listing your house on the rental market.

 

Lingering Unpleasant Smells

If there's one thing that tenants trust, it's their noses. If a house smells "off" they are likely to get a bad impression, no matter what the reason. Old food in the garbage disposal, lingering pet smells, or rising damp from water-damage cabinets; it doesn't matter. Bad smells are bad news when trying to sell your home, and air freshener often isn't enough.

After a day outside the house, come back with your senses "reset" and sniff around. If you detect an odd odor anywhere in the house - especially in the kitchen - locate the cause and make plans for repairs. You might need to get your kitchen drains cleaned, replace some old particle board that's grown a little mold, or enzyme-clean spaces where pets have spent time.

 

Signs of Neglectful Maintenance

After years of hardy service, your home may need a little maintenance before it can be sold. No matter how simple the repair, renters will notice things like rattling door handles, loose drawer pulls, or baseboards separating from the walls. They will infer that this means the house is in poor repair overall, even if this is not the case.

It is worth your while to do a wave of small maintenance repairs to ensure your home appears fresh and new to the casual observer. Tighten screws, touch up paint, reattach molding, and polish the tarnish off plumbing fixtures. You can also replace a few essential yet small pieces of hardware to make a positive first impression and subtly update the decorative style of your kitchen and home.

 

Keep Your Rental Homes Appealing with Property Management

Many of the features that chase away good tenants can be prevented with good property management. Your property managers will know when a fresh coat of paint and a little maintenance can work wonders on preserving the natural charm of each rental home. Contact Leaf Management today to learn more about how to keep attracting great tenants and keep your properties in top condition at the same time.

 

HVAC Abuse?

 HVAC Abuse: What It Is and How to Avoid It

Your Heating, Ventilation, and Air Conditioning system (HVAC) is central to keeping your home comfortable throughout the year. It works hard to regulate temperatures and maintain a healthy environment by filtering out pollutants. However, many homeowners unintentionally abuse their systems by neglecting regular maintenance or using them improperly.

Failing to look after your HVAC can lead to various problems, including premature wear and tear, increased energy bills, and costly repairs. To help keep your system performing optimally, this article discusses what HVAC abuse is and how to prevent it.

 

What is HVAC Abuse?

HVAC abuse refers to the misuse, neglect, or improper handling of heating and cooling systems that can result in harm or damage to the equipment, a decrease in its efficiency, and a shorter lifespan. Just like any other mechanical equipment, HVACs require routine maintenance and responsible usage to function optimally. 

 

Different Ways Individuals Abuse HVACs

Neglecting Regular Maintenance

Neglect is one of the most common forms of HVAC abuse. Consistent maintenance ensures your HVAC system operates efficiently and safely. Neglecting it can lead to clogged filters, dirty coils, and poor airflow. Over time, these issues can cause the system to work harder and consume more energy, which may increase your utility bills and shorten the lifespan of the HVAC unit.

Setting Extreme Temperatures

While it's natural to want a comfortable indoor temperature, setting the thermostat to extreme levels can harm your HVAC system. Pushing your AC to its maximum cool setting in the summer or cranking up the heat in the winter can increase your energy consumption and put undue stress on the system. Instead, opt for moderate temperatures that are comfortable and energy-efficient.

Overlooking Air Filter Changes

The air filter in your HVAC system plays a vital role in maintaining indoor air quality and system efficiency. Failing to periodically replace these components allows dust, dirt, and contaminants to accumulate. This not only hinders the system's performance but also lowers the quality of the air you breathe. 

Blocking Vents and Registers

Blocking vents and registers may seem like a minor issue, yet it can lead to significant problems. When vents are obstructed by furniture, curtains, or other objects, the HVAC system has to work harder to distribute conditioned air, which can strain the blower motor and minimize efficiency.

 

Steps to Take to Prevent HVAC Abuse

Preventing HVAC abuse helps ensure the longevity and effectiveness of your heating and cooling system. Here are some practical steps you can take to avoid abuse and extend the life of your HVAC system:

Schedule Regular Maintenance

Have your system inspected and serviced at least once a year by a qualified HVAC technician. During these visits, the technician can clean components, check for issues, and verify that everything is in good working order. Maintenance prevents abuse, saves you money in the long run by avoiding costly repairs and improves energy efficiency.

Change Air Filters

Air filters should be replaced or cleaned frequently, based on the filter type and the manufacturer's recommendations. Clean air filters ensure your HVAC system functions correctly while maintaining indoor air quality. This simple task can have a substantial impact on your system's performance and durability.

Use a Programmable Thermostat

A programmable thermostat allows you to set specific temperature schedules for different times of the day. This feature enables you to maintain a comfortable environment without overworking your HVAC system. For example, adjust the temperature to a cooler or warmer setting when you're home and set it accordingly when you're away or sleeping, saving energy and preventing abuse.

Clear Obstructions

Ensure all vents and registers are free from obstructions. Furniture, curtains, and other objects should not block the flow of air. Doing that allows for better airflow, reduces strain on the HVAC system, and promotes even heating and cooling throughout your living space.

 

Conclusion

Your HVAC system is a valuable asset that requires care and attention. HVAC abuse can lead to inefficiency, increased energy bills, and costly repairs. By following these steps and being mindful of how you use your heating and cooling system, you can enjoy a comfortable indoor environment and extend the lifespan of your equipment. 

How do you Know Your Ready to Hire a Property Management Company?

 6 Signs You're Ready to Hire a Property Management Company

Buying an extra house and renting it to tenants can be exciting. Becoming a landlord is a big financial milestone for most people, and it can be fun to go through the process of accepting tenants and looking after a rental house. However, there often comes a time when managing your rentals is less fun and more challenge than it used to be. Whether your portfolio is too big or your life has become more demanding, the best way to offload some of the landlord responsibilities is to hire a skilled property management company. 

Property managers specialize in ensuring rental houses are properly run, from tenant screening to maintenance and repairs. How do you know when you're ready to hire your first property manager? There are a few signs that any landlord can begin to recognize when it's time to keep enjoying the income and equity, but also hand over the managerial reigns.  

 

You Own Two or More Rental Properties

The more rental homes you own, the more time and effort it takes to manage them. Taking care of one house and family of tenants can be novel and fun, but two, three, five, or more rental homes can become more than one person can handle. Even with a great network of local service teams, you might start to feel that it's too much work to do by yourself. A property management company will unleash a team of pros to ensure each and every property (and their tenants) get the right amount of attention and care.

 

You Need More Time to Focus on Your Family or Career

Having the funds to buy a rental property probably means that you've got a good career going. If your career accelerates and demands more of your time, you may no longer have time for your landlording hobby. The same is true if family obligations arise, from having your first child to caring for sick relatives. Of course, someone has to continue tending your properties and their tenants, which is what a property management company does best.

 

You Don't Enjoy the Tenant Turnover Process

The single most challenging part of being a landlord is the tenant turnover process. When a tenant leaves,  you need to get the place cleaned, repainted, photographed, and re-marketed. You need to screen applicants, secure a new tenant, and walk your new tenants through the move-in/checklist/house-rules process. If this isn't your idea of a good time, it can become less fun with each cycle. Property management teams specialize in fast turnover with professional tenant screening processes so you don't have to worry when a reliable tenant leaves.

 

You No Longer Live Near Your Rental Properties

Sometimes, landlords have reason to move away from their original home city, which can leave valuable rental properties behind. If you live far away from your rental properties, you can still make sure they are taken care of by hiring a property management company in the area. There will be someone local that your tenants can call, who can perform turnover and inspections, and who can deal with local maintenance services.

 

You're Not Sure Who to Call for Repairs or Maintenance Services

Being an active landlord involves building a network of reliable home maintenance teams. However, if this isn't your thing and you're never sure who to call, you can still reap the financial benefits of owning an investment property. A property management team can handle the details of taking care of tenants and the rental house on your behalf.

 

The Novelty of Being a Landlord Has Worn Off

Lastly, you may have enjoyed being a landlord for a while, but for some, the novelty eventually wears off. If you are no longer having fun and just want the property to take care of itself, a property management company can easily make that happen for you. All you'll need to do is approve the occasional decision or maintenance expense and your management team will handle the rest.

 

When You're Ready to Hand Over the Reigns

If you have a local rental property (or several properties) and don't have the time or focus to be an attentive landlord right now, don't worry. Many investment homeowners partner with a property management company to ensure that their properties are well-tended and their tenants are kept safe. Leaf Management is proud to provide this service to investment homeowners throughout New England. Contact us today to learn more about how property management can work for you.