10 tricks to easy property management

10 Tricks to easy 10 Tricks to easy Property ManagementProperty Management

Patrick ChomynPatrick Chomyn

4RentDenver.com4RentDenver.com

Patrick ChomynPatrick Chomyn

Purdue University 1985Purdue University 1985 Arrived in Colorado 1985Arrived in Colorado 1985 REALTOR since 1998REALTOR since 1998 Bought my 1Bought my 1stst property in in 1989 property in in 1989 Own 41 properties in 2 statesOwn 41 properties in 2 states Fix-n-Flip 6-12 properties/yearFix-n-Flip 6-12 properties/year Manage nearly 160 rental propertiesManage nearly 160 rental properties Goal to own 50 properties by age 50Goal to own 50 properties by age 50

10 Tricks to Easy Property 10 Tricks to Easy Property ManagementManagement

1.1. Nice properties in Nice AreasNice properties in Nice Areas

2.2. Get-um Rented, DemandGet-um Rented, Demand

3.3. Tenant ScreeningTenant Screening

4.4. A strong Lease AgreementA strong Lease Agreement

5.5. Charge for every ServiceCharge for every Service

10 Tricks to Easy Property 10 Tricks to Easy Property ManagementManagement

6.6. Consistency in all proceduresConsistency in all procedures

7.7. Maintain the propertiesMaintain the properties

8.8. Use every technology Use every technology available available

9.9. Security Deposit. The lawSecurity Deposit. The law

10.10. Study your tradeStudy your trade

11.11. Greatest Secret to SuccessGreatest Secret to Success

1. Nice Properties1. Nice Properties

1. Nice Properties1. Nice Properties

Nice homes attract nice tenantsNice homes attract nice tenants Lower turnoverLower turnover Lower maintenance costLower maintenance cost Longer rentersLonger renters Higher rentsHigher rents Less problemsLess problems More income, not lessMore income, not less

2. Gettum Rented: Demand2. Gettum Rented: Demand

Create Demand through Create Demand through advertisingadvertising

Yard signs w/ flyers front & backYard signs w/ flyers front & back Web siteWeb site Link to your website from othersLink to your website from others Use internet exclusivelyUse internet exclusively

2. Gettum Rented: Demand2. Gettum Rented: Demand

Internet advertisingInternet advertising Rentals.comRentals.com Backpage.comBackpage.com Postlets to CraigslistPostlets to Craigslist RentMarketer.comRentMarketer.com

Over 100 websitesOver 100 websites Craigslist, Craigslist, Craigslist Craigslist, Craigslist, Craigslist

Every Day or twice/ dayEvery Day or twice/ day

3. Tenant Screening3. Tenant Screening


2 recent paystubs2 recent paystubs Credit CheckCredit Check

600 + = 1 month rent deposit600 + = 1 month rent deposit 550-599 = 1.5 months rent deposit550-599 = 1.5 months rent deposit 549 - = 2 Months Rent deposit549 - = 2 Months Rent deposit

Criminal HistoryCriminal History Court Records for EvictionCourt Records for Eviction National Sex OffendersNational Sex Offenders Social Security # SearchSocial Security # Search Current Legal IDCurrent Legal ID


POB 367191POB 367191Bonita Springs FL, 34136 Phone: 239-947-2500Bonita Springs FL, 34136 Phone: 239-947-2500Fax: 239-494-4347Fax: 239-494-4347Website: Website: http://http://www.backgroundinfousa.comwww.backgroundinfousa.com Email: Email: [email protected]@backgroundinfousa.com Beacon Background Screening Beacon Background Screening Service Tenant Screening More InfoService Tenant Screening More InfoJennifer Ege Jennifer Ege

1525 S. Tamiami Trail #603B1525 S. Tamiami Trail #603B42913 Capital Drive, #10142913 Capital Drive, #101Lancaster CA, 93535 Phone: 800-288-4757Lancaster CA, 93535 Phone: 800-288-4757Fax: 800-677-8494Fax: 800-677-8494Website: Website: http://http://www.continfo.comwww.continfo.com Email: Email: [email protected]@continfo.com Credit Investigators, LLC Tenant Credit Investigators, LLC Tenant Screening More InfoScreening More InfoCharles Pennington Charles Pennington

4200 Meridian Street #2084200 Meridian Street #208Bellingham WA, 98226 Phone: 360-332-0078Bellingham WA, 98226 Phone: 360-332-0078Fax: 866-614-1444Fax: 866-614-1444Website: Website: http://www.e-renter.comhttp://www.e-renter.com Email: Email: [email protected]@e-renter.com Kroll Factual Data Tenant Screening More Kroll Factual Data Tenant Screening More InfoInfoMelissa Myers Melissa Myers

5200 Hahns Peak Drive5200 Hahns Peak DriveLoveland CO, 80538 Phone: 800-929-3400Loveland CO, 80538 Phone: 800-929-3400Website: Website: http://http://www.krollfactualdata.comwww.krollfactualdata.com Email: Email: [email protected]@krollfactualdata.com LexisNexis Resident Screening LexisNexis Resident Screening Tenant Screening More InfoTenant Screening More InfoMartin Taylor Martin Taylor


1100 Alderman Drive1100 Alderman DriveAlpharetta GA, 30005 Phone: 678-694-2471Alpharetta GA, 30005 Phone: 678-694-2471Fax: 678-694-5912Fax: 678-694-5912Website: Website: http://http://www.residentdata.comwww.residentdata.com Email: Email: [email protected]@lexisnexis.com MOCO, Inc. Tenant Screening MOCO, Inc. Tenant Screening More InfoMore InfoTami Bettendorf Tami Bettendorf

219 E Garfield St., #600219 E Garfield St., #600Seattle WA, 98102 Phone: 206-505-5301Seattle WA, 98102 Phone: 206-505-5301Website: Website: http://www.moco-inc.comhttp://www.moco-inc.com Email: [email protected] National Tenant Network, Inc. Tenant Email: [email protected] National Tenant Network, Inc. Tenant Screening More InfoScreening More InfoEdward Byczynski Edward Byczynski

PO Box 1664PO Box 1664Lake Grove OR, 97035 Phone: 800-228-0989Lake Grove OR, 97035 Phone: 800-228-0989Fax: 800-340-1116Fax: 800-340-1116Website: http://www.ntnonline.com Website: http://www.ntnonline.com Email: [email protected] On Target Screening, Inc. Tenant Screening Email: [email protected] On Target Screening, Inc. Tenant Screening More InfoMore InfoRonald Bailey Ronald Bailey

55 Monument Circle 133455 Monument Circle 1334Indianapolis IN, 46204 Phone: 317-423-0470Indianapolis IN, 46204 Phone: 317-423-0470Website: http://www.ontargetscreening.com Website: http://www.ontargetscreening.com Email: [email protected] Reliable Background Screening Email: [email protected] Reliable Background Screening Tenant Screening More InfoTenant Screening More InfoRudy Troisi Rudy Troisi


7000 E Shea Blvd., #I2017000 E Shea Blvd., #I201Scottsdale AZ, 85254 Phone: 602-870-7711Scottsdale AZ, 85254 Phone: 602-870-7711Fax: 602-870-7524Fax: 602-870-7524Website: http://www.reliablescreening.com Website: http://www.reliablescreening.com Email: [email protected] SARMA Tenant Screening Email: [email protected] SARMA Tenant Screening More InfoMore InfoJanet Curtis Janet Curtis

1801 Broadway1801 BroadwaySan Antonio TX, 78215 Phone: 210-244-4511San Antonio TX, 78215 Phone: 210-244-4511Fax: 210-200-6040Fax: 210-200-6040Website: http://www.sarma.com Website: http://www.sarma.com Email: [email protected] StarPoint Screening Tenant Screening More Email: [email protected] StarPoint Screening Tenant Screening More InfoInfoKelly Gontarski Kelly Gontarski

493 S Main Street, #17493 S Main Street, #17Canandaigua NY, 14424 Phone: 877-255-8413Canandaigua NY, 14424 Phone: 877-255-8413Fax: 585-394-1388Fax: 585-394-1388Website: http://www.backgroundagency.com Website: http://www.backgroundagency.com Email: [email protected] The Information Source Tenant Email: [email protected] The Information Source Tenant Screening More InfoScreening More InfoMarlene Robbins Marlene Robbins

5889 Greenwood Plaza Blvd #2015889 Greenwood Plaza Blvd #201Greenwood Village CO, 80111 Phone: 888-387-1750Greenwood Village CO, 80111 Phone: 888-387-1750Fax: 303-302-3247Fax: 303-302-3247Website: http://www.mysmartmove.com Website: http://www.mysmartmove.com Email: [email protected] TVS Tenant Verification Service, In Email: [email protected] TVS Tenant Verification Service, In Tenant Screening More InfoTenant Screening More Info


We DO NOT Call old landlordWe DO NOT Call old landlord TimeTime AccuracyAccuracy Fair HousingFair Housing

4. Strong Lease Agreement4. Strong Lease Agreement

INTERNET OR OUT OF STATE LEASES INTERNET OR OUT OF STATE LEASES ARE GARBAGEARE GARBAGE

Free Lease AgreementFree Lease Agreement www.4RentDenver.comwww.4RentDenver.com

The Colorado Apartment AssociationThe Colorado Apartment Association www.CAAHQ.orgwww.CAAHQ.org

Hopkins Tschetter Sulzer Hopkins Tschetter Sulzer www.HTSPC.comwww.HTSPC.com

Springman, Braden, Wilson & PontiusSpringman, Braden, Wilson & Pontius www.sbwp-law.comwww.sbwp-law.com

Frascona, Joiner, Goodman & GreenstienFrascona, Joiner, Goodman & Greenstien www.Frascona.comwww.Frascona.com

5.Charge for Everything5.Charge for Everything

**Can’t discuss fee amounts****Can’t discuss fee amounts** Late FeesLate Fees Posting FeesPosting Fees Attorney FeeAttorney Fee Re inspection FeesRe inspection Fees Release feesRelease fees Cannot Charge for your laborCannot Charge for your labor

6. Consistency in procedures6. Consistency in procedures

1 Lease Agreement1 Lease Agreement 1 Management Agreement1 Management Agreement 1 Repair Request1 Repair Request 1 Move-in Procedure1 Move-in Procedure 1 Move-out Procedure1 Move-out Procedure**NO EXCEPTIONS****NO EXCEPTIONS**

Federal Fair Housing LawsFederal Fair Housing Laws

6. Consistency in procedures6. Consistency in procedures

Time Lines *NO EXCEPTIONS*Time Lines *NO EXCEPTIONS* Rent is due 1Rent is due 1stst

Late @ 8:00am on the 4Late @ 8:00am on the 4thth

44thth is 3-Day Demand is 3-Day Demand 88thth Turn over to the attorney Turn over to the attorney With promise to pay we will delay till With promise to pay we will delay till

the 15the 15thth

We do not accept payment until the We do not accept payment until the judge grants possession. Optionaljudge grants possession. Optional

7. Maintain Your Properties7. Maintain Your Properties

Annual full InspectionsAnnual full Inspections Annual furnace InspectionsAnnual furnace Inspections Annual Smoke/CO InspectionsAnnual Smoke/CO Inspections Monthly Drive-by InspectionsMonthly Drive-by Inspections Respond to repair requestsRespond to repair requests

1.1. Warranty on HabitabilityWarranty on Habitability2.2. Constructive EvictionConstructive Eviction

7. Maintain Your Properties7. Maintain Your Properties

8. Use Every Technology8. Use Every Technology STOP USING THE PHONESTOP USING THE PHONE Use voice mail technologyUse voice mail technology Online Rent PaymentsOnline Rent Payments

www.PayLease.com www.PayLease.com Use emailUse email Use smart phonesUse smart phones Use the internetUse the internet

ApplicationsApplications ScreeningScreening Repair requestsRepair requests Move-out noticesMove-out notices Owner’s statementsOwner’s statements

Use contractors that use technologyUse contractors that use technology

8. Use Every Technology8. Use Every Technology

9. CRS 38-12-101 thru 103 9. CRS 38-12-101 thru 103 Return of Security DepositReturn of Security Deposit (1) "Normal wear and tear" means that deterioration which occurs, based upon the use for which the rental unit is intended, (1) "Normal wear and tear" means that deterioration which occurs, based upon the use for which the rental unit is intended,

without negligence, carelessness, accident, or abuse of the premises or equipment or chattels by the tenant or members of his without negligence, carelessness, accident, or abuse of the premises or equipment or chattels by the tenant or members of his household, or their invitees or guests.household, or their invitees or guests.

(2) "Security deposit" means any advance or deposit of money, regardless of its denomination, the primary function of which is to (2) "Security deposit" means any advance or deposit of money, regardless of its denomination, the primary function of which is to secure the performance of a rental agreement for residential premises or any part thereof.secure the performance of a rental agreement for residential premises or any part thereof.

(1) A landlord shall, within one month after the termination of a lease or surrender and acceptance of the premises, whichever (1) A landlord shall, within one month after the termination of a lease or surrender and acceptance of the premises, whichever occurs last, return to the tenant the full security deposit deposited with the landlord by the tenant, unless the lease agreement occurs last, return to the tenant the full security deposit deposited with the landlord by the tenant, unless the lease agreement specifies a longer period of time, but not to exceed sixty days. No security deposit shall be retained to cover normal wear and specifies a longer period of time, but not to exceed sixty days. No security deposit shall be retained to cover normal wear and tear. In the event that actual cause exists for retaining any portion of the security deposit, the landlord shall provide the tenant with tear. In the event that actual cause exists for retaining any portion of the security deposit, the landlord shall provide the tenant with a written statement listing the exact reasons for the retention of any portion of the security deposit. When the statement is a written statement listing the exact reasons for the retention of any portion of the security deposit. When the statement is delivered, it shall be accompanied by payment of the difference between any sum deposited and the amount retained. The delivered, it shall be accompanied by payment of the difference between any sum deposited and the amount retained. The landlord is deemed to have complied with this section by mailing said statement and any payment required to the last known landlord is deemed to have complied with this section by mailing said statement and any payment required to the last known address of the tenant. Nothing in this section shall preclude the landlord from retaining the security deposit for nonpayment of address of the tenant. Nothing in this section shall preclude the landlord from retaining the security deposit for nonpayment of rent, abandonment of the premises, or nonpayment of utility charges, repair work, or cleaning contracted for by the tenant.rent, abandonment of the premises, or nonpayment of utility charges, repair work, or cleaning contracted for by the tenant.

(2) The failure of a landlord to provide a written statement within the required time specified in subsection (1) of this section shall (2) The failure of a landlord to provide a written statement within the required time specified in subsection (1) of this section shall work a forfeiture of all his rights to withhold any portion of the security deposit under this section.work a forfeiture of all his rights to withhold any portion of the security deposit under this section.

(3) (a) The willful retention of a security deposit in violation of this section shall render a landlord liable for treble the amount of (3) (a) The willful retention of a security deposit in violation of this section shall render a landlord liable for treble the amount of that portion of the security deposit wrongfully withheld from the tenant, together with reasonable attorneys' fees and court costs; that portion of the security deposit wrongfully withheld from the tenant, together with reasonable attorneys' fees and court costs; except that the tenant has the obligation to give notice to the landlord of his intention to file legal proceedings a minimum of seven except that the tenant has the obligation to give notice to the landlord of his intention to file legal proceedings a minimum of seven days prior to filing said action.(b) In any court action brought by a tenant under this section, the landlord shall bear the burden of days prior to filing said action.(b) In any court action brought by a tenant under this section, the landlord shall bear the burden of proving that his withholding of the security deposit or any portion of it was not wrongful.proving that his withholding of the security deposit or any portion of it was not wrongful.

(4) Upon cessation of his interest in the dwelling unit, whether by sale, assignment, death, appointment of a receiver, or (4) Upon cessation of his interest in the dwelling unit, whether by sale, assignment, death, appointment of a receiver, or otherwise, the person in possession of the security deposit, including but not limited to the landlord, his agent, or his executor, otherwise, the person in possession of the security deposit, including but not limited to the landlord, his agent, or his executor, shall, within a reasonable time:(a) Transfer the funds, or any remainder after lawful deductions under subsection (1) of this shall, within a reasonable time:(a) Transfer the funds, or any remainder after lawful deductions under subsection (1) of this section, to the landlord's successor in interest and notify the tenant by mail of such transfer and of the transferee's name and section, to the landlord's successor in interest and notify the tenant by mail of such transfer and of the transferee's name and address; or(b) Return the funds, or any remainder after lawful deductions under subsection (1) of this section, to the tenant.address; or(b) Return the funds, or any remainder after lawful deductions under subsection (1) of this section, to the tenant.

(5) Upon compliance with subsection (4) of this section, the person in possession of the security deposit shall be relieved of (5) Upon compliance with subsection (4) of this section, the person in possession of the security deposit shall be relieved of further liability.further liability.

(6) Upon receipt of transferred funds under subsection (4) (a) of this section, the transferee, in relation to such funds, shall be (6) Upon receipt of transferred funds under subsection (4) (a) of this section, the transferee, in relation to such funds, shall be deemed to have all of the rights and obligations of a landlord holding the funds as a security deposit.deemed to have all of the rights and obligations of a landlord holding the funds as a security deposit.

(7) Any provision, whether oral or written, in or pertaining to a rental agreement whereby any provision of this section for the (7) Any provision, whether oral or written, in or pertaining to a rental agreement whereby any provision of this section for the benefit of a tenant or members of his household is waived shall be deemed to be against public policy and shall be void.benefit of a tenant or members of his household is waived shall be deemed to be against public policy and shall be void.

9. CRS 38-12-101 thru 103 9. CRS 38-12-101 thru 103 Return of Security DepositReturn of Security Deposit

(1) (1) "Normal wear and tear""Normal wear and tear" means that deterioration which occurs, based upon the means that deterioration which occurs, based upon the

use for which the rental unit is intended, without negligence, use for which the rental unit is intended, without negligence, carelessness, carelessness, accident, or abuseaccident, or abuse of the premises or equipment or chattels by the tenant or members of the premises or equipment or chattels by the tenant or members of his household, or their invitees or guests.of his household, or their invitees or guests.

(2) "Security deposit" means any advance or deposit of money, regardless of its denomination, the (2) "Security deposit" means any advance or deposit of money, regardless of its denomination, the primary function of which is to secure the performance of a rental agreement for residential premises or primary function of which is to secure the performance of a rental agreement for residential premises or any part thereof.any part thereof.

(1) A landlord shall, (1) A landlord shall, within one monthwithin one month after the termination of a lease or surrender and after the termination of a lease or surrender and acceptance of the premises, whichever occurs last, return to the tenant the full security deposit deposited acceptance of the premises, whichever occurs last, return to the tenant the full security deposit deposited

with the landlord by the tenant, unless the lease agreement specifies a longer period of time, but with the landlord by the tenant, unless the lease agreement specifies a longer period of time, but not not to exceed sixty daysto exceed sixty days. No security deposit shall be retained to cover normal wear and . No security deposit shall be retained to cover normal wear and tear. In the event that actual cause exists for retaining any portion of the security deposit, the landlord tear. In the event that actual cause exists for retaining any portion of the security deposit, the landlord shall provide the tenant with a written statement listing the exact reasons for the retention of any portion shall provide the tenant with a written statement listing the exact reasons for the retention of any portion of the security deposit. When the statement is delivered, it shall be accompanied by payment of the of the security deposit. When the statement is delivered, it shall be accompanied by payment of the difference between any sum deposited and the amount retained. The landlord is deemed to have difference between any sum deposited and the amount retained. The landlord is deemed to have

complied with this section by complied with this section by mailing said statementmailing said statement and any payment required to and any payment required to

the the last known address of the tenantlast known address of the tenant. Nothing in this section shall . Nothing in this section shall

preclude the landlord from retaining the security deposit for preclude the landlord from retaining the security deposit for nonpayment of rent, nonpayment of rent, abandonment of the premises, or nonpayment of abandonment of the premises, or nonpayment of utility charges, repair work, or cleaning contracted utility charges, repair work, or cleaning contracted for by for by the tenant.the tenant.

9. CRS 38-12-103 9. CRS 38-12-103 Return of Security DepositReturn of Security Deposit

(2) The (2) The failure of a landlord to provide a written statementfailure of a landlord to provide a written statement

within the required time specified in subsection (1) of this section shall work a within the required time specified in subsection (1) of this section shall work a forfeiture forfeiture of all his rights of all his rights to withhold any portion of the security deposit under this section.to withhold any portion of the security deposit under this section.

(3) (a) The willful retention of a security deposit in violation of this section shall render a landlord liable for (3) (a) The willful retention of a security deposit in violation of this section shall render a landlord liable for

treble treble the amount of that portion of the security deposit wrongfully withheld from the tenant, together with the amount of that portion of the security deposit wrongfully withheld from the tenant, together with reasonable attorneys' fees and court costs; except that the tenant has the obligation to give notice to the landlord of reasonable attorneys' fees and court costs; except that the tenant has the obligation to give notice to the landlord of

his intention to file legal proceedings a minimum of his intention to file legal proceedings a minimum of seven days prior to filing said seven days prior to filing said actionaction.(b) In any court action brought by a tenant under this section, the .(b) In any court action brought by a tenant under this section, the landlord shall landlord shall bear the burden of proving that his withholdingbear the burden of proving that his withholding of the of the security deposit or any portion of it was not wrongful.security deposit or any portion of it was not wrongful.

(4) Upon cessation of his interest in the dwelling unit, whether by sale, assignment, death, appointment of a (4) Upon cessation of his interest in the dwelling unit, whether by sale, assignment, death, appointment of a receiver, or otherwise, the person in possession of the security deposit, including but not limited to the landlord, his receiver, or otherwise, the person in possession of the security deposit, including but not limited to the landlord, his agent, or his executor, shall, within a reasonable time:(a) Transfer the funds, or any remainder after lawful agent, or his executor, shall, within a reasonable time:(a) Transfer the funds, or any remainder after lawful deductions under subsection (1) of this section, to the landlord's successor in interest and notify the tenant by mail deductions under subsection (1) of this section, to the landlord's successor in interest and notify the tenant by mail of such transfer and of the transferee's name and address; or(b) Return the funds, or any remainder after lawful of such transfer and of the transferee's name and address; or(b) Return the funds, or any remainder after lawful deductions under subsection (1) of this section, to the tenant.deductions under subsection (1) of this section, to the tenant.

(5) Upon compliance with subsection (4) of this section, the person in possession of the security deposit shall be (5) Upon compliance with subsection (4) of this section, the person in possession of the security deposit shall be relieved of further liability.relieved of further liability.

(6) Upon receipt of transferred funds under subsection (4) (a) of this section, the transferee, in relation to such (6) Upon receipt of transferred funds under subsection (4) (a) of this section, the transferee, in relation to such funds, shall be deemed to have all of the rights and obligations of a landlord holding the funds as a security funds, shall be deemed to have all of the rights and obligations of a landlord holding the funds as a security deposit.deposit.

(7) Any provision, whether oral or written, in or pertaining to a rental agreement whereby any provision of this (7) Any provision, whether oral or written, in or pertaining to a rental agreement whereby any provision of this section for the benefit of a tenant or members of his household is waived shall be deemed to be against public section for the benefit of a tenant or members of his household is waived shall be deemed to be against public policy and shall be void.policy and shall be void.

10. Study Your Trade10. Study Your Trade

Join Trade OrganizationsJoin Trade Organizations REALTORREALTOR Apartment AssociationApartment Association National Association of Residential Property Managers National Association of Residential Property Managers

(NARPM)(NARPM) Read booksRead books

Landlord Tenant LawLandlord Tenant Law Go to Continuing Ed ClassesGo to Continuing Ed Classes

REALTOR RALLYREALTOR RALLY Hopkins, Tschetter, SulzerHopkins, Tschetter, Sulzer Oliver FrasconaOliver Frascona NARPMNARPM

Read BlogsRead Blogs www.4RentDenver.comwww.4RentDenver.com CRS 38-12-101-103 Security Deposit @ CRS 38-12-101-103 Security Deposit @

www.Michie.comwww.Michie.com

10. Study Your Trade10. Study Your Trade

BooksBooks

Trade OrganizationsTrade Organizations

www.Michie.comwww.Michie.com

11. Secret to Success11. Secret to Success

Give of your self Give of your self without without

expecting expecting anything in anything in

return.return.

10 tricks to easy property management

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tenant screening3

llc tenant

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nice properties1

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kroll factual data tenant

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