We went through 4 Property Managers and finally decided it was easier to do it ourselves, long distance from California. I have managed it myself for 4 years now, without any problems that I encountered with the Property Managers. None of the Property Managers screened the tenants...if someone called that wanted to rent in the Villages, they made the reservation without doing credit checks or background checks. Twice, they put in a tenant that was a disaster and it cost us of a lot of money, so having a Property Manager doesn't assure you of anything.
I found, if I google the potential tenant's name, I get a lot of information about them. I also have them fill out a Tenant information form...Name, Address, Phone, Cell Phone, email address, employment or if retired, then former employment & how long, if they own their own home or rent & for how long; make, year, and license plate of car; Driver's license numbers (especially if they are going to use the golf cart).
We ask for a $500 Reservation/Security/Damage deposit to be returned if no damage within 14 days of their departure. Our cleaning people let us know if anything is damage, broken or missing. If the tenant cancels their reservation, then we have the right to deduct any costs we incur from the Reservation fee to find a new tenant.
I send the tenant a detailed information sheet about the property...where to find the circuit breaker, how to turn on the A/C, etc etc etc Anything pertinent to the property. And, I tell them to call us if they have any questions about anything.
I send the keys to the tenant about 2 weeks before occupancy. I bought a lock-box at Lowe's and put the keys to the house in the lock-box for the tenant, in case they leave the keys home or for any reason they are locked out. I don't tell the tenant that there is a lock-box unless they are locked out and need to get in. Then I give them the combination. You can then change the combination.
If you let them use your golf cart, it necessary to talk to your insurance company about letting a tenant use it. Some insurance will not cover a tenant, while others will. If you let the tenant use the golf cart, I would have them sign a detailed golf cart hold harmless indemnity statement, along with detailed golf cart instructions and safety advice. There is also a website that shows the golf cart paths within the Villages, that I would direct them to. Everyone says that a golf cart indemnity statement won't hold up, but it is better than nothing. If nothing else, it will make them more careful.
We rent by the month only. It is easy to find "one tenant" for all of Jan/Feb/March as a package. A little more difficult to find a tenant for the shoulder months of Nov/Dec or April.
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