More Q's for owners who rent without Property Manager

[Pturner]

Thanks in advance for guidance. Some questions:
-- How do you screen tenants? Do you do credit checks? Do you have prospective guests complete a written application? Do you check references?
-- What questions do you ask prospective guests?
-- How much of the rent, in addition to deposit, do you collect in advance of the guests' stay?
-- How do you inform guests about TV/ HOA restrictions?
-- Do you use standard application and/or lease agreement forms? Any particular ones you would recommend (or share)
--What other documents or forms do you use?
-- If you've ever had to turn down an applicant, what explanation(s) do you provide?
-- Obviously, I would prefer guests who earn 100 percent of their deposit back. Is this the experience you have with most of your guests?
-- Ever had problems with a guest?

Public or private responses welcomed. Thanks much.

[faithfulfrank]

Well, as I said before, my place is 13 miles south of you.....not in The Villages. I think my experiences are still relevant, but if you do not think so, I understand.


Thanks in advance for guidance. Some questions:
-- How do you screen tenants? Not officially. I do ask a lot of questions, and usually speak and e-mail a lot with them, and can usually tell if there may be a problem. I've been fine with that. Usually those who can afford to pay thousands a month to avoid the snow, while still owning a northern home and are Seniors who are retired are a pretty safe bet.

Do you do credit checks? See above
Do you have prospective guests complete a written application?Yes. A complete appliacation that includes all rules, etc.
Do you check references?Yes, if they have rented seasonally before.
-- What questions do you ask prospective guests? I make sure they do not smoke, are not having others stay with them without me knowing, no pets, etc,etc. If I find they do, and believe me, my neighbors would let me know, they are great, They lose the deposit and perhaps forfeit the stay. It has never happened
-- How much of the rent, in addition to deposit, do you collect in advance of the guests' stay?Everyone is different. I charge $600 deposit, I might raise that, and they pay the rent 90 days in advance and it is non-refundable.
-- How do you inform guests about TV/ HOA restrictions?I make sure they have a copy and they sign that they understand and will abide by it.
-- Do you use standard application and/or lease agreement forms? I have my own I wrote that is specific to my property and the Plantation Any particular ones you would recommend (or share)
--What other documents or forms do you use?
-- If you've ever had to turn down an applicant, what explanation(s) do you provide?I turn away over 100 couples a year who wait too long to book the much desired peak months. Those are just the folks who do not look at the web calendar
-- Obviously, I would prefer guests who earn 100 percent of their deposit back. Is this the experience you have with most of your guests?

-- Ever had problems with a guest?I have never had any problems with any guest. They have been wonderful. The key is good communication so there are no misunderstandings. I have afterwards always asked for suggestions, etc. I have had guests who have desired a certain item I have not had, and have bought it themselves and left it, like a unusual cooking utensil, etc. Once I noticed a whole new set of mugs, then saw that they must have broken one I had there and replaced it with a new set. Before I got a new roof, I had a few shingles blow off the old one. Before I could get the roofing company fix it, my guest climbed up on the roof and fixed it for me! I did not ask or expect that, they just took such care of it and he wanted to.

Public or private responses welcomed. Thanks much.

Hope that helped. We leave this week to be down there. Can't wait!!

Basically, I've found folks who stay for months and are 55+ and could afford it are very low risk. Some love it so much they end up buying close by and become neighbors......

Frank

[Ohiogirl]

I pretty much agree with Frank. I ask $500 deposit, should probably raise it to $750 for month or more stays, and require the rent 45 days in advance in full.

I have rented it 3 or 4 times to 2 couples - have noticed (my cleaning guy reports every time) that in just about all of these cases needed heavier cleaning. I think multiple tenants tend to treat it more like a hotel. Now I rarely rent it to anyone other than a couple, although I probably still would for off season. When it's just one couple and especially if it's for a month or more, they probably keep it cleaner than I would! Lately I'm getting repeat tenants, which is nice.

Only problem I ever had, and I'm about 99% sure it was a scam, is when someone said they needed my checking acct # and routing #, that it would be easier to do a direct deposit from overseas. I told them just to send a postal money order, and surprise, they backed out. I usually have my caretaker meet them with the keys. In over 3 years only very minor breakage, and like Frank, sometimes they add things!

[faithfulfrank]

I agree with Ohiogirl.
When I turn away so many for peak season, I can afford to be very picky.

For instance, I like dogs.......but I would never rent to anyone with pets. Why?
Because what if the next guest is allergic to pets.

I rent to couples usually. I only had one couple who left the place a tad unclean. Everything looked nice, but it looked like they dusted or wiped things down with a less then clean cloth.....leaving streaks on countertops, etc. no big deal, but I have them pay a exit cleaning fee up front that my cleaning person gets. It is explained that the cleaning fee is for a normal cleaning, and that if my very honest cleaning person says she had to go way above and beyond, additional funds will be kept from the security deposit. I have never had to do that.

Our 55+ community only allows rents for one month or longer, so we have WAY less problems then places that rent to anyone short term. I am picky, because I want my neighbors to be happy with whoever rents from me. They are so precious and good to me. If anyone WAS a problem, I'd hear about it very quickly. They would do anything for me, and I in turn do anything for them when I am down there.

In 624 days I'll be there for good. In 5 days I'll be down there for our next stay, to trim trees, clean siding and a bunch of other projects I love to do.

Frank