Near the end of every residency, you need to ask yourself whether or not you want to renew your resident’s lease.
Today, we’re talking about what you should consider when you’re making this decision.
Is Your Resident Paying Their Rent on Time?
One factor to consider when you’re thinking about renewing a resident’s lease is if they pay their rent on time.
If they pay on time consistently each month and you’ve never had to send a reminder or ask where their payment is, that’s great – it’s a good reason to renew the lease!
If they pay a few days late every month but they always pay, you might find it tolerable since you’d get to collect a late fee.
The tardy payments may be inconvenient, but if you like the extra income that late fees provide, renewing with a resident who pays a little bit late may work out well for you.
Is Your Resident Taking Care of the Property?
Another point to look at is how well the resident keeps up with property maintenance and cleaning.
If you’re consistently receiving maintenance requests because things are breaking or are being damaged, you might not want to keep such residents in your property.
It’s a good idea to do an inspection before you decide on a lease renewal – this will give you an opportunity to look at the condition of your property and evaluate the resident’s living conditions.
If you see damage, pests, or indications that the resident may be violating your lease agreement, there’s a good chance that you may not want to renew.
But if everything looks like it did at the beginning of the lease term, a renewal probably makes sense!
Will You Increase Your Rent?
Lease renewal is a good time to increase rent, which is another decision you’ll have to make when you’re renewing your resident’s lease.
How much can you increase without chasing the resident out?
You’ll need to do a market analysis to know what other residents are paying in rent for properties similar to yours.
If they’re not paying significantly more, you might want to leave the rent where it is so you can retain your high quality residents and avoid turnover expenses.
How Does Arbors Management Help?
Here at Arbors, we conduct a physical inspection of a property 120 to 150 days before the lease expires.
Then, we send the report to the owner through our online portal. You’ll have a chance to review the inspection report and our recommendations for how much rent should be increased.
You can review that information and decide if you agree, if you’d like to make a different rental increase, or if you don’t want to do one at all.
You can also tell us if you’d rather not renew the current resident’s lease – we’re here to move forward with what you want to do.
Once we have confirmation on how to proceed, we’ll coordinate with the resident and send them the paperwork to successfully complete the renewal process, if you so choose.
All in All…
Deciding whether or not to renew your current resident’s lease can be challenging, but when it comes down to it, you really just need to consider 3 big questions:
Does your resident pay their rent on time?
Is your resident caring for your property?
Do you plan on increasing your rent?
Once you work through those questions, whether it be on your own or with professional guidance from Arbors, you should be able to reach a sound decision.
If you need help deciding whether or not to renew your resident’s lease,contact usat Arbors Management – we’d be more than happy to help!
By: Nick Griffith, Director of Conventional Housing
At Arbors Management, we believe the best way to avoid the eviction process and troublesome residents is by conducting a strict screening process before a resident even moves in.
Our resident screening process includes a close look at income, criminal histories, and credit histories. We have a rent collection process that works, and if eviction becomes necessary – we have a process for that, too.
Collecting Rent from Pittsburgh Residents
Before the residency even begins, we set the expectations with the resident about how we anticipate rent being paid. We let them know that rent is due on the first. They know when and how to pay it, and they know what the consequences will be if it’s not paid on time.
If payment is not received after the fifth of the month, we assess a late fee. We also send formal letters to the resident notifying them that rent is late. We tell them how much they owe and that we expect an immediate payment. This letter is sent to document the late rent. In addition to the letter, we also call, email, and text residents throughout the month to make sure they understand what they owe and why we are trying to collect it.
Filing a Landlord Resident Complaint
In the event a resident doesn’t pay rent, we file a Landlord Resident Complaint at the local magistrate. Typically, we will file this during the first week of the second month of rent being late. This means it will still be less expensive for the resident to catch up with rent than it would be to move out and find a new place to live.
We receive a court date, and we’ll go to court on your behalf to obtain a judgment in the amount owed plus court fees. Once this judgment is issued, the residents have 10 days to pay the rent. If they don’t pay the full amount within those 10 days, we can file an Order of Possession. Once we do that, the court gives the resident an additional 10 days to pay the rent. The eviction can only commence on the 11th day after the possession order is filed.
Professional Pittsburg Property Management
If the resident appeals the judgment, the case could go to a higher court level. At that point, we would need to involve an attorney. We are professional property managers, but we aren’t attorneys, so we cannot represent you at a higher court.
Many owners want to know what we charge for these services and the time we spend on paperwork and court appearances. The answer is – we don’t believe we should charge you for a bad resident or someone not paying rent. Our philosophy is that you should only be charged on the rent we collect. So, there’s no fee for us filing the Landlord Resident Complaint. The courts do have fees that you’ll be responsible for paying, but those will be passed along to the resident for your reimbursement.
Less hassle that often comes along with owning a rental property
Most importantly: you have access to experience, tools, and resources that only professional managers can bring to the table.
But…
Residents also benefit from a professionally managed home.
With over 40 years of experience, we’ve found that property owners who utilize our management services have happier residents!
Why?
Because we’re responsive, accountable, and able to implement programs and systems that allow for a better and more efficient rental process.
Online Rent Payments and Maintenance Requests
Technology has delivered a number of innovative software systems and online platforms that help us manage your property more efficiently and effectively.
For example, we offer online portals where residents can pay rent and submit maintenance requests.
This is extremely convenient – our residents don’t have to worry about late rent payments or forgotten repair needs. Everything is documented and electronic.
Residents can pay rent whenever is convenient for them; in the middle of the night, during a lunch break, in the evening, literally whenever!
Our residents also have the ability to schedule future or recurring payments, and contact us about maintenance issues at any time and from any place.
Easy Application Procedures
Not only do we have online portals for current residents, but our applications for prospective residents are all online as well.
Residents are able to fill out an application online, then quickly and easily upload any of the supporting documentation required.
This allows our team to screen and verify information quickly and electronically, ultimately providing applicants with our decision faster.
Our online listings are user-friendly and accurate.
They also include photos, allowing residents to get an idea of what the property is like before applying!
It’s easy to contact a designated Leasing Specialist, and showings can be scheduled electronically as well.
With Arbors Management, the entire process from browsing to renting is paperless and efficient.
Hassle-Free Lease Signing
Once a resident is approved for a property, the leasing process is simple.
Residents will be able to review the entire lease and any addenda online. They can email or call us with any questions and then sign it with an electronic signature.
We will execute the lease on our end, and a copy goes into the online resident portal, which can be accessed at any time.
The security deposit can also be paid online, and residents don’t have to talk to us unless they have a question or need support.
We’re happy to offer our residents such a convenient and simplified process while still being available to provide assistance every step of the way.
Remaining Responsive and Accessible
On that note, one of the many reasons Arbors residents love working with us is because we are available and easy to reach.
Phone calls do not go unreturned and emails are not ignored.
We know the law, we’re accountable to the lease agreement, and we treat all of our residents fairly and consistently.
All in All…
We provide value to you and your residents by being present and using our experience to manage your property better.
Our goal is to use all of our tools and resources to make this a pleasant, successful leasing period for all parties.
If you have any questions about what we do and how our professional property managers provide value, pleasecontact us at Arbors Management.
Routine repairs and emergency maintenance are not uncommon when you’re renting out a property.
When purchasing an investment home, you need to have a maintenance budget and a maintenance plan in place.
Owning an investment property doesn’t necessarily mean you personally know how or have the tools to fix maintenance issues when they arise.
This is when hiring professional third-party maintenance vendors comes in handy.
Network of Preferred Vendors
A big part of your maintenance plan should be the vendors you’re going to use on a regular basis.
Vendors you hire should be ones you trust, who are reliable, and have a good reputation.
These are who we refer to as “preferred vendors.”
Keeping a list of preferred vendors will ensure your property is well-maintained and your residents are happy.
When you work with a professional property management company, you’ll either have access to their vendor resources or you’ll use the in-house maintenance team they employ.
Some companies will use both in-house maintenance team members and third-party vendors.
Before you hire a property manager, find out how they approach maintenance and why it works for their clients.
At Arbors Management, we currently work with third-party vendors.
Today, we’re talking about how they help us deliver high-quality and low-cost repair services to our owners and their properties.
Working with Professional Maintenance Vendors and Contractors
Whether it’s a routine issue or a middle-of-the-night emergency, we are happy with our team of qualified vendors and contractors.
We screen our vendors thoroughly before we agree to work with anyone; we check to be sure that the vendors are licensed, insured, and properly vetted.
This is important; hiring an unlicensed vendor can put you in a lot of legal risk.
If that worker falls off a ladder at your home, you could be held responsible for the medical care he or she requires.
It is also important to look for vendors who are experienced in the type of work they’re doing. Certain repairs will require a specialist such as a plumber or an electrician.
And, just as crucial as the vendor being knowledgeable and legally capable, make sure that they will treat your residents and your property with respect and care.
Accessing Preferred Maintenance Pricing
One of the major benefits of having a large network of vendors like ours is that we’re able to provide our clients discounted pricing.
This pricing helps our clients to save money. We don’t up-charge for our maintenance services, so when our vendors offer us reduced rates because of volume economics, we pass those savings right onto our clients.
Another benefit we earn because of the amount of work we provide our vendors is that we get priority service.
The priority service we receive helps when there’s an emergency or it happens to be a busy time of year. We’ll still be at the top of their lists when we need something done.
In Conclusion
We would love to tell you more about the vendors we work with, how we choose them, and why it pays to have access to reliable, affordable maintenance through professional property managers.
We have great relationships with vendors and contractors who specialize in a number of different areas, and we’ve worked with them for many years.
So whether your property needs a plumber, HVAC tech, roofer, general contractor, or handyman, we have you covered!
Pleasecontact us at Arbors Management to discuss how we can help you with all of your property management needs in Pittsburgh, Western PA, West Virginia, and surrounding areas.
There are plenty of excellent reasons to invest in Real Estate in Pittsburgh:
Pittsburgh is diverse
Pittsburgh is growing and desirable
Plenty of good school districts nearby
Pittsburgh real estate is generally affordable
The list could go on and on!
Whether you’re local to the area or from out of state and looking for an investment property, you can find some thriving submarkets in and around Pittsburgh.
Today, we’re talking about what you should buy and where you should buy when considering a Pittsburgh investment property.
Investing in Pittsburgh: Market Strength
Housing prices are on the rise in Pittsburgh, but the buy-in that investors face is still much lower than in other east coast cities.
Pittsburgh neighborhoods have undergone a lot of revitalization in the last few years, and the economy is growing.
More people are moving into the area and unemployment is lower than the state average.
There’s a growing tech industry in the city thanks to companies like Google, Apple, Uber, and Facebook setting up shop.
The medical centers and universities are putting Pittsburgh on the map in new ways, and smart investors are taking note.
Pittsburgh Neighborhoods to Consider
When you’re looking for a Pittsburgh investment property, you’ll need to consider your investment goals and the importance of location.
When we’re talking to investors, whether they’re looking for their first rental home or an additional property to add to a growing portfolio, we always recommend neighborhoods with outstanding resident pools and the potential for long term gains.
Some of those neighborhoods we recommend are:
Pittsburgh Neighborhoods to Avoid
As your property management partners, we care about the investment decisions that you make and are happy to be involved from the beginning.
If you’re considering purchasing a home in Pittsburgh, reach out to us to get our insights on the neighborhood – we’ll give you our honest feedback.
Types of Homes to Buy
When you’re looking for a great investment property in Pittsburgh, remember that your goal is to get it onto the market as soon as possible – an unoccupied rental home is an expensive rental home.
So, look for properties that are in good shape.
Cosmetic upgrades often just take a few days, and it’s fine to buy a home that needs new paint or better flooring.
Don’t bother with properties that will require heavy renovations and rehab work; you’ll lose too much money on vacancy costs, and you may not recoup what you spend bringing it up to habitability standards.
40+ Years of Experience in the Pittsburgh Housing Market
With over 40 years of experience in the Pittsburgh housing market, we’ve learned a thing or two – we’d be more than happy to discuss your options as a potential or current owner in Western Pennsylvania!
For more information or a free consultation, pleasecontact us at Arbors Management.
Hello, my name is Christopher Wagner and I am the President of Arbors Management. I would like to start out by stating that I am very proud of the team here at Arbors and I know that each and every member strives to do the right thing for our clients and make their experiences with Arbors as pleasant as possible. We are first and foremost a service business, and it is important for me to be able to serve our clients and customers excellently. Although I am not too comfortable talking about only myself, as I prefer to lead by allowing others to grow and reach their full potential, I understand that sometimes my role requires it. After owning several companies dealing in investment properties, developments, and investment loans, I joined Arbors Management in 2007, only expanding on my experiences of over 20 years in the real estate business. I enjoy my job immensely because I truly enjoy seeing growth in others, and in my position I am able to fully support the development of my team; whether this be mentally, emotionally, spiritually, or otherwise. I hold an IST Degree from Penn State, however make great efforts to lead a lifetime of continuous learning. When I am not at work, typically you can find me with my family. I have a fantastic wife, who is my true support in life, and four wonderful children. In addition, I have served in multiple churches in different roles, including as deacon, director of the media team, and various outreach teams. I enjoy giving back as much as possible and make decisions based upon my principles, including the decisions I make in business, how I conduct myself, and the standards to which I hold myself. I am very proud of the dedication and hard work of my entire team here at Arbors Management and I would like to introduce my leadership team to you.
Hello, my name is Trisha Jester and I am the Director of Multifamily Housing here at Arbors Management. I started in the property management business 32 years ago and since then have held various positions, including maintenance, assistant manager, site manager, and regional manager. I have been with Arbors Management for 24 years now. Having the opportunity to work in all aspects of the property management field and be a part of the process from start to finish has provided me with the breadth of knowledge that I need for my current position. I obtained my PA RE License in 1994, and have accumulated many hours of training in Fair Housing, Tax Credit Compliance, and Property Management. One of the things that I love most about my job at Arbors is that my team and I are able to help people who are truly in need of finding affordable housing. Together, the team and I manage over 2,450 units in Western PA and West Virginia. I have been married to my husband, Brad for 26 years, and have two sons, one in college and one a Sargent in the National Guard. On the weekends I enjoy road trips with my husband on our motorcycle, as well as gardening, reading, and cooking.
Hello, my name is Nicholas Griffith and I am the Director of Business Development here at Arbors Management, Inc. I also serve as the Vice President of Arbors Real Estate, LLC, our real estate sales company. I’ve been with Arbors since 2016, starting as a Portfolio Manager, then serving as the Director of our Scattered Site Properties, and now in my current role. Prior to Arbors Management I had experience in leasing and managing a growing portfolio of 300+ scattered site market rate rental properties. Additionally I also worked in the affordable housing industry as a Certified Occupancy Specialist working on qualifying new residents to move in and various certifications for their residency. During my time here at Arbors I’ve truly enjoyed working with our clients and customers to ensure their satisfaction with our services and my focus has been on perfecting and expanding our services to be the go-to resource for real estate investors. It’s been my pleasure to work with the dedicated and passionate team we have here at Arbors who really care about all the properties, owners, and residents we work with every day. When I’m not breathing all things real estate, you can likely find me at home with my wife, son, and dog. I enjoy the vast restaurant and local brewery options that Pittsburgh has to offer, watching football, hiking, canoeing, exercising, snowboarding, and traveling. I look forward to helping you achieve your real estate goals!
Hi, I am Patty Recklitis, and I am Chairman of the Board at Arbors Management. Being in the property management business for more than 30 years, I have watched this industry change and grow in so many fascinating ways. As a committed employee and now Chairman of the Board of Arbors Management, I have been instrumental in shaping this company and developing it into the strong, market leader position it enjoys today.
Buon Giorno! I am Cindy Peterle-Harris, the Director of Compliance here at Arbors Management. Although my degrees are in Political Science and the Italian language, I have been working in the affordable housing field since 1980, and with Arbors Management Inc. since 1995: first as a property manager for a senior complex, then as a regional manager, and as the Director of Compliance since 2010. Although it may seem that my education and my profession are worlds apart, I have used my language skills with residents who have limited English proficiency and used the lessons I learned in international diplomacy to maintain peace among neighbors and co-workers. As Director of Compliance, much of my time is spent in research, in teaching, and in problem resolution. I really enjoy working with the managers and staff of our affordable and conventional properties and helping to provide safe and comfortable housing for seniors and families. When not at the office, my husband and I are very involved with our Church and our combined families. With the recent birth of our 10th grandchild, “Grammy” has become my favorite title!
Hi, I am Michael Recklitis and I am the director of maintenance at Arbors Management and have worked for Arbors Management since 1995. I earned a Bachelor of Science Degree in Education and a Master of Science in Marketing Education from the University of Pittsburgh. My state certification in “Building Trades and Maintenance” allowed me to teach many students, who learned the basics of building repair and hand tool usage. I owned a small HUD subsidized apartment building. This ownership helped teach me about subsidized housing, REAC inspection and the required HUD tenant certification needed to rent those units. My position focuses on the physical condition of the many properties managed by the company. I enjoy working as a team member with building staff and have facilitated many property projects with outside contractors and our property staff. I have worked with PHFA Technical Services to complete needed work at other properties that they are involved in. My many interests have included but are not limited to gardening, amateur radio and going to that occasional Penguin, Steelers or Pirate game with my wife. As a boy, I earned the rank of Eagle Scout which helped teach me values and respect. As part of being a scout, I belonged to “The Order of the Arrow” that is Scouting’s National Honor Society which helped strengthen my faith.
My name is Eric Miles and I have been in the real estate industry since 1993. I obtained my Pennsylvania Real Estate Sales license in 1993, and after letting it expire, regained it in 2018 and have received my Brokers License in 2022. I have been intimately involved with mortgages/loans throughout his career with over $150 million of financing obtained for the multiple residential, commercial and office properties. I have worked with two other property management companies with one specializing in residential properties and the other in commercial and office before coming to work with Arbors Management Inc. in 2015 as their Controller. Since then, I have been promoted to Vice President of Operations which oversees the Accounting, Human Resources, Compliance and IT
departments as well as being elected to the Board of Directors.
I currently hold a BSBA in Accounting and a MBA in Finance from Robert Morris University as well as a BS in Real Estate from LaRoche College. In my free time, I enjoy reading and bowling and am often planning my next travel adventure.
Hello, my name is Alex Gurevich and I am the Director of Maintenance here at Arbors Management. I have over 15 years of maintenance experience working in high rise buildings and multi family complexes. I have been with Arbors since January 2019 and really enjoy working with our team. I have extensive background in electrical, HVAC and plumbing. I also enjoy working with electronics and automation, and have a huge passion for building mechanical systems and love troubleshooting problems.
Cayla has been involved in real estate since 2012. Over the last few years, she has obtained both a Realtors License and a Certified Residential Appraisers license. Additionally, Cayla holds a Bachelor’s degree where she specialized in Business and Management. Always looking to expand and grow, she decided to join the Arbors Real Estate team in 2023. Cayla is dedicated to providing excellent real estate services and looks forward to assisting you with your buying and selling needs!
Stacey has been with Arbors since 2020 as a property manager- responsible for 200 units. She recently obtained a Realtors License and is excited to help pair buyers and sellers with their perfect investment property, diamond in the ruff or first time home.
I began my journey in real estate in 2006 as a leasing consultant and obtained my real estate license in 2011. Prior to entering the real estate field, I pursued a degree in Hospitality Management, which eventually led me to become a General Manager at Atria’s in Robinson. What I love most about both industries is the opportunity to meet new people. I am married and have two sons, Antonio, aged 11, and Giovanni, aged 7. When I’m not working, I cherish spending quality time with my family, enjoying vacations, and indulging in delicious Italian cuisine!
Alexis has a drive to help others. She recently moved to Arbors Real Estate. LLC. As the Transaction Coordinator and Real Estate Agent. Whether you’re a first-time buyer or looking to sell your property, she changes her approach to meet your unique needs. With years of exceptional customer service, she focuses on building lasting relationships with her clients, ensuring they feel supported every step of the way.
