by Jennifer Taylor | Aug 6, 2026 | Blog, Featured Posts, Investment Rental Property, Property Management Education, Rental Price
When listing a rental property, many owners fall into one of two traps: they either dump tens of thousands of dollars into full-scale remodels that aren’t necessary, or they leave the unit as-is with dated fixtures, settling for lower rent and longer vacancies. The secret to maximizing your Net Operating Income (NOI) is making strategic, low cost rental upgrades between lease cycles.
By spending $150 to $500 on targeted, high-visibility improvements, you can elevate the perceived value of your rental, justify higher monthly rent, and attract long-term tenants. Here are five simple, budget-friendly updates property managers use to transform units between lease cycles.
Ditch the “Landlord Special”: Upgrade Cabinet Hardware & Fixtures
Estimated Cost: $50 – $150
Target Areas: Kitchen and Bathroom
Kitchens and bathrooms are areas that drive rental decisions. Replacing worn, dated cabinet knobs or brass handles with modern matte black, brushed nickel, or oil-rubbed bronze hardware instantly modernizes a room.
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- Bonus Upgrade: Swap out standard 15-year-old faucets for sleek, single-handle pull-down kitchen faucets. It gives an upgraded, high-end feel to your rental for under $100.
Upgrade to Smart Tech (That Pays for Itself)
Estimated Cost: $100 – $250
Target Areas: Main Entryways & Common Areas
Today’s renters, especially Millennials and Gen Z, view modern tech features as high-value amenities rather than luxuries.
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- Keyless Electronic Locks: Installing a keypad lock gives tenants keyless convenience while saving you the hassle and cost of re-keying deadbolts between every turnover.
- USB/USB-C Outlets: Swap out standard duplex outlets in the kitchen and primary bedroom with outlets that include built-in USB ports. At $20-$25 per outlet, it’s one of the cheapest ways to make a unit feel modern.
Replace Outdated Light Fixtures
Estimated Cost: $75 – $150
Target Areas: Hallways, Dining Spaces, & Kitchens
Old dome lights and yellow flush mounts signal to prospective renters that a property hasn’t been updated in your rental in decades.
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- Replace aged ceiling fixtures with simple flush-mount lights, modern track lighting, or a minimalist pendant light over dining areas.
- Replace yellowed, painted-over light switch plates with clean, white Decora-style switches and fresh wall plates.
Boost Curb Appeal with Low Cost Exterior Upgrades
Estimated Cost: $50 – $150
Target Areas: Front Porch & Entryway
Prospective tenants form their first impression of a property within a minute of pulling up to the curb.
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- Front Door Accent: A fresh coat of bold exterior paint on the front door makes the unit stand out immediately in listing photos.
- Modern House Numbers: Replace small, outdated house numbers with large, clean architectural numbers visible from the street.
- Power Washing: Renting a power washer for an afternoon to clean walkways, porch steps, and entryways instantly sharpens the property’s look.
Upgrade Bathroom Mirror & Shower Hardware
Estimated Cost: $100 – $200
Target Areas: Bathrooms
Frameless, builder-grade “sheet glass” mirrors make bathrooms look like commercial locker rooms.
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- Replace basic mirrors with a stylish, framed vanity mirror (matte black or brushed metal always looks nice).
- Swap out old shower-heads for a high-pressure rain shower-head or handheld sprayer. It cost under $50 but adds a daily luxury feel tenants remember during tours.
The Bottom Line
You don’t need a $20,000 capital expenditure budget to command top-market rent. Focusing on lighting, hardware, touch points, and curb appeal allows you to make low cost rental upgrades while keeping overhead low.
What to Maximize Your Rental Property’s Return?
Managing turnovers and sourcing reliable, cost-effective vendors can be time-consuming. Let us help you!
Contact us today and see how we can help you manage your property.
by Jennifer Taylor | Jul 9, 2026 | Blog, Featured Posts, Property Management Education
If you own a rental property, you are probably well aware that June, July, and August are the craziest months of the year. Summer rental season is officially here, and for independent property owners, it brings a mix of massive opportunity and intense stress.
On one hand, the market is flooded with active tenants looking to move before the new school year starts, giving you the perfect chance to maximize your rental income. On the other hand, navigating “the summer turn” (that chaotic, fast-paced window between one tenant moving out and another moving in) can quickly feel like a second full-time job. Between endless maintenance coordination, floods of late-night inquiries, and the pressure of a ticking clock, it’s easy to make rushed decisions.
You don’t have to let the busy season overwhelm you. With the right strategy, you can protect your investment and secure top-tier tenants. Here is your ultimate survival guide to navigating the summer turn like a professional.
Get Ahead of Schedule (60-90 Day Rule)
You win the busy summer rental season by stopping stress before it starts. For independent property owners, one of the best ways to do this is by reaching out to current tenants 60-90 days before their lease expires to find out their renewal intentions.
This early move gives you a massive advantage. If they decide to leave, you can market the property well before the peak summer rush. If they stay, you lock in your cash flow early. Early communication eliminates last-minute surprises, gives you a head start on marketing vacant units, and lets you book contractors before their summer schedules fill up.
Price Dynamically for Summer Demand
Summer brings high demand, but you must avoid the trap of overpricing your rentals. Setting the right rent price requires doing research on current market rates in your specific neighborhood. Match your properties size, location, and amenities against local listings. Real estate platforms like Zillow, Rent.com, and Apartments.com provide excellent baseline data, but a local property management company offers the deepest insights.
Today’s tenants are highly informed and can easily compare prices online. If you overprice your property for the summer rental season, it will sit stagnant on the market. Extended vacancies mean you are stuck paying the mortgage, utilities, and maintenance costs entirely out of pocket. Dynamic, accurate pricing ensures you capture high-quality applicants immediately.
Implement a “Pre-Screening Filter”
During the peak summer rental season, tenant inquiries will flood your inbox. If you manage these listings on your own, you must filter out under-qualified leads to save your time and sanity.
Use a quick pre-screening step. Send a brief questionnaire about desired move-in dates, monthly income levels, credit scores, and pets. This simple filter helps you prioritize serious, qualified applicants. This step is critical in competitive markets where listings move rapidly, allowing you to focus your energy only on the best tenants.
The fast-paced nature of the summer rental season demands turnovers, but you cannot afford to cut corners. Set clear expectations with departing tenants to prevent misunderstandings and keep your property in great condition.
Give your tenants a detailed move-out checklist. Explicitly outline your cleaning requirements, repair responsibilities, and key return instructions. Additionally, remind them of your security deposit policy. Specify the exact conditions for deductions and the legal timeline for returning their funds. Clear documentation protects your investment and ensures a smooth transition to your next summer tenant.
We know the summer rental season is crazy, so we are here to help!
At Arbors Management, we provide hands-on, hassle-free and dependable property management services in Pittsburgh that set a new standard for the industry. Whether you’re a rental property owner or an investor looking for a full-service property management company, our expertise ensures that your investment thrives and your unique needs are our top priority.
Contact us today to see how we can help you and your property.
by Jennifer Taylor | May 19, 2026 | Blog, Featured Posts, Tenant Education
First-Time Renter? Here’s Everything You Need to Know.
Being a first-time renter can be incredibly exciting, but it can also feel overwhelming. There is much more that goes into renting an apartment or house than just picking a place and moving in.
To help you navigate the process and ensure you have the best renting experience possible, we’ve created this comprehensive guide breaking down the 5 key things all first-time renters should know before signing on the dotted line.
1. Calculate the True Cost of Renting (Beyond the Sticker Price)
Almost always, the sticker rent price you see online is not the actual monthly cost of living at that property. To avoid unwanted financial surprises, look beyond the surface and budget for these common hidden rental expenses:
Initial Moving Expenses:
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- Application fees, background check fees, and security deposits (usually equal to one month’s rent) are standard upfront costs.
Monthly Utilities:
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- While some apartments include utilities in the rent, many do not. Be prepared to pay separately for electricity, water, gas, internet, and trash removal.
Property Maintenance:
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- While landlords generally handle large repairs (like a broken HVAC unit), you are typically responsible for regular upkeep and minor maintenance, such as changing lightbulbs and smoke detector batteries.
Parking Fees:
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- Depending on the area, you may have to pay an additional monthly fee for a designated parking spot, street permit, or garage access.
Amenity Fees:
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- Some properties charge extra “community fees” for access to luxury amenities like a pool, fitness center, or clubhouse.
2. Prepare Your First “Rental Resume” Ahead of Time
The rental market can move fast. First-time renters often lose out on their dream properties simply because they don’t have their paperwork ready. To beat the competition, have these three documents prepared to go:
Proof of Income:
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- Gather your most recent pay stubs, W-2 forms, or an official employment offer letter showing you meet the income requirements (usually 3x the monthly rent).
Credit Score History:
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- Landlords will check your credit score. If you have a thin credit history or a low score, consider finding a trusted guarantor or co-signer to back your application.
Personal & Professional References:
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- Because you don’t have a rental history from previous landlords, gather a list of character references from employers, professors, or colleagues.
3. Use an Apartment Touring Checklist
When you go to an open house or a private viewing, don’t just look at the aesthetics. Avoid future headaches by actively testing the functionality of the space:
Test the Basics:
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- Turn on the faucets to check the water pressure and hot water, flush the toilets, and check your cell phone signal strength in different rooms.
Outlets & Layout:
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- Count the electrical outlets to ensure they fit your electronics layout. Pro-tip: Measure the doorways to guarantee your furniture will actually fit through them on move-in day.
Day vs. Night Vibe:
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- If possible, drive by the neighborhood at night. A street that looks quiet at 2:00 PM on a Tuesday might become incredibly loud, dark, or congested over the weekend.
4. Decode Your Lease Agreement Before Signing
A lease agreement is a legally binding contract, not just a set of online “terms and conditions” you can scroll past and mindlessly click “accept.” Especially as a first-time renter, read every page carefully and look for the following:
Accuracy:
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- Double-check that all names, dates, and contact information are spelled correctly. Verify the exact start and end dates of the lease.
Maintenance & Repair Policies:
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- Note who pays for what, how to submit emergency maintenance requests, and the expected turnaround time for fixes.
Property Rules & Restrictions:
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- Look for strict policies regarding overnight guests, pet fees/restrictions, and what modifications you can make to the space (e.g., hanging TVs, drilling holes in walls, or painting).
5. The Golden Rule: Protect Yourself with Insurance and Documentation
The renting process doesn’t end when you get the keys. Protect your finances and your security deposit by taking these two final steps:
Invest in Renter’s Insurance
Your landlord’s insurance only covers the physical building, it does not cover your personal belongings. Renter’s insurance is incredibly affordable (often just $10 to $20 a month) and protects your clothes, electronics, and furniture in the event of theft, fire, or water damage.
Document the Move-In Walkthrough
Before you bring a single box into your new home, walk through every room and take detailed photos and videos of the existing condition of the property. Note any scratches on the floor, stains on the carpet, or chipped paint. Send a copy of these notes to your landlord. This ensures you won’t be wrongfully charged for pre-existing damage when it’s time to move out and claim your security deposit.
Looking for your first rental home? Let us help you!
See our available Multi-Family properties here, and Scattered Site properties here
by Nicole Scimio | May 2, 2025 | Blog, Featured Posts, Investment Rental Property, Owner Resources, Property Management Education, Rental Price, Uncategorized
4 Affordable Ways to Enhance Your Rental Property’s Curb Appeal
By: Nicole Scimio
Whether your rental property has curb appeal or not is incredibly important.
It can significantly impact how many applicants you draw in, who you attract, and even the amount you can charge for rent.
But with an investment property, it can be hard to keep up with appearances.
Trends change, things wear down – time takes its toll on a place.
Sometimes, a full renovation sounds great but just isn’t within your budget.
Not to worry, though!
There are plenty of ways to kick your property’s curb appeal up a notch – and with Spring finally here, now’s the time!
We’ve gathered up a few inexpensive and minimally involved ways for you to update your rental property without breaking the bank.
Tip #1: Replace Old Hardware
Refreshing your hardware doesn’t have to be difficult or expensive!
Is the doorknob or door knocker starting to delaminate from years of use and weathering?
Run to your local hardware store, pick a metallic finish that complements your property’s color scheme, and grab some new hardware in matching finishes.
You can also consider updating the porch light fixture and house/unit numbers in a matching finish!
Tip #2: Landscaping Refresh
First thing’s first: cut the lawn, pull weeds, and trim any shrubs you may have.
Add fresh mulch and some beautiful flowers in your landscaping.
You can even plant perennials – flowers that will appear every year. A few examples of perennials include peonies, poppies, black-eyed susans, irises, and more.
You can even consider putting together planters at either side of the entryway to give off a welcoming and homey look.
If you’re looking to take your outdoor revamp even further, add small solar-powered lanterns along the walkway. These are low maintenance and don’t require upkeep or constant battery changes, but add ambience and better sight of the walkway in the dark.
Landscaping can get expensive, but these tips are a fairly quick and low-cost way to revamp your property’s curb appeal.
Tip #3: Add a Fresh Coat of Paint or Stain
Sometimes a fresh coat of paint is all it takes!
Adding a fresh coat of paint or stain on your property’s front door, shudders, and decking if applicable. This small change can make your property look brand new without needing to paint the entire exterior!
Repaint or resurface your mailbox. Sometimes something as small as updating the mailbox you already have can make a world of a difference!
While painting or staining can be time consuming if you opt to do it yourself, the difference it makes is significant! The few hours or days you’ll spend on it will certainly be worth it.
Tip #4: Clean!
Don’t underestimate the power of a good deep cleaning!
Declutter the outdoor area, removing any unnecessary items, picking up any garbage that could have blown through, etc.
You can also powerwash your property’s walkways and driveway. This simple step will make any concrete surface look brand new, and is incredibly satisfying!
Algae growing on your property’s roof or siding? Consider hiring a professional to wash the surface of your investment property and bring it back to life – the difference is massive.
Curb Appeal Can Be Simple
Updating your property’s curb appeal doesn’t have to be intimidating or expensive!
These few tips can help you refresh your property and attract wonderful residents in no time.
If you need help managing your property, that’s what we’re here for! Please reach out to us at 1-800-963-1280 or at monroeville@arbors.com.
by Nicole Scimio | Oct 21, 2024 | Blog, Investment Rental Property, Owner Resources, Property Management Education, Uncategorized
How To Create a Solid Rental Application Process
The Importance of a Great Application Process for Potential Residents
If you’re a rental property owner / investor and have great residents who treat your property as their own, you really can’t ask for anything more.
But how do some landlords seem to have wonderful residents while others only seem to attract trouble?
The key: a solid, dependable rental application process to thoroughly and efficiently screen potential residents.
What is the Application Process for Rental Properties?
A good application process is essential to running your rental property management business.
This initial step can be what sets you (and your residents) up for success, or if you’re not careful – failure.
The application process varies from company to company, but generally it can be described as:
The time in which a potential resident fills out an application provided by you (or your property management company), gives references from prior landlords, proof of income and employment, credit information, and an application fee if appropriate.
We’ll go ahead and cover a couple of key things that your application process should include.
Tip #1: Make it Easy to Apply to Live at Your Property
While you want your application to provide insight and value for you, you don’t want it to be so cumbersome that it hinders quality residents from actually just applying.
If your application is 20 pages long and takes hours to complete, chances are that no one will want to complete your application.
The applicant will likely get too frustrated half way in, abandon the application, and forget to come back to it.
They’ll find another place to live with an easier application process.
Here at Arbors Management, we accomplish this by making our process completely online and digital.
With the online application process, we set up a portal for each applicant where they can monitor the progress of their application any time they’d like.
No more daily phone calls from applicants asking if they’ve been approved – that’s a win-win!
Prospective residents can apply through any device that’s connected to the internet, whether that’s a computer, tablet, phone, etc.
We also allow applicants to attach their paystubs and photo ID directly to the application.
Once an application is received, we should have all the information required to process that application in a timely manner.
We are able to process the credit and criminal history rather quickly (typically within minutes) after receiving that application. We can then approve or deny that applicant and move to the next steps.
Goal: to make your application process quick, easy, and convenient, but without compromising quality.
Tip #2: Make Sure You Get the Full Picture
The application you provide should give you a complete picture of the applicant once filled out and returned.
It should ask all the right questions, helping you understand who this prospective resident really is.
A few example questions that we would suggest including are:
- Have you ever been evicted?
- Have you ever been convicted of a criminal offense?
- Have you ever filed suit against a landlord?
- Are you a smoker?
- Have you ever filed for bankruptcy?
- Are there any judgments or legal actions against you?
- Have you spoken with a Leasing Specialist regarding this property?
Goal: gather all of the information you need in order to make the decision to approve or deny an application.
Tip #3: Consistent Screening Criteria
Your application should incorporate all of your screening criteria that you’ve determined prior to accepting applications.
Along with this, your application should allow you to consistently apply the same screening criteria across multiple applicants.
Goal: consistency that will help to keep you legally safe within the confines of fair housing law.
Tip #4: Convert Applicants to Residents Efficiently
Your application process should help you convert qualified individuals into residents efficiently.
The way we do this here at Arbors Management is through our property management software.
With the software we utilize, we can take an approved application and convert it directly into a new resident account.
After an applicant is approved, we can directly send them a lease online through the portal that was set up for them at the beginning of the application process.
The prospect can then sign the lease and pay their security deposit and first month’s rent all through that same portal!
After moving in, the resident will continue to use their portal to pay their rent and submit maintenance requests in the future.
Goal: quickly & efficiently turn approved applicants into new resident accounts.
In Conclusion…
All in all, it’s super important to have a good application process!
In this article, we explained the importance of this process and how to create a successful application process through four different tips:
- Make sure it’s easy for prospective residents to apply
- Your application should give you a complete picture of the applicant(s)
- Apply screening criteria consistently across all applicants
- Convert applicants to residents efficiently
We hope that you’ve found this information helpful. If you’re interested in finding out how Arbors can help you easily convert applicants into residents, please contact us!
