Top 5 Items to do When Any Tenant Leaves Your Rental
Dustin Edwards • June 19, 2020
When Your Tenant Leaves More Work is on the Horizon

A tenant leaving is often one of the moments that a property owner dreads. The questions start piling up such as:
- What do I need to do to the property?
- How long will it take me to find a new renter?
- What do I need to do first?
- What do I do about that security deposit?
Instead of looking at a tenant leaving as a laundry list of tasks, we invite you to consider that this is a great opportunity to re-evaluate and get the most from your asset. To help alleviate your fears and tackle the essential items consider key items below.
Tip #1 - Property Inspection
When your tenant leaves, even if they were the best, low maintenance tenant ever it is still important to do a property inspection upon their departure. You could use a professional home inspection company, or if you have many years of rental ownership you could do this yourself. If you are going to do this aspect yourself we strongly encourage you to be critical of your property which can be challenging. This means taking the time to check every socket, get under the sink, in the crawl space (while the water is on), in the attic and run your major systems to ensure everything is in tip-top shape. Taking time upfront to identify what could be wrong with your property can save you late calls when a new tenant arrives.
Tip#2 - Return Their Security Deposit
Remember years ago when they made that security deposit? Especially tenants who have been with you for a while you might have nearly forgotten about their deposit, but it is very important that you evaluate the property to see what can be deducted. For example items such as broken cabinets, doors, or windows that shouldn’t be broken under normal conditions can be deducted from the deposit. Items that are standard “wear and tear” such as paint and carpet can’t be deducted (exception includes deducting for a professional cleaning IF you had it professionally cleaned prior to them moving in). Timing is important as if you don’t return the allocated deposit amount (with supporting documentation if not in full) of 21 days of their move out they are entitled to a full refund.
Tip #3 - Make it Move In Ready
Many property owners dread the aspect of getting a new tenant in place as, after all, it is a new relationship you have to build upon. Don’t let the fear of getting a new tenant in place distract you from the job of making your rental move-in ready. There are many items you can do to prepare your property for a new tenant
but overall the key is to make it feel “like new” so it is irresistible for someone to rent. Envision the best possible tenant walking in through the doors and smelling the fresh paint, seeing the sparking carpet and being amazed that they have the opportunity to rent your home and it will help you fix and update the necessary items for your next tenant.
Tip #4 - Take Fresh Photos
Few items are as frustrating for prospective tenants as seeing a Long Beach rental listing, visiting the property and being disappointed that it looks nothing like the pictures! Sadly we have seen many property listings use outdated photos where even the paint colors don’t match up to what is within the property. After you have spent the time to refresh and refurbish your property take the time to take new professional photos to show off the great aspects of your rental. Even if you have added small touches, such as enhancing the curb appeal, take photos that give people a great understanding of what it is like to call your rental property their home.
Tip #5 - Re-Evaluate the Rental Amount
When we meet with new clients one of the most common aspects we find is that their prior rental amount was substantially below market rate. We understand the hesitation in raising rent because the fear is you raise it and you lose a great tenant. Of course if you don’t raise it then you also aren’t maximizing the return on your investment. The key is to strike a balance between return and maintaining a strong tenant. Before listing your property for rent take time to perform a rental analysis
to understand what your property could yield. This can have a big impact on your bottom line as if your rental was off by 7% (some would say not too bad) on a $2,500 a month rental; that means you were short $175 a month or $2,100 annually!
When a tenant moves out it is a new opportunity to evaluate your property, improve the condition, and even increase the yield on your investment. To find out more how we can tackle all of the 5 tips above for you and much more we invite you to call us today (562) 888-0247 and we can help. If you want to have a quick check to see how much your property could fetch in rent we invite you to fill out our Free Rental Analysis
where we perform a comprehensive comparison to share your rental stacks up to the competition.
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With the real estate market as competitive as it is, many landlords are looking into building an Accessory Dwelling Unit (ADU) or Jr. ADU to improve their bottom line with additional monthly income. While this is a great way to earn more, you need to be sure you’re investing in the right upgrade to your property. Below are some of the key differences between ADUs and Jr. ADUs; this way, you can make the right decision for your property. Differences between Junior ADUs and ADUs On the surface, the primary difference between an ADU and a Jr. ADU is the square footage. However, there are many considerations for each type of ADU , significant differences include costs and build limitations. ADUs are generally seen as a larger and more versatile build when compared to a Jr. ADU. They can be built detached from the main home, converting an existing structure, most commonly the garage. In Long Beach, an ADU can be up to 800 square feet or 50% of the gross floor area of the primary dwelling, whichever is smaller. For reference, an 800 sqft living space can be arranged as a 2-bedroom 1-bath home, though with creative use of the space, many investors have been able to fit 2 bedrooms and 2 bathrooms comfortably. If listing the ADU for rent is the goal, this can produce a higher yield, though at the cost of a higher initial investment. Jr. ADU, on the other hand, can only be a maximum of 500 sqft and must be built attached to the existing single-family home. While you can build an entire new addition to accommodate the Jr. ADU, it's not uncommon for homeowners whose homes are bigger than they need to convert a bedroom into a Jr. ADU in order to have additional income . A Jr. ADU does still require an efficient kitchen. Bathrooms can be shared with the main house, though this can deter some prospective tenants. Additionally, the utilities are oftentimes shared with the main house, which can simplify installation, though it can complicate utility costs with your tenant. When an ADU is Right Being able to build a full ADU provides an entirely separate and private living space, which is more desirable to prospecting tenants. This is the preferred choice for most investors, especially those who have unused space in their property. By being built apart from the main house, an ADU may cause less disturbance to those living in the main house, whether that be yourself or another tenant. In Long Beach, CA. ADUs can’t be listed as short-term rentals on apps like Airbnb; that being said, an ADU can command more in rent because of the aforementioned features. If you’re looking for a long-term investment, ADUs increase your property’s value while generating a consistent cash flow. Finally, if you ever plan on selling your rental property, the additional ADU can improve the appeal of your property to future buyers. When a Jr. ADU is Right While a Jr. ADU doesn’t have the same potential as a full-sized ADU, Jr. ADUs are far more budget-friendly. These are a great option for investors who have limited funds. Since Jr. ADUs generally require less work to be done in less time, allowing you to begin making a return sooner. Finally, if your property doesn’t qualify for a full-sized ADU permit due to the size of the property lot, a Jr. ADU can be built primarily through interior work, which may only require reconfiguring existing interior space. Whether you choose a full-sized ADU or a Jr. ADU, the decision depends on more than just the size of the structure, you’ll have to manage filling the vacancy and managing the new tenant. If you need help choosing which ADU is right for you or you need help managing your Beach City rental property, we invite you to call us today at (562) 888-0247 or complete our Owner Application online .

Summer is a great time of year where people enjoy a number of outdoor activities. Though for landlords, summer brings with it a list of maintenance items and preventative care for their properties. Below, we’ve gathered three of the most important maintenance items to do before summer starts. Service your HVAC System Southern California summers are getting hotter and hotter, if you want to maintain tenant satisfaction you’ll need to have the HVAC or any A/C or cooling system properly serviced . Filters should be cleaned or replaced, and the ductwork should be inspected. For rentals with window units or mini-split systems should also be thoroughly inspected as well for optimal cooling. Doing proactive maintenance can reduce the risk of the cooling system breaking down during peak usage while also improving the system’s efficiency. This can lower utility costs for your tenants while extending the lifespan of your cooling system, saving you money in the long run. Additionally, consider inspecting your window and door seals for leaks. If the seals are broken, it allows hot air into the living space, this increases the cost associated with cooling while adding more load to the HVAC or cooling system. While not directly a part of the HVAC system, ensuring there aren’t any breaks in the seals helps extend the lifespan of your cooling system which is beneficial to your bottom line. Inspect your Roof The condition of a roof is oftentimes ignored since they tend to last over twenty years, and some property owners may not even be sure when the roof was last replaced . A poorly conditioned roof is one of the primary ways for a rental property to drive up the costs of repairs and tenant complaints. A damaged roof can inefficiently insulate a home, making it harder to keep it cool. It can also lead to water leaks during rainfall, which can lead to water damage, stains, and mold growth. While summers tend to be dry, the coastal cities such as Long Beach may see unexpected shifts in weather, which can bring sudden rainstorms or increased humidity. Fixing a small roof leak is relatively inexpensive, however, leaving said leak to grow can result in an emergency repair can cost thousands especially if a tenant has already moved in. A thorough roof inspection is a great maintenance item to do during a vacancy period especially as this can result in a positive experience with new tenants. This can lead to a long term stay with many lease renewals. Check for Signs of Pests Pest infestations are one of the fastest ways to ruin a tenant’s stay while also damaging a landlord’s reputation. Pests such as ants, cockroaches, other bugs, and rodents are common in many beach cities, especially during the warmer seasons. Being in a city, you’ll likely never truly be rid of pests, though, even a single complaint about an excess of bugs or rodent droppings can lead to bad reviews online, service calls, and in severe cases, lease termination. These pests not only create an unwelcome environment for your tenants, but they can also cause real damage to your investment property. Cockroaches are known to damage small wiring in appliances, ants can ruin food and get in everything, while rodents can chew through walls, plumbing, and even electrical wiring. Landlords should schedule regular ppest inspectionsto check for early signs of pest activity before the hotter season begins. Much like everything in this article, preventative maintenance is significantly cheaper than an emergency call, in this case to an exterminator. If you want to keep your tenants happy and your property well taken care of, preventative maintenance is a must. If you’re unsure about the signs to look for when doing routine inspections or you need help managing your Beach City rental property, we invite you to call us today at (562) 888-0247 or complete our Owner Application online .