When was the Last Time you Evaluated Vendors?

Dustin Edwards • October 11, 2022

Evaluating Vendors is Key to Keep Your Rental Profitable

When was the Last Time you Evaluated Vendors?

Your rental property is meant to provide income throughout the years. In order to maximize your bottom line you need to invest efficiently in your vendors. As a property owner it's a good habit to periodically evaluate those vendors. It can be money going down the drain if they're not providing the best quality service for their cost. 


Below are four things to consider when evaluating your vendors to help you make the best decision for your Long Beach rental property.


Insurance

When was the last time you shopped for landlord insurance?


For insurance companies it's a good idea to check with them every year. In many cases your current coverage agreement may still be satisfactory however, it's generally a good idea to check with your insurance provider yearly for any changes in policies that may affect you. Especially if you have made recent upgrades to the property.


Items to consider when evaluating your insurance company is if they are providing proper coverage. Is your current insurance company’s price competitive? Do they offer umbrella insurance to protect you beyond the limits and coverages of other policies? 


Property Management

A property management company needs to be able take care of your property, and increase your revenue. They are typically hired to oversee the day-to-day operations of your Long Beach rental property, deal with the concerns of your tenants. Including providing you with monthly property reports of the condition of your property. 


When evaluating your property management company it’s important to consider the following questions:


  • Is it easy to communicate with them?
  • Are they available when you need them?
  • Are your vacancies filled in a timely manner?
  • Are repairs and maintenance done in a timely manner?
  • Are they adhering to the changing laws?
  • Do you trust them?


Replacing a property management company can make many property owners hesitate, but may be necessary in the long term.


Landscaping

Well maintained landscaping is incredibly important for the aesthetic of your Long Beach rental property. The building may look beautiful, but a poorly maintained yard or unkept trees and bushes can be detrimental for curb appeal.


Your landscaping company should be able to properly maintain your property’s lawn, shrubs, trees and plants. They should be aware of local watering ordanced and should be able to offer solutions like water efficient landscaping if you notice the weather affecting the plant life. Ideally they should keep maintenance costs at a minimum while keeping tenants happy with great looking landscaping.


Trades

Trades include electricians, plumbers, and other repairmen. Although you may want to choose the cheapest workers, this can be costly as typically the lowest bidder uses the cheapest materials to do their work. 


When evaluating trade companies, pay attention to their online presence and customer reviews. It's important for trade companies to prove they can provide quality work in properties similar to yours. Pay attention to your tenants as well, as they have first hand experience when repairmen go into their home to work. Their availability and communication is important as emergency repairs may be needed at any time of the day or night. It's a good idea to have multiple trade company's phone number for this reason. Most importantly be sure they can continue to provide a trade license when asked.


It's important to make sure your vendors provide quality work, and it’s a difficult decision if you need to replace vendors you’ve worked with in the past.  If you need help finding reliable tradesmen to do maintenance or if you are unsure your vendors are doing a good job feel free to call us at (562) 888-0247 or feel free to fill out our free rental analysis to see what your rental could yield today.


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When To Include Utilities in Your Monthly Rent

By Dustin Edwards • May 17, 2025
Have you considered including utilities in your rent? Here are some of the most common utilities that help tenants see a greater value on renting your property

5 Signs It's Time To Replace Your Rental's Roof

By Dustin Edwards • May 8, 2025
Your property’s roof is its first line of defense from the sun, rain, and wind. Which means it will eventually wear out. Many landlords overlook this since a roof is generally designed to last twenty or so years, and they simply forget until the signs begin to show. Below, we’ve compiled a short list of five signs it’s time to replace your roof for when doing property inspections. Tenant Complaints When your roof has become damaged, your tenants will likely be the first to notice. When tenants report water stains on the walls and ceilings, it's a sign that you should inspect your roof. In severe cases, your tenant may notice water dripping from roof leaks. This moisture, if left unchecked, can lead to the growth of mold and mildew, which can be a health concern for your tenants. Some tenants simply move out, assuming the odors or recurring respiratory issues are caused by the rental and not just the roof. This leaves you with a vacancy to manage, and if you’re unable to find the leak during this period, the following tenant may have a negative experience as well. Many landlords have found it beneficial to have property inspections regularly in order to preserve both the property’s value and the tenant’s trust. Roof’s Age Even with the highest quality materials, a roof still has a shelf life. Most roofs in Long Beach, CA, use asphalt shingles, and these generally last around twenty to twenty-five years. Once they've passed this threshold, the faults begin to show themselves. A sagging roof line is a sign that your roof is due to be replaced, as it's a serious concern. It often indicates that moisture has entered the underlying decking and caused some structural damage. From ground level, you may not be able to notice these problems. However, during an inspection of the property, an experienced inspector should be able to notice soft spots or contours on the roof. These forms of damage often get worse over time. Coordinating these inspections and preventative maintenance can be difficult for landlords with an extensive portfolio, which is why many enlist help. Shingle Damage Damaged shingles are one of the most obvious signs that your roof is deteriorating. If you ever notice cracking, curling, or patches with missing shingles, the roof is no longer providing adequate protection to your property. Although you can buy time with spot repairs, if the entire roof shows signs of damage, it’s likely time to replace the roof. Aside from protecting your property, the roof affects your property’s curb appeal. A patchy and worn-out roof can drive down the rental appeal. Prospective tenants will easily be able to spot the differences between pictures taken in the listing when compared to the property in person. This can not only hurt your chances of filling a vacancy, but it can also hurt your reputation as a landlord. Granules in Gutters After heavy rainfall, it's a good idea to inspect your rain gutters. If you or your property manager notice large amounts of black or gray granules, it means your roof shingles are breaking down. These granules are critical for shedding water off the roof. Once the granules fall off the shingle, the shingle begins to degrade faster under the sun and elements. If you’re not sure how old your roof may be, Loss of granules can be a strong indicator that your roof is nearing the end of its lifespan. Regular gutter cleaning and roof inspections can help catch these problems early before they become expensive repairs . Increase in Utility Bills Your tenants complaining about their utility bills increasing or poor temperature control in the rental may not realize the roof is to blame. A failing roof can result in subpar insulation and ventilation. This can lead to higher heating and cooling bills for your tenant. This can be frustrating for your tenants while putting more strain on the HVAC system. This puts more wear and tear on your HVAC system. Being aware of the warning signs and being proactive can protect your rental property, maintain tenant satisfaction , and avoid emergency repairs. If you need help inspecting your roof 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 .

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