WeRent.ca - Information for Landlords

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What's Included | Suggestions

If you are like most property owners you have probably heard of, or experienced first hand, the stories of the “tenants from hell”. True, there are people out there with no sense of responsibility or respect for the property of others but there are probably even more people who are quite the opposite.

The challenge is to be able to recognize the difference and to attract the latter to your rental property. You can rely on first impressions to some extent but unfortunately some of the least desirable tenants have developed skills in selling themselves and providing false references.

It is not until they have moved in that they relax into their normal lifestyle, often leading to extensive damage and loss of rental income. The costs, time lost and the headaches involved in getting them out are very discouraging.

When you consider all this, the cost of using an experienced Rental Agent pays off in a big way.

What is included in my service?

I view the rental property to establish a marketable rental rate, make suggestions for improvements that may help rent the property quicker, and establish your criteria as to the type of tenant, pets, etc.

Marketing: <<page up>>

Your property will be advertised in the local newspapers under my display ad, listed on my web page (with photos if available), and faxed to local businesses and Realty offices. I will determine, depending on the type of property, if you would benefit from advertising in other newspapers covering a larger area. I would also refer to my extensive database of people currently looking for rental property.

Showings: <<page up>>

I will take all calls on the ads and after preliminary screening, arrange appointments for showings to prospective tenants. I will personally do the showings. This way, having met the tenants, I can have a better feel for their suitability.

Screening: <<page up>>

I am a member of a Credit Bureau Agency through which I obtain financial credit checks as well as tenant checks. This type of screening can establish if the applicant has a habit of paying bills on time and whether the address information they gave you is accurate (sometimes they leave out addresses that would show a bad reference or they may even give false information). The tenant check would show if they had ever been evicted or charged with damages and rent arrears. I contact previous landlords for references, confirm employment and any other source of income and check personal references. Sample Rental Application.

Approval: <<page up>>

After completing the screening process I will discuss the details with the owner. Some owners prefer to meet the applicant before acceptance. This is up to you. You make the final decision. No tenant will be accepted without your approval.

Lease: <<page up>>

Once accepted I will draw up the Rental Agreement and set out any terms you may require. I will review the terms with the tenants and get their signatures. Generally we are dealing with a one year lease. The tenant would be responsible for the rent until the end of that term. If they wish to stay longer I can draw up a Lease Renewal 60 days prior to the end of the lease. You may also want to consider a Rent Increase which has to be sent 90 days prior to the increase date.

Deposits: <<page up>>

I will obtain first and last month’s rent in cash, certified cheque or money order. My fee will be deducted from this deposit. If preferred I will ask the tenants for post dated cheques for the year.

Utilities: <<page up>>

If not included in the rent I will arrange for gas, hydro, etc. to be put into the tenants’ name and assure that all required deposits are paid. Tenants will arrange for their own phone and cable or satellite.

Move-in: <<page up>>

I will give the tenant a move-in letter with the owner’s contact information. Once all the deposits are paid and move-in arrangements made I will provide the tenants with keys or arrange for them to get the keys from the owner.

Reporting: <<page up>>

I will send a report to you which will include a copy of the application, credit check, lease and any faxes etc. sent on your behalf. Also included in this report will be my invoice and cheque to you for remainder of the deposits once my fee has been deducted. After the tenant moves in, they will contact the owner directly for maintenance and rental concerns. If you have questions, require more information or would like to set up an appointment please call me at 705-534-7200.

LEASE RENEWAL: <<page up>>

If you are satisfied with the tenants and they are interested in staying for a longer term you may want to get it in writing. This would involve having a Lease Renewal drawn up. Wynne Elliottt Rentals can provide this service for you. I would contact the tenants about 2 months before their lease expires to see if they plan to stay, determine if there are any changes to be considered, have the tenants complete a form to update any new information, get the Lease signed and provide copies to both parties. This would be an excellent time to do an annual inspection. Usually the renewal notice is sent 60 days before the current lease is up.

RENT INCREASE: <<page up>>

You may increase the rent of an existing tenant after one year with 90 days notice and only by the amount determined by the Tenant Protection Act for the current year. This must be done on a specified form and served to the tenant. Wynne Elliottt Rentals can provide this service for you.

SUGGESTIONS: <<page up>>

It is important to remember that the condition of your house or apartment prior to showing will determine the type of tenant you will attract. A person who takes pride in their surroundings will not be interested in a property that appears run down and dirty. You should not expect the tenant to “use their imagination.”

Make sure it is clean, including windows, light fixtures and appliances. Remove all rubbish and old furniture etc. Do whatever it takes to make the place fresh smelling and bright. Burned out light bulbs and inadequate lighting will make the premises look dull and unappealing.
Make any necessary repairs including dripping taps etc. This will give the tenant the confidence that you are a responsible landlord. And after all, it is in your best interest to maintain the property value.
Some tenants don't mind doing a bit of painting or decorating to suit their own taste but it should be clearly established who will pay for the material. Colour choice should also be agreed upon. Always specify lighter neutral colours. If you agree to pay for the materials then you should set a limit and determine how it will be paid. Always get receipts.
Take pictures! They can be invaluable if there are any problems later. It is also a wise idea to do a “move-in inspection.” Just before move-in or within the first week you should go through the premises with the tenant and make a check list of the condition. Both you and the tenant should sign the form and keep a copy of this inspection report. This should be done again about a week before the tenant moves out. An annual inspection is warranted but you should not feel free to come and go without making an appointment with the tenant except in the case of an emergency. Remember “It may be your house but it is their home”.