Hatch Property Management Home Tips

Importance of a Thorough Tenant Screening!

Wed, 01 Feb 2023 20:16:53 GMT

Nothing is more important to a landlord than the peace of mind that the individuals living in their home are treating it as good as, if not better, than you would. Choosing a “bad” tenant can cost you thousands of dollars so it is imperative you choose wisely.

So how do you choose a “good” tenant? Our application processing team has a thorough screening process for each application we receive for properties we manage.

Here are the highlights of our application process :

Initially, we need an applicant to complete an online application that includes asking for basic information like date of birth, address, social security number, past residences, pets, employment, dependents, co-applicants, and a series of questions about anything we should be aware of in their background. If all of those items are satisfactory, we then verify income. We require 3x one month’s rent in gross income to qualify for any property we manage. This income can be by way of current paystubs (one month’s worth), tax documents, bank statements, or offer letters if they are moving to the area for a new job. If all checks out and they income qualify, we move on to the next step, credit/background checks.

Our system runs very thorough credit and background checks that alert us of any criminal history, bankruptcies, sexual offenders, watch lists, rental history reported as well as all “tradelines” (credit) for the previous 24 months. Credit often tells a story, when multiple issues all show up at the same time, we can see that on the report and ask the prospective tenant to give some history as to why that might have happened. We share those details with the owner to allow them the opportunity to decide if this is the applicant they would like living in their home.

Once we have all of the information we need, including rental verifications from previous landlords, we then write up an evaluation summary that includes our professional assessment of the applicant and whether we would recommend them to our owner’s.

The best applicants to choose are those that show excellent rental history, excellent credit history as well as job security with great income. These applicants tend to maintain the property and keep up with all the various items outlined in their lease. They oftentimes are great communicators of issues that arise at the property and alert us of any minor items that could turn into larger issues down the road.

There are a few things which would trigger an automatic denial; failure to provide all the required application documentation, do not income qualify, felony criminal conviction within the last 7 years, violent, aggressive or drug related convictions that are within the last 3 years, convicted sex offender, too many occupants for the space, unpaid balances to previous landlords/property management companies, bankruptcy that has not been discharged within the past year, and an unlawful detainer suit or residential eviction within the last 3 years.

At the end of the day, doing a thorough application screening process is key to increasing the likelihood that your tenant will be as responsible of a caretaker of your home as you are. For more details on our application screening process please click here .

To learn more about our property management services and how we can help you reach your real estate goals and find you excellent tenants, give our office a call at 703.966.2232 or click this link to schedule a new owner consultation with one of our excellent property managers.

Planning To Sell This Spring?

Mon, 23 Jan 2023 18:14:42 GMT

Holidays are over, ornaments and décor are boxed back up and stored away. Everything has been cleaned and I’m sure the home feels slightly empty as you look around. Will this be the year you decide to move? If so, where should you focus your time and money in preparation for a Spring sale?

To help you prioritize, here is a list of 10 things the Hatch team advises their sellers.

1. Call the Hatch Team to schedule a walk through for a free professional assessment of current market conditions based on how your house is now, and what you could potentially get for the sale of your home with specific recommendations.

2. Start with the basics of decluttering and depersonalizing. Examples of this are: clear the outside of the fridge, removing all photos, magnets, etc., clear off the counters in the kitchen and baths putting everything out of sight, take down personalized photos from the walls, minimize the décor on shelves and walls, clear off what you have out on your kitchen counters, etc.

3. Pack up all the things you don’t use on a regular basis. This is a great time to go through your kids’ toy boxes and donate/throw away/pack everything they no longer use, organize your office space and dispose of old files and clutter.

4. Once the walls are clear, determine if the walls need to be painted. Is the current color outdated or are the walls scuffed from years of wear and tear? Let us help guide you to choosing a color that works well with your floors. Also, give your walls a pop by painting all the trim work a bright white - door frames, window frames, floor boards, crown molding, etc. Also, how do the doors look? Would a coat of paint give it a fresh look?

5. Be consistent with your light switches, outlets and cover plates. Keep it all consistent. White is the most basic, and also a less expensive route to go that gives the entire home a new look.

6. Floors - what condition are your floors in? Are there stains on the carpet? Scratches on the wood? Broken floor tiles? It may be a quick fix with a professional cleaning of the carpets, sanding the wood floors and adding a new stain, replacing only the broken tiles and adding in fresh grout.

7. Bathrooms - sometimes just a replacement of the vanity and lighting fixture will help give it a new appealing look. Peel off all the caulking around the tub and replace it with a fresh new coat.

8. Kitchen - first determine if it is a total gut job or if a few minor changes would do the trick. Some kitchens just need a coat of paint on old cabinets, new hardware for the handles, updated stainless steel appliances and a new sink to give it the appealing look of a modern kitchen. Whereas others are a lost cause and it’s time to call in a contractor. The Hatch team is skilled in working with contractors to keep them on schedule and making sure the work being done is at a high standard.

9. Exterior Curb Appeal is a must. A few suggestions are to paint the front door to match the siding/brick/shingles/shutters/etc, better. Another option is to add in new mulch just before you go live on the market in the spring, plant some flowers that are a good compliment to the house color. Trim back the bushes and trees and edge the sidewalk and driveway. Click here for more ideas!

10. Do a walk around the property to see if there are any eye sores. Is the fence falling over? Are there miscellaneous items sitting around the shed or yard area that should be put away? Are there patches of grass that aren’t growing? Any pet debris that needs cleaned? Kids toys that can be placed in a shed or garage? Does the garage need to be cleared out to show a potential buyer how much room there is for a car or two to get parked inside?

Hatch Property Management and Sales is here to help you every step of the way!

Give us a call today to schedule a free consultation. 703.966.2232.

Real Estate Investing - 6 Tips from the Experts

hatchpropertiesdc@gmail.com (Sarah Hatch) — Thu, 15 Sep 2022 19:50:38 GMT

Considering becoming a real estate property investor

but need a little guidance on where to start?

Here are 6 helpful tips to help you in choosing

the best property for your situation.

1) Fixer Upper vs Move-In Ready

Purchasing a property that requires renovations can be a daunting task to take on. Things to consider are the cost it will take to get it move-in ready, any mortgage payments to be made during the renovations, and the amount of rent you will be able to get once the project is finished. If the return doesn’t outweigh the cost, then purchasing a move-in-ready home is the better option. We recommend consulting with a Property Manager that specializes in Project Management for remodels and one that is an expert in the area to guide you through the process and would know best the amount of rent you can charge.

2) Condo vs Single-Family Home vs Townhouse

There are 3 different styles of home to choose from, a condo, townhouse, or single-family home. A condo would be a smaller space to maintain, with no outdoor maintenance, and many times the utilities are included in the condo fees. A townhome would be minimal maintenance as usually, the yards are quite small. A townhome can be found in the city or the suburbs and is great for a renter looking for an outdoor space for young kids and/or pets but without the daunting task of maintaining a large yard. A single-family home would be a larger purchase in regards to price and maintenance. Many maintenance costs, like landscaping and utilities, are often passed to the renter.

3) ROI (Return on Investment)

When factoring in the option to purchase an investment property, the length of time you plan to own the property will come into play. The longer you own it, the more likely it is to make a higher profit when you are ready to sell it. Also, all the monthly mortgage and maintenance should be less than the amount of rent you collect. You will want to maintain a nice cushion for any major issues that could arise long-term, like the need for a new roof, new appliances, or possible water damage. In any situation, we recommend purchasing a home warranty to cover the larger issues that could arise and also having approximately 2 months' equivalent of rent in a savings account specifically for rental property repairs.

4) Costs to consider

Depending on the type of property, Condo and HOA fees are a cost you cannot avoid. Condo fees typically are significantly higher than HOA fees. The advantage of a condo is that the condo association will take care of all of the maintenance items for the exterior of the unit, amenity fees for your renter to enjoy, as well as insurance amongst other costs.
Property taxes are a yearly cost that will need to be paid. There is the option to add it to the monthly mortgage payments to spread it out over the year. We recommend consulting with your financial or tax advisor.
Another fee is the mortgage payment and other fees during any vacancy periods. There is no way to predict this cost, but it is recommended to set aside funds for this situation as well as utilities and landscaping maintenance.

5) City vs Suburbs

The closer to a city you get, oftentimes the smaller the square footage of the property available to purchase compared to the same price point in the suburbs. Most often, a condo or townhouse is an ideal option for those wanting to live close to the city. The suburbs will be primarily single-family homes with townhouses and some condo options as well.

6) Rental Demand

The area you decide to purchase in will determine the market rent. Consulting with a property manager that is an expert in the area will help make sure you purchase in a rental demanded area. Typically property managers are also real estate agents and can help negotiate a great purchase price for you.

If you are looking for investment property experts in the Northern Virginia,

Maryland, and DC rental markets, give us a call at 703.966.2232 for a

professional consultation to discuss your real estate investing needs.

Accidental Landlords and Ways Property Managers Can Help!

hatchpropertiesdc@gmail.com (Sarah Hatch) — Wed, 13 Apr 2022 22:38:42 GMT

Imagine you are living in a house that you anticipate being in for many years. Unexpectedly, your work wants to transfer you for a few years to another state, but they anticipate you will return to the area. You don’t want to sell your current home, you love it and know you will be back. So you decide you will rent a home in your new location and rent out your current home. You have no idea how to be a landlord or how to efficiently screen potential applicants. You need a tenant who will treat your home as if it is their own. How do you find someone like that?

This is a perfect real-life example of the benefits of working with a property manager. A reputable company has the marketing tools and expertise as well as the application processes in place to screen tenants thoroughly. They will perform extensive credit and background checks and verify income to ensure that the tenant will be able to pay their rent for the duration of the entire lease. They can verify employment, check past rental references, and confirm that there are no criminal records. In addition, while you are away from the area, a property management company will be available 24/7 for any unexpected maintenance emergencies. They can get the best contractors in there to remedy the problem immediately, avoiding major financial burdens if the issue is not addressed. In addition, the property management company has systems in place for collecting rent electronically, enabling tenants to deposit those funds into your account by a specific date. Property Management companies are able to perform yearly inspections and provide a report to you detailing the condition of the home and uncover any potential problems down the road, saving the owner money in the long run and keeping the home in top condition for their return.

Property management companies also take care of executing leases that have legalities and obligations in place protecting the owner and ensuring the home will be maintained and returned in substantially the same condition as when the lease began. They are also licensed, insured, and bonded giving the owner additional protection.

At the end of the day, if you find yourself in this situation it would greatly benefit you to interview several property management companies in your area finding the one that offers the most services at a reasonable rate. Be sure to read the reviews, talk to friends and colleagues in similar situations to see whom they would recommend. For those in the greater DMV area, Hatch Property Management and Sales is available to assist with all of your property management needs. Please give us a call at 703.966.2232 for a free phone consultation today or click here and fill out our online request from to make an appointment online.

5 Fall Home Maintenance TIPS!

hatchpropertiesdc@gmail.com (Sarah Hatch) — Thu, 23 Sep 2021 00:53:04 GMT

It’s that time of year again to start preparing your home for the cold winter months. We’ve highlighted 5 essential home maintenance projects to address this fall which could save you thousands of dollars later.

1) Chimney Cleaning

Before firing up the chimney for the first time, be sure to hire a licensed professional chimney cleaning company to come out and clean and inspect your chimney for any defects. Lack of maintenance over time can lead to costly repairs, or worse, life threatening fire hazards. Check out our preferred vendors here for top quality professional companies: Hatch Recommended Vendors

2) Roof Inspection

Before the weight of heavy snow lays on your roof this winter, take some time to visually inspect the shingles, roof line, chimney wrapping, etc. to look for any cracks, missing sections, broken shingles, or any unnecessary debris. If you notice any of these things, call a professional roofing company to come out and make those necessary repairs to avoid long term more costly issues down the road.

3) Gutter Cleaning/Inspection

With all the summer storms that have come through this year, it is imperative to get your gutters and downspouts cleaned out and inspected for any damage. Also, as we are entering fall, remember to keep up with clearing away leaves and debris on a regular basis.

4) Clearing Outside Drains

Just like with gutters, leaves can be quite damaging to areas around outside drains. Owner Sarah Hatch gave some great pointers here in our YouTube video on how to keep outside drains free and clear of debris this winter. Watch Here!

5) Dryer Duct Cleaning

Did you know that there are two different areas of a dryer that need to be cleaned out regularly? The first is the lint catcher which should be cleaned between every load of laundry. The second is accessed behind the dryer itself. In order to do this, first unplug the dryer. Then move the dryer so you can access the back of it. Carefully remove the dryer vent. Using a brush or vacuum, remove any lint or debris. Then reconnect the vent, place your dryer back in place and plug it back into the wall. Cleaning the dryer vent should be completed at least once a year to avoid any major fire hazard.

Things to consider when moving to the DMV (DC/MD/VA)

hatchpropertiesdc@gmail.com (Sarah Hatch) — Fri, 14 May 2021 20:45:17 GMT

Making the move to DC, Maryland, or Northern Virginia can be daunting, especially if you have never been here before. We would like to tell you some of our client's top considerations when relocating here.

Location! Location! Location!

Depending on the type of vibe you want for where you live, the DMV (DC/MD/VA) has it all. From suburban family communities with parks and playgrounds to city life in a hi-rise condo with walking distance to everything you need or a quick metro ride. And just about everything in between. We suggest making a priority list based on the lifestyle you want to help narrow down your search.

Schools

There are areas of the DMV (DC/MD/VA) with some of the highest rating public schools in the country! And if the area you live doesn’t offer the best public school, there are numerous, highly rated private options from daycare age up to High School. We recommend researching the schools, reading parent reviews, talking to the PTA president if possible and driving around the neighborhood of the school’s location.

Proximity to Work

The average commute time in the DC area is 30-45 minutes, whether you are driving or taking public transportation like the Metro, Buses or Railway, or slugging. Commute time is probably the factor that is most highly considered in the decision process.

Rent vs Buy & Budget

While talking to clients who will be relocating to the area, we take a lot of time to explore the options especially when it comes to renting vs buying. Factors to consider are 1) length of time in the area 2) budget 3) cash reserves 4) loan approval 5) being a future landlord. With our expertise as Property Managers, we are an excellent resource to know what a long term property investment can look like if the option to purchase is chosen.

Commuter Options

There are several options here in the DMV including taking the Metro, Metro Buses, City Buses, VRE (Virginia Railway Express), Slugging, EZPass Flex, EZPass and/or walking. Slugging is quite popular which is basically modern day organized hitch-hiking. There are excellent websites for each of these options.

Activities, Entertainment and Amenities

Dining, Comedy Shows, Live Music, Festivals, Concerts, Night Clubs, Sports Games, Movies, Bowling, Playgrounds, Community Swimming Pools, Tennis Courts, Workout Facilities, the list goes on and on. The DMV has it all.

With the help from a member of the Hatch team, we can get the area narrowed down for you based on all of your wants and needs. Just give us a call! We are here to help in any way we can to make the process smooth and enjoyable.

Home Inspections: How often and why?

hatchpropertiesdc@gmail.com (Sarah Hatch) — Fri, 16 Apr 2021 21:45:23 GMT

Home inspections are an inexpensive way to stay on top of home maintenance issues. We recommend to all of our owners to have a home inspection completed on their investment properties at least every year to look over all of the main components of a house. Our inspectors take time to look over the HVAC, Heat Pumps, Appliances, Plumbing, Electrical, Windows, Roof, Foundation and anything else that stands out. It is a great means of maintaining the property that you don’t live in so that you can keep this investment for many years to come without any major issues going unnoticed.

For example, if there is a leak with the hot water heater that a tenant never reports, this could result in the eventual replacement of the unit, which can cost $1500-$2500. Or, if you pay a home inspector $150 to look over your property one time a year and he finds this issue, then the repair will only be for a fraction of the cost.

The inspector provides the owner with a detailed report that includes photos and recommendations that the owner can either have the repairs done right away, or plan for those that are not of an urgent matter. Our owners find so much value from these inspections, especially the owners that live overseas. We work with each owner individually to have a one on one call to review the inspection together and make a plan for any maintenance work that needs completed. We handle all of the coordination with the maintenance companies and the tenants to ensure the items are completed in a reasonable time period.

Spring Home Maintenance Checklist 2021

hatchpropertiesdc@gmail.com (Sarah Hatch) — Tue, 16 Mar 2021 01:57:12 GMT

Springtime is here! It's time to get your home Summer ready!
To help you get started, here are some of Sarah Hatch's top items

she recommends for you to check off your list. Happy Spring!

Here are a few additional items we recommend as well. We can't wait for Summer!!!

-Test Outside Hoses for any cracks or holes from the winter storage

-Inspect the outside perimeter of the House for Cracks/damage from Winter weather

-Put Away Snow Shovels & Car Brushes

-Service Snow Blowers prior to putting them away for the winter

-Dust off All Ceiling Fans

-Pull out Patio Furniture, Dust off/Clean as needed

-Pull out and Inspect Grills for proper service

-Weed flower beds and apply mulch

-Service lawn mower with fresh gasoline and oil

-Wash windows and inspect window screens for holes/damage

-Test sump pump for proper function before the rainy season starts

-Power wash exterior walkways, sidewalks, & steps

Thanksgiving Cooking Safety Tips

hatchpropertiesdc@gmail.com (Sarah Hatch) — Mon, 23 Nov 2020 20:09:06 GMT

Thanksgiving is just around the corner, and that means the kitchen will be bustling with lots of our favorite holiday dishes. Thanksgiving is the most prominent day of the year for home cooking which therefore makes it the most prominent day for home cooking fires. The American Red Cross has said that the most common cause of kitchen fires is leaving cooking food unattended.

We want you to be safe this holiday season, so here are some cooking safety tips we strongly encourage you to put in place.

10 THANKSGIVING COOKING SAFETY TIPS

1) Watch what your cooking! Do not leave the kitchen unattended while the stove is on. If you must leave, turn it off!

2) Clear away all unnecessary items away from any and all heat sources, ie., stove, warmers, burners, smokers, or fryer.

3) Avoid thermal shock to your counters or sink by not placing a frozen turkey on a hot surface.

4) When defrosting a frozen turkey in the fridge, plan ahead! For every 5 lbs of turkey it takes 24 hours to defrost. So, a 20lb turkey will take 4 days to defrost fully in the fridge. To speed up the thawing process, you can do it in the sink but you will need to change the cold water every 30 minutes to avoid bacteria growth on the surface.

5) Thoroughly clean all surfaces prior to cooking and after any raw meat touches a surface.

6) Turn any pot handles towards the back of the stove to avoid anyone catching it and knocking it over.

7) Avoid wearing any loose clothing or hanging sleeves that could get caught up while cooking, or worse, catch on fire.

8) Keep kids and pets away from all heat surfaces.

9) If a grease fire starts, first turn off the heat source. Then pour baking soda or salt on the fire to smother it. Do not pour water onto it, this will make it worse. As a last resort use a Class B dry chemical fire extinguisher.

10) Before you go to bed, check the kitchen and any outdoor smokers or fryers to verify that everything has been turned off, the food placed in the fridge, and no running water sources.

In case of a fire emergency, please call 911. Afterwards, please call our office to notify us at 703.966.2232. We are always available 24/7 to help you!

Happy Thanksgiving Everyone!

Luxury Magazine Listing!

hatchpropertiesdc@gmail.com (Sarah Hatch) — Thu, 01 Oct 2020 19:25:26 GMT

FINE Magazine Feature

We are thrilled to have FINE Magazine , in DC/MD/VA, feature one of our premiere listings for their fall edition. The home chosen to be spotlighted had been completely renovated with a modern farmhouse style from top to bottom that would make any Joanna Gaines fan feel right at home. This stunning home was only on the market for 4 days and went under contract at full list price! We are excited for our seller and their quick, smooth closing.

Check out the digital version:

https://havenlifestyles.com/finedc0920/

Landscaping & Curb Appeal

hatchpropertiesdc@gmail.com (Sarah Hatch) — Mon, 28 Sep 2020 20:36:59 GMT

Landscaping and Curb Appeal

Whether you are looking to sell your house or find a new tenant for your rental property, first impressions are essential for a quick close. While most people tend to focus on the interior of their home, and for good reason, it is also vital that you pay attention to detail on the exterior of the property.

Here are some helpful hints and things to consider doing when prepping your home for sale or for rent .

1) LANDSCAPING : This is essential! Overgrown lawns and shrubs, dead plants, chipped paint and dirty doors will instantly shift the appeal the property has. In order to get someone to want to see the inside, you have to prep the outside. Many people will look over or refuse to walk into a property that looks unkempt. Here are a few suggestions when it comes to landscaping.

- Mow Grass

- Weedwack along fencing, house, sheds, etc.

- Pull weeds

- Plant colorful flowers and add mulch

- Add stones or timbers around flower beds or replace any broken ones

- Trim trees back away from the house

- Remove dead trees, bushes, plants

- Use an edger along sidewalks, pavers and driveway

2) PRESSURE WASHING : This is a great alternative to residing or painting a home. Be careful to not cause any damage or remove any paint unless you plan to repaint something.

- Use the pressure washer on the sidewalk and driveway as well as the house

- Only use a pressure washer on the house if it won’t remove paint

- Back patio or deck

3) PAINT : An easy and inexpensive way to give your home a fresh new look is with a new coat of paint. Here are a few ideas of things you can paint to give your home looking newer.

- Shutters

- Trim

- Siding

- Mailbox and post

- Shed if needed

- Deck

- Fence

4) SIDEWALK/DRIVEWAY : Due to the age of the cement or the natural elements of rain and frigid temperatures, the sidewalk, steps and driveway can make the property look old, or in severe cases can be a safety hazard. Section of the sidewalk that gets lifted by tree roots, or sections of driveway cement that breaks off can be a tripping hazard. Get this taken care of prior to any showings on the property.

5) DOORS : Check the physical condition of all of the doors in the home, including garage doors in the driveway and at access points into the home. Make sure that they are deep cleaned, painted, or replaced. Here are a few more ideas to consider.

- Paint the front door with a pop of color

- Grease hinges so there is no squeaking

- Replace closer to make it a soft close

- Update the hardware

6) BACKYARD : Once you’ve landscaped the front and backyard, be sure to take note of how clean the yard looks. Here are a few more suggestions.

- Remove all junk and miscellaneous items. Put it in the shed, garage or throw it away

- Repair any broken items like a swing set, patio pavers or boards

- Replace/repair any fence issues

Tenant Responsibilities when Moving Out

hatchpropertiesdc@gmail.com (Sarah Hatch) — Thu, 17 Sep 2020 15:46:21 GMT

Who is responsible for what when a tenant moves out at the end of their lease (Landlord vs Tenant)?

Whether you are a landlord or a tenant, there are responsibilities specific for each party at the end of a lease. So, who is responsible for what? For the purpose of this blog post, we will reference the Virginia Residential Landlord Tenant Act (VRTLA) Lease Agreement provided by the Northern Virginia Association of Realtors (NVAR).

Section 35 of the Virginia Lease breaks down the specifics that are required by law for tenants to perform at the end of their tenancy. It states the following:

"Have carpets, gutters, and chimney(s) cleaned by a professional company acceptable to Landlord and provide copies of all paid receipts.

Have Premises professionally treated for fleas and ticks if animals have been present and provide a paid receipt.

Eliminate all household pests and vermin from the interior of the Premises.

Install clean air filters on furnace and air conditioning units. Provide evidence from the company selected by Landlord that the fuel tank(s) are refilled, if present.

Ensure that Premises, including kitchen, baths, and all appliances, floors, walls and windows, are thoroughly cleaned, that grass is cut, and trash is removed.

Have all light bulbs, carbon monoxide alarm(s) and smoke alarm(s) in working order.

Return all keys, garage door openers, passes and documents provided."

Unless otherwise agreed upon in writing between the landlord and tenant, all of these items are required to be completed by the tenant. Typically, the landlord, or the landlord’s management company, will do a final walk-through inspection of the property to confirm that these items have been completed. The best way for a tenant to protect themselves is to perform an initial move-in inspection with the landlord, or the landlord's management company, and detail any pre-existing items in writing or with photos. By doing this initial inspection, it also protects the landlord at move-out from any damages caused by the tenants during their tenancy. There is a specific Inspection form provided by NVAR that separates by columns the move-in vs the move-out inspections. This document should be provided to the tenant at move-in and they have 5 days to complete and return to the landlord, or the landlord's management company.

During both of these inspections, the tenant and landlord have the right to be present. The move-out inspection should take place within 72 hours after the tenant has vacated the premises. It is during this inspection that the determination of whether the tenant will receive their full or partial initial security deposit back, and whether the tenant will be liable for any damages incurred during their tenancy that exceed the initial deposit. By law, the landlord, or the landlord’s management company, has 45 days to return the security deposit after the tenant has moved out and provide an itemized list of the deductions taken if any.

What is a Registered Agent in the State of VA?

hatchpropertiesdc@gmail.com (Sarah Hatch) — Thu, 20 Aug 2020 15:49:43 GMT

Did you know that if you own a home and lease it out in Virginia, but are not a legal resident of the state, you have to register a resident of the Commonwealth to act as an agent for you? So, what does that mean?

Let’s begin with what the VA law states:

§ 55.1-1211 “Every nonresident property owner shall appoint and continuously maintain an agent who if such agent is an individual, is a resident of the Commonwealth, or if such agent is a corporation, limited liability company, partnership, or other entity, is authorized to transact business in the Commonwealth and maintains a business office within the Commonwealth. Every lease executed by or on behalf of nonresident property owners regarding any such real property shall specifically designate such agent and the agent's office address for the purpose of service of any process, notice, order, or demand required or permitted by law to be served upon such nonresident property owner.”

To help us understand what that means, let’s look at a few examples.

1) A resident of VA owns a home. Their work transfers them to a new state. They decide to rent out their home in VA and self-manage. After they move, they become a resident of the new state they now live in. Under VA law, they are required to assign a Resident Agent of VA to their property. This can be a friend, family member, or business entity like a property management company.

2) A resident of NC wants to become an investor. They decide to purchase a property in VA and begin the process of finding a tenant. Once they secure a tenant, they must write in the VRTLA lease in section 8 the name, email, street address and phone number of their registered agent. If they do not have one, they will have to secure one prior to executing the lease. This can be a resident of VA, a business that operates in VA such as a corporation, LLC, partnership or other entity that is allowed to transact business in VA & maintains a business office in VA.

3) A nonresident of VA purchases a home in VA using a real estate agent. The realtor helps to secure a tenant. While creating the VRTLA lease, they notice section 8 which requires a resident agent in VA. They ask their real estate agent to be their registered agent. The realtor explains that they are unable to be the registered agent as it is outside the scope of the brokerage agreement. The realtor recommends they use a property management company or a personal friend if they have one in VA.

4) A resident of VA is relocating to a new state and does not want to sell their property. They engage a local property management company in VA to manage their property. They sign a management agreement which then authorizes the management company to act as the resident agent for all future leases created.

If you fail to appoint an individual, company or other entity of VA to be your registered agent, then the Secretary of the State of VA becomes the registered agent. He or she would then send you via mail any process, order, notice or demand. The downside of allowing this to happen is “under the VRLTA, a nonresident property owner who fails to designate a Registered Agent is prohibited from maintaining an action in Virginia courts concerning the property.” (Harris 2020)

Daniel B. Harris Esq. (2020 July 8). Understanding the Virginia Residential Landlord and Tenant Act: Registered Agents for Nonresident Property Owners. The Legal Blog. https://www.nvar.com/realtors/laws-ethics/legal-blog/understanding-the-virginia-residential-landlord-and-tenant-act-registered-agents-for-nonresident-property-owners

Property Investment Tax Benefit

hatchpropertiesdc@gmail.com (Sarah Hatch) — Mon, 13 Jul 2020 23:05:28 GMT

The new tax day is quickly approaching - 2 more days ! For investors and landlords, this means calculating all the tax deductions possible, including Property Management Fees. If you hire a property management company to take care of the day-to-day work of owning an investment property, they will provide you with a detailed report that tracks all the monies coming in and going out throughout the year. This report is proof of your deductions for tax eligibility. If a landlord self manages, they will be responsible for tracking all of these expenses for work related to the rental property. Just another reason to use a professional management company for your investment property, making tax season just a little bit easier.

Spring Home Maintenance Checklist

Fri, 10 Apr 2020 20:12:05 GMT

With all the downtime we have this Spring, it’s a great time to go through your Spring Home Maintenance Checklist and get your home Summer ready! To help you get started, here are some of Sarah Hatch's top items she recommends for you to check off your list. Happy Spring!

Here are a few additional items we recommend as well. We can't wait for Summer!!!

-Test Outside Hoses for any cracks or holes from the winter storage

-Inspect the outside perimeter of the House for Cracks/damage from Winter weather

-Put Away Snow Shovels & Car Brushes

-Service Snow Blowers prior to putting them away for the winter

-Dust off All Ceiling Fans

-Pull out Patio Furniture, Dust off/Clean as needed

-Pull out and Inspect Grills for proper service

-Weed flower beds and apply mulch

-Service lawn mower with fresh gasoline and oil

-Wash windows and inspect window screens for holes/damage

-Test sump pump for proper function before the rainy season starts

-Power wash exterior walkways, sidewalks, & steps

Where to look for the Make & Model of your Appliances

Tue, 24 Mar 2020 16:22:17 GMT

Where to look for the make & model of appliances:

Did you know that every appliance comes with an adhesive label which details the make & model number of the unit? This information is needed when submitting manufacturer's warranty requests, and when ordering replacement parts. Every appliance is different in regards to where the adhesive label has been placed, but here are a few helpful tips to help you!

Stove/Range : The model number can be found in a few different locations. Look inside the oven around the door frame, or check in the bottom drawer area. It may also be on the exterior of the unit on either the side or back. You may need to pull out the appliance to find the exact placement of the adhesive sticker. Don’t forget to check all around the door frame as it may not be obvious. The manufacturer logo can be found on the door or on the area around the temperature settings.

Microwave : The model number is located on a label typically found around the door frame. It can also be located on the interior side of the unit, or on the exterior side or back of the unit. The manufacturer logo will be located on the exterior door or number panel.

Refrigerator : The model number can be found on a label on the interior of the refrigerator on one of the sides. The manufacturer logo will be located on the door on the outside.

Dishwasher : The model number is located inside the unit. Open the dishwasher door and look around the rim of the door, and also the inside frame on the left, right, or top. The manufacturer name will be located on the outside, or on the top of the door.

Washer/Dryer : The model number can be found on a sticker located on one of the sides on the exterior of the unit or on the back. There are some brands which may have this information located under the lid, or around the door jam. The manufacturer logo can be found on the outside of the units.

Hot water heater : The model number is located on an adhesive label, typically near the top but sometimes near the bottom. The manufacturer name will also be located on one of the labels attached to the water heater.

HVAC : The model number is usually located inside the flip-top of the faceplate or behind the faceplate completely. The manufacturer logo will be located on the outside of the unit.

The Hatch Team is always willing to help if you ever have any questions about any home maintenance needs!

How to Attract an Ideal Tenant

Wed, 19 Feb 2020 16:38:56 GMT

In a previous blog post, we highlighted some of the key things you as an Investor of a rental property need to do to attract the ideal tenant. As a continuation of this topic, we are going to talk about the 5 senses!

Through the eyes of the beholder: Sight. How does your property show on the exterior and the interior? A good tenant will want to maintain your investment as if it was their own. What you present to them on day 1 is how you want it returned to you on the last day. Start your tenant off right with a perfectly clean home as well as a pristine exterior with impeccable curb appeal.

What’s that Smell? Nothing, besides the look, can kill a deal more than by smell. No one wants to live in a place that smells like animals, smoke, chemicals, mildew, raw food, sewage, etc. I think you get the point. A professional cleaning company can help with the majority of these issues by removing trash and doing a thorough cleaning of the entire property on the interior. You may however need to hire painters to paint the walls to remove the look and smell of smoke. In addition, professional carpet cleaning is a must, and in some circumstances, a complete replacement is in order. If you have plumbing issues, then hire a plumber to get the home in proper working order to avoid future sewage smelling issues. And as an added bonus, once you complete all of these items, one suggestion is to place pleasantly smelling air fresheners strategically hidden around the home to draw clients in. If you are feeling extra ambitious, bake some cookies in the home the morning of any showings you have scheduled. Pre-made dough from the store is a great, easy option ;)

Delicious! Taste is something that you probably weren’t thinking of in this scenario, but if you baked some delicious cookies the morning of your showings, be sure to leave a plate on the counter for a tasty treat.

“What’s that Sound? Everybody look what’s going down”! Ever hear that song? Well, there is some truth to that. If a tenant walks in the door and hears a sound, they are going to start looking around for what it is. It could turn out that the furnace or air conditioning unit is faulty and is creating a very annoying sound or the doors are squeaking. This will deter that tenant from considering your property. Get all of your appliances, hot water heater, air conditioning and heating units checked out prior to showing your property.

Did you feel that? Touch is another sense that can kill a deal. If the door knobs are greasy, or the counter tops are sticky, a potential tenant will notice. Remember to do a thorough cleaning, including door knobs, handles and light switches!

The better your property looks, smells, tastes, sounds and feels, the quicker you will find a fabulous tenant!

What is a legal bedroom?

Wed, 12 Feb 2020 18:00:05 GMT

As real estate agents, we come across this question with our clients all the time. Whether they are selling their property and want to get top dollar for their home (the more bedrooms the higher the value), or they are a buyer and want to be sure the home they are purchasing has the number of bedrooms they need. Listing a property incorrectly can create havoc during the sales process and can even kill the deal. All parties want to get to the closing table so here are some things to keep in mind when getting ready to list your home for sale.

The legal definition of a bedroom is actually determined by zoning codes in the local municipality of the property. Here in VA there are some bedroom requirements that apply across the entire state.

1) Means of Egress: There must be 2 ways to exit the room. An indoor egress and an outdoor egress. The outdoor egress is typically the bedroom window. This window has to be large enough to have a person crawl through, at least 5.7 square feet. Therefore, it would be illegal to have metal grates or bars that would inhibit a person from escaping the room in the event of an emergency. The indoor egress would be the bedroom door. The bedroom must be accessed through an area of the house that is not another bedroom. For example, a bonus area in a master bedroom could not be used as a legal bedroom.

2) Closet: Myth-buster...Virginia does not have a requirement for a closet in a bedroom.

3) Ceiling Height: Ceiling height must be at a minimum 7 feet.

4) Square Footage: The minimum size of a bedroom must be no less than 70 square feet. For each additional person in the room, add 50 square feet to that.

5) Heating/Ventilation: Bedrooms must have a heat source, not from a space heater. It must also have natural ventilation from the outside air. The bedroom’s egress window would allow for this.

6) The bottom window sill cannot exceed 44 inches from the floor OR you must install a permanent step which someone can use to climb to access the window to escape so that the distance from the top of the step is not greater than 44 inches from the bottom sill.

Still unsure if all your bedrooms fit the parameters?

Give us a call for a free consultation today!

703-966-2232

For additional information regarding your local municipalities rules on this, please refer to the additional resources below.

LOCAL NOVA ZONING OFFICES:

City of Alexandria Department of Planning and Zoning : 703-838-4666

Arlington County Department of Planning, Housing and Development : 703-228-3883

Public Works and Environmental Services for Fairfax County/Building Plan Review Office : 703-222-0114

City of Fairfax Community Development and Planning : 703-385-7930

City of Falls Church Zoning Division : 703-248-5015

Town of Herndon Department of Community Development : 703-787-7380

Town of Vienna Planning and Zoning Department : 703-255-6341

What Does it Mean to Have a Rent Ready House?

Thu, 30 Jan 2020 07:23:40 GMT

As a property investor, getting a perfect tenant in place is the ideal situation! Here are some tips on things you can do as the owner to prep your investment to attract the best renters.

Curb Appeal! It's the first thing a renter will see when they pull up to your property. This can make or break a potential tenant from wanting to see the inside. It is imperative that between tenants, you keep up with your lawn until your new tenant moves in! At that point, it will be the tenants responsibility to maintain the outside of the property throughout their lease.

Safety First! Did you know that smoke detectors have an expiration date just like food? Smoke detectors lose sensitivity over time and the average detector is only built to last 8-10 years. As a rule of thumb, you should press the test button on all detectors in your house each month, and change the batteries every year (even if it's not beeping). When you install a new detector ALWAYS write the date you installed it in permanent marker on the back side (facing the ceiling) so it can be replaced at least every 10 years.

Cleanliness: the White Glove Test! Nothing is more pleasing to a potential tenant than walking into a home that has been professionally cleaned. Floors, walls, counter-tops, cabinets (inside and out), bathrooms, appliances (washer/dryer too), closets, balconies, and even garages if you have one. No one wants to move into a home that they then have to clean themselves before they can actually feel at home. They want that white glove test experience... where if they were wearing white gloves they can touch anywhere in the home and not have a smudge of dirt get on them. It's a relatively small investment to take the time to do this before you put your investment property on the market but well worth it in the long run to find that ideal tenant! It is also important to have the glutters cleaned, chimney cleaned and carpets professionally cleaned. Hatch Property management has excellent cleaning vendors for various projects that we can send your way!

Tackle the “honey-do” list! Every home has minor projects here and there that end up on that special list of items you want your significant other to take on that seems to get pushed back all the time. Prior to putting your house on the market, get these items taken care of. You know the ones, like “honey, the faucet is leaking, can you fix it?”, and “honey, the bathroom light is still flickering, please fix it!”. It is imperative that you fix all the wobbly door knobs, loose railings and holes in the drywall before letting prospective tenants see your place, or move in. A new tenant will not tolerate these minor issues when they move in and it is the owner’s responsibility to fix it all, so take the time to do it before listing your property. It is better to make a good first impression to the new tenant to get your home rented quickly! Hatch Property management can help you with all of those honey-do list items from our excellent selection of vendors.

Coming up on our next blog... Think of the 5 Senses! Sight, Smell, Sound, Touch, and Taste. What on earth could we be talking about?!? We'll let you think on that one for a bit. Stay tuned...

Winterizing your Hose Bibs

Sat, 18 Jan 2020 23:25:53 GMT

With temperatures on track to drop drastically throughout the weekend, it is imperative to prepare your home on the exterior to prevent any interior damage, especially when it comes to frozen water pipes. If water is left inside pipes on the exterior of the home or in crawl spaces, then when the temperature drops below freezing the water can freeze causing immense pressure in the line which can then lead to pipes bursting. This is very costly to the home owner and something that can be avoided by spending less than 30 minutes preparing your outside hose bibs.

The first step is to disconnect all attachments from the bib itself, ie., hoses, connectors and splitters. Once removed, drain all hoses before rolling them up to store for the winter. Water left in the hoses can also freeze, causing the hose to crack during the cold winter months. Next, see if the bib is leaking after you have removed all attachments. If there is a leak, fix immediately.

The next step is to drain out the line. Turn off the valve to the hose bib water line inside the home. This valve can be found in the basement, crawl space or next to the main water supply valve in your home. After you have done this, open up the spigot to let the water drain out. With the valve closed, you can leave the spigot open throughout the winter months.

The final step is to insulate the hose bib. You can purchase a hose bib insulator from any local home improvement store. Be sure to cover each one!

Protecting your HVAC this Winter

Thu, 02 Jan 2020 20:06:17 GMT

When a snow or ice storm strikes your area, be sure to clean the snow and ice from your outside condensing unit of a heat pump system. See these before and after pictures. If you fail to allow air to flow freely in and around this unit it could burn out the motor and leave you cold.

Please clear off your outside HVAC condensing units to ensure proper functioning.

Electrical Outlet Warning

Thu, 07 Nov 2019 02:09:01 GMT

We have had two properties with electrical outlet problems. Both were reported when one outlet suddenly stopped working, and in both cases, the outlet that stopped working wasn't even the culprit. Outlets run in a series from the breaker panel much like Christmas lights so if one goes out, all the others stop working. In both cases when the technician opened up the outlet cover, there were exposed wires (the usual plastic insulation surrounding the wires was pulled back to far) and the burnt wires were loose under the screw. When these wires are exposed they cause a serious fire hazard (this is called "electrical arcing" where you can actually see the electricity flashing between the metal wires) and as you can see from the photos, the outlet literally melted behind the wall.

1st Photo: Shows what the outlet looked like before the cover was removed. You will notice the bottom left prong hole is discolored and a bit wider.

2nd Photo: Shows how badly burned the outlet was inside the wall. This would definitely cause an odor and alarm you that something is wrong.

3rd Photo: This is the burnt side of the outlet where you can see that the nut holding the exposed wire was burnt so bad that it disintegrated and the plastic outlet is literally melted away.

4th Photo: This is the good side of the outlet where the wires were tightly screwed in and not exposed. This is how the outlet should have looked on both sides.

If this went unreported for any length of time it could have caused a devastating fire. If this ever happens in your house, get a licensed electrician to troubleshoot and repair it immediately.

Smoke Detector Tips

Thu, 07 Nov 2019 01:11:29 GMT

Do smoke detectors ever go bad?

Did you know that smoke detectors have an expiration date just like food?

Smoke detectors lose sensitivity over time and the average detector is only built to last 8-10 years. As a rule of thumb, you should press the test button on all detectors in your house each month, and change the batteries every year (even if it's not beeping). When you install a new detector ALWAYS write the date you installed it in permanent marker on the back side (facing the ceiling) so it can be replaced at least every 10 years.

Check your smoke detectors today to ensure you don't have the problem I found in a property I recently started to manage where two detectors showed expiration dates of 2001 and 2002 and wouldn't stop beeping even after new batteries were installed.