How Often to Service my HVAC

Property managers send out quarterly reminders to change HVAC filters; this is a tenant responsibility for most residences. Discuss with your property manager because some equipment requires a more frequent filter change, while some equipment may require special filters that HVAC technicians must provide, and some equipment may require tenants to clean and re-insert a permanent filter.

Additionally, the HVAC equipment should be serviced biannually (Spring for air conditioning and Fall for heating) by a professional. If there is not an HVAC vendor servicing your home, your property manager can assist in finding a qualified technician to service the equipment.

Heating/cooling systems are one of the most expensive appliances to repair or replace, but this equipment can also present a situation of urgency and legal responsibility for the homeowner if an unexpected unit malfunction occurs.

One way to potentially avoid heating/cooling HVAC and furnace system breakdowns at less than opportune times is to have the system cleaned, fueled, and checked regularly with heating/cooling system seasonal maintenance specialists. This way, the technician can identify any potential problems before those problems become a more expensive and urgent issue. The technician can also make sure the system starts up properly after a season of nonuse.

Because routine maintenance appointments can be scheduled at the vendor’s convenience and in the Spring and Fall months when their services are not in high demand, the price for this service is quite reasonable and vendors are readily available during their off-season work load.

About the author: Nancy O’Neal is a licensed realtor in Virginia. She is currently a Property Manager and Team Lead at GTP. Contact: nancy@globetrotterproperties.com

The Importance of Proper Tenant Screening

When searching for tenants for your property, it is critical that you thoroughly screen your applicants to avoid uncomfortable situations and negative experiences with them in the future. Some homeowners prefer to shortcut, or skip altogether, the screening process in order to avoid delays in renting their property; however, this can backfire and cause homeowners significant headaches and costs in the long run.  

By not thoroughly screening your tenants, you are putting your property, rental income, and neighborhood in danger.  Although you may save time in the short-term, it could be very expensive in the long run. There are a number of good and low-cost screening services that can give you peace of mind when selecting your future tenants. 

One of the most important aspects of the screening process is determining the current financial situation of the applicants. A screening company should provide you with a full credit report, which will include the applicants’ credit score. As a general rule, a good credit score is anything above 650.  You can also use the credit report to determine if the applicants have a history of paying his/her/their bills on time.  If the applicants have a tendency to pay bills late, this could be an indication that they may not pay rent on time. 

The screening process should also include a criminal background check. This is critical because you don’t want to put your property (or your neighbors) at risk.  The criminal report may include anything from minor traffic violations to more serious crimes.

Last but not least, the screening process should show whether the applicants have been evicted in the past. Evictions can be very costly and time-consuming. Analyzing the applicants’ eviction report is the best way to avoid an eviction in the future. 

We have our own screening process at GTP, and we analyze every detail from each applicant so that the homeowners can choose the best renter for their property.  GTP clients can rest easy knowing that their tenants will take care of the property, will not be a danger to their neighbors, and will pay their monthly rent on time. 

Explaining Normal Wear and Tear

Each time a tenant moves out of a property, it is time to do an inspection to see if they left the property in the same condition as they found it when they moved in. The process is simple. Property managers compare move-in and move-out inspection reports to assess any damage that may result in security deposit deductions.  

During this process it is important to determine the difference between normal wear and tear and substantive damage. Normal wear and tear is the expected deterioration that occurs in a property due to aging and everyday use.  In other words, it is the result of simply having people living in the property. Alternatively, any deterioration or destruction caused by the tenants due to negligence, carelessness, misuse, or abuse of the premises is considered damage. 

Some examples of normal wear and tear are cracking paint, fading flooring, faded carpet, scuff marks on tile flooring from use over time, light scratches on countertops, ripped window screens, cracks in the walls or ceiling, etc. 

On the other hand, examples of damage are a stained carpet with holes due to a pet, broken/missing hardwood pieces or tile flooring, broken windows, chipped countertops, holes in doors or walls, unapproved paint colors on the walls, any kind of graffiti, etc. 

At Globe Trotter Properties, we use an app for inspections that helps us compare the condition of the property when the lease started vs. the condition of the property at the end of the lease. Both inspections are examined side by side, and property managers are able to thoroughly compare every single item in the property. The inspection reports include pictures and comments, and they help homeowners make decisions about security deposit deductions.  

With Globe Trotter Properties, both tenants and homeowners can expect a thorough, fair, transparent, and professional inspection.  Our property managers take pride in their attention to detail and client service.  

If you have any more questions about what might constitute normal wear and tear vs. more substantive damage, please feel free to contact us!

Reasons to Avoid Uninsured and Unlicensed Contractors

When you hire a contractor it is very important to make sure that they are insured and licensed. Sometimes it is easy to go for the cheapest option, but if something goes wrong and they are not insured and licensed it may cause you a lot of unnecessary headaches.

Usually insurance and license are connected. In order for a contractor to get a license, they need to have minimum coverage insurance. A contractor is completely liable for anything that may go wrong during the repair, and that includes any injuries, medical bills, and wages for their workers in case of an accident.

Whenever anything goes wrong the contractor’s insurance is responsible for anything that happens, but if the contractor does not have insurance and license then you may be liable for anything that happens during the repair. Unfortunately, your home insurance does not cover these kinds of events. 

It is not worth saving a few dollars even if you know the contractor is good and does a good job. If you get to know someone that is a good contractor always suggest them to get insured and licensed. That way not only will the contractor be protected, but you will be protected too!

Globe Trotter Properties always hires insured and licensed contractors. We have a list of trusted contractors that have worked in the past with us and we keep hiring them because they work really well and their prices are reasonable. It is our job as a property management company to look after your property and make sure that there won’t be any liability issues for homeowners.

If you have any questions about contractors, don’t hesitate to contact Globe Trotter Properties! We are happy to assist you!  

About the author: Lalo Medina is a licensed realtor in Virginia. He is currently a Training, Compliance, and Media Specialist at GTP. 

Contact: lalo@globetrotterproperties.com

PROPERTY MANAGEMENT DURING COVID

Property Management Companies face unique operational challenges during the ongoing COVID-19 pandemic. We have evolved or improved our business practices in response to these changes. When the COVID-19 pandemic started to significantly affect daily life in the spring of 2020, Globe Trotter Properties (GTP) had already been working for 5 years with a business model that allowed it to handle the hurdles from the pandemic. 

Embracing technology: From the beginning, GTP has embraced teleworking. Most employees already teleworked from the time the company started, and continued to do so during the pandemic. Monthly company meetings were carried out remotely even from 2018. All legal documents are signed remotely (we use docusign), and payments and client notifications are done via our Property Management Platform (Buildium) and also by email. With much of our processes, payments and communications being already remote, we were well-positioned to implement further changes to adapt to the new pandemic paradigm.  We transitioned quickly to remote home inspections, which as an added bonus allow homeowners to know what is happening with their property. Many of our property listings now include video tours, and we include the option of virtual property showings as well. Smaller team meetings that used to be held in-person are now held online as well.

Respect for Local Regulations, work hand in hand with local authorities: News about the current COVID-19 regulations in the DMV area are at the top of our internal website so employees know what information they should transmit to homeowners, vendors and tenants. In our office space, masks and temperature checks are required. We have also learned from government policy changes like those in DCRA, which has transitioned to doing mostly virtual residential  inspections and plans to continue to do so even after the pandemic. 

Flexibility and Communication:  We work with tenants and homeowners to assure that their concerns are met. We provide ample notification when a contractor needs to visit a residence and proactively communicate with tenants so they can plan accordingly and so we can make any protocol modifications due to tenant health concerns.  Trying to make sure we can keep residents in their home while simultaneously protecting the homeowners interests, we have helped homeowners and tenants get together to develop payment plans for tenants experiencing financial hardship.  

COVID-19 has made the value of property management more evident and in-demand. GTP has had the capacity to change and innovate in response to the challenges that emerged in 2020; and this has made us more confident in our capacities as Property Managers and in the future growth of our businesses.

Let the professionals take care of your property! Contact Globe Trotter Properties for more information about property management at info@globetrotterproperties.com. 

About the author: Mario Ordonez is a licensed Property Manager in Washington, DC. He is currently a Training, Compliance, and Media Specialist at GTP.   

Contact: mario@globetrotterproperties.com

Why to Hire a Property Manager

Owning a rental property can be very lucrative. As the demand for rental properties increases, your chances of having a fast return on your investment and start making a profit are very high. Also, when you become a homeowner you can deduct mortgage interest and property taxes as well as other expenses when itemizing deductions. 

However, becoming a homeowner comes with responsibilities, especially once you have tenants living in your property. Managing a property can be a headache, especially if you don’t have the time to take care of all the tenant’s maintenance requests, collecting rent, speaking to contractors, etc. 

When you hire a property manager, they will take care of the property and will keep you informed of every single thing that happens. Basically the property manager is the “middle guy” in between you and the tenants occupying your property.

Whether you still live locally, out of state, or overseas, a property manager will be your most loyal advocate and will do whatever it takes to preserve your property in the best possible condition. They will function as your realtor, since they are capable of advertising your property and conducting showings in order to find good qualified tenants. They will also be your inspectors, since they will be conducting inspections in the property before tenants move in, midterm inspections while the tenants are living in the property, and move out inspections whenever the tenants vacate the property. Property managers will negotiate on behalf of you with insured and licensed contractors whenever repairs are needed in the property. They will also collect rent for you while you comfortably receive your rent payment every month. They will be your eyes and ears and will communicate with you whenever issues arise. 

Let the professionals take care of your property! Contact Globe Trotter Properties for more information about property management at info@globetrotterproperties.com. 

About the author: Lalo Medina is a licensed realtor in Virginia. He is currently a Training, Compliance, and Media Specialist at GTP. 

Contact: lalo@globetrotterproperties.com

Safetyscaping: Avoiding Accidents

While it is impossible to make a property accident-proof, there are many things that can be done to make our yards safer.  Regardless of who is at fault, the best kind of accident is the one that is avoided!  Here are a few tips on assessing and improving the safety of your property’s outdoor areas.

Poorly laid walkways can create trip and slip hazards. (Photo credit: Author)

Uneven Walkways

Uneven sidewalks, pathways, stairwells, and other walking surfaces can cause unnecessary trips and falls, as in my example above.  Many such walkways started out flat but became uneven over time due to settling, frost heaves, tree roots, erosion, or heavy use. 

Walk on all of the walkways of your property in search of trip hazards.  Now imagine that same journey if you were a running eight-year-old boy. Or at night. Or in the rain. If any of those situations alarm you, then a repair is probably in order.

Many walkway repairs can be done by the homeowner, provided the walkway was properly constructed in the first place (e.g. has a base layer of crushed stone for support and drainage).  For stairwells and more complicated walkways, a licensed hardscaping professional should be used.

Outdoor Lighting

Good outdoor lighting can help avoid falls in areas commonly traveled in the evening such as driveways, walkways, stairwells, and patios.  In addition to safety, outdoor lighting can add curb appeal to your home, and also act as a theft deterrent.

Outdoor lighting can be simple, such as this soft white rope lighting on my porch, or complex to include timers, motion sensors, and special effects.

Motion lights can be a great addition, and the technology has improved to become more “human sensitive” and energy efficient (in other words, you’re not spending $10 every night for the light to turn on for each passing rabbit).  This is particularly true in outdoor stairwells, which are definite trip hazards and where adding a manual switch at the top and bottom of the stairs can be difficult.

There are also lots of options for low voltage and solar lighting to illuminate walkways and driveways.  Do a quick search for “Walkway Lighting Ideas” on Pinterest, and you’ll see the opportunities are endless.  Should you use LED lighting, I recommend selecting “warm white” rather than “cool white” or “daylight” for a more pleasant effect.  The latter two hues have a bluish tint that is better suited for the inside of a Walmart rather than your home.  Believe me, your neighbors will thank you!

Many kinds of outdoor lighting are simple to install, such as solar pathways lights that need only be staked where you want them.  There are also weather-resistant remote control outlets that require no wiring and can be easily installed and operated.  For more complicated jobs, a reputable, licensed electrician will be needed.  There are enough options that you can enhance the safety of your walkways without spending a lot.

Drainage and Moisture

Poor drainage can lead to several safety issues, not the least of which is contributing to the growth of mold in your home.  The build-up of ground water during wet weather creates hydrostatic pressure against the foundation, pushing water through tiny cracks and openings in the concrete.  When water gets in the basement, it creates the perfect conditions for mold growth.  Ideally, the water will puddle and you can see that you have a drainage issue, but more often, it happens behind drywall or in other other hard-to-see locations.

Black mold, as seen in this photo, can start behind walls and not be noticed until it has spread extensively. (Photo credit: Author)

We have all learned in school that some mold has beneficial properties, but no one ever got healthier because their basement walls were covered in penicillin.  More likely, the mold growth will be the kind that causes allergic reactions, especially for those with asthma or otherwise compromised immune systems, and may be accompanied by an undesirable musty smell.  

If you have ever gone through a mold remediation process, you know that it is expensive and lengthy.  At the same time, unaddressed mold issues can be grounds to break a lease.  Therefore, it is always best to avoid mold issues rather than address them after it is established. 

If there are pools of water collecting near your foundation when it rains, have french drains or other drainage solutions installed to direct water away from your home, either yourself or by a professional.  Furthermore, if you suspect mold in your basement (due to dampness or a musty smell), have a mold test done to see if any harmful molds are present.  They can be bought at any hardware store, and mailed in to a lab for analysis (similar to a radon test).  I did this recently, and found my basement had five different molds, including the aforementioned penicillin, though thankfully none were harmful.  

Finally, consider installing a dehumidifier in areas that show signs of dampness.  This is easier to do if your home has floor drains and/or a sump pump in which collected water can be automatically directed.  If not, then the dehumidifier will need to be manually emptied, a task that is often much more important to the homeowner than the tenant.  

Gutters and Downspouts

It surprises many people that clogged gutters are another cause of mold in the home.  Gutters clogged with leaves will back up, overflow, and cause water to either pool along the foundation or seep in behind the walls.  This situation can get worse if seeds are allowed to germinate in the clogged wet leaves, filling your gutters with a small forest of tree saplings.  The still water in clogged gutters also creates a perfect breeding ground for mosquitoes.  

Rain water at this home pools next to the porch foundation, a recipe for problems! (Photo credit: Author)

A simple corrugated drain pipe can direct water from your downspout to wherever you’d like in the yard. (Photo credit: Author)

Similarly, I have found that many homeowners (and home builders) often overlook where water goes when it leaves the downspout.  It makes no sense to have gutters on your house at all if you only use them to dump water right next to your home’s foundation.  

Most leases state that tenants are responsible for “maintaining exterior gutters”, and to have gutters “cleaned by a professional company acceptable to Landlord” at the end of their lease.  In practice, some tenants will try to do the leaf cleaning themselves, or worse, skip it entirely until the final professional cleaning at the end of their lease.  By then, the damage may already be done.  

If your home is under trees or has a history of collecting leaves or debris in the gutters, consider having gutter guards installed.  There are a variety of types, and each has its pros and cons.  I have them installed at my house which sits adjacent to a towering southern magnolia, and simple screen gutter guards work great for my home.  If your gutters clog with smaller items like pine needles, more expensive micromesh may be needed, which must be professionally installed. Keep in mind that installing gutter guards does not mean that the gutters can then be ignored … they will still need occasional cleaning, but not nearly as often.

Another alternative is to consider hiring a gutter cleaning service to come twice a year (spring and fall) to professionally clean and inspect the gutters.  It will be one less thing both the homeowner and the tenant need worry about, and you can add the cost to the rent the next time the lease is renewed.

Finally, it is also a good idea to buy downspout extensions to direct water away from the home if it doesn’t flow away naturally.  They are not expensive, and can be very effective.  

As always, please contact your property manager if you’d like any help finding contractors to help with these or any other landscaping projects.

[NOTE:  Links in this blog post are used for examples only, and are not recommendations nor do we receive any compensation for subsequent purchases.]

John F. Krotzer is a property manager on Team Yukon, and is a Fairfax County Master Gardener volunteer.

John F. Krotzer - Property Manager (Northern Virginia) Contact:yukon@globetrotterproperties.com

Get to Know GTP: Mandi Wolfes

We are excited to continue our Get to Know GTP series by profiling Mandi Wolfes, Globe Trotter Properties’ (GTP) IT and Training Manager.

Mandi has been with GTP since 2016. She’s risen up through the company, first as a property manager, then a team lead, then operations manager for DC and Maryland, and finally as our IT and Training Manager, a role that was created just for her.  

Friendly referral

Mandi first came to GTP through our current office manager, Tamar, who was then a property manager and a friend of Mandi’s. Tamar knew Mandi would be a great fit, not only for her work ethic and positive personality, but for her background and interest in housing. Prior to GTP, Mandi spent years working in the nonprofit housing sector. Her background including working on tenant rights, credit repair, first time home ownership, and homeowner/tenant relationships.  She was especially drawn to GTP’s staff who are international, globally-minded, and multi-lingual. (Did we mention Mandi speaks fluent Spanish and dabbles in Portuguese and American Sign Language?)

Mandi started her GTP career as a property manager in DC in 2016. Her natural leadership was noticed and she quickly became the Team Lead for DC and Maryland. As the company grew, Mandi became the first Operations Manager for DC and Maryland, teaming up with Tiffany Hughes, her Virginia counterpart. As Operations Manager, she oversaw day to day troubleshooting, supporting property managers and tenant/homeowner relationships.

“What I liked most about that role was the support role I played. I really enjoyed training new staff, supporting them, and finding new ways to do things.” 

Mandi quickly became the go-to person for streamlining GTP’s procedures, and creating more efficient ways to provide excellent service.  Her current position was created for her, allowing her to focus on training and becoming a bridge between Maryland, DC, and Virginia.

“Each region has its own rules and regulations, in Maryland it can be county by county. I love learning and investigating. One thing that has been a constant in my professional life is taking on the role of being a resource guide. Learning new things and relaying information is a challenge that I really enjoy.”

Supporting each other is key

Mandi’s favorite thing about GTP is the amount of balance and support that the team receives. Mandi was excited to join GTP because of the flexibility that it allowed for her to work, and maintain balance at home. The team structure works well in identifying and showcasing team talent and individual skill sets. 

“The team leads are great at conflict management and really excel in that area, while I get to focus on my strengths, like bridge building and communication. The partners are great at identifying leadership potential and moving property managers into team lead positions. They identify talent, challenge their staff to move forward and support them in the process.”

Home Owner

As a homeowner renting out a property, Mandi appreciates all the issues that can come up with home ownership and rentals. 

“I would expect my property manager to be honest and transparent with me.  I know how important it is to have a good tenant. A good relationship with a good tenant is important to protecting your financial investment. I would expect my property manager to reach out and make sure my tenants were happy, especially these days, as so many people are struggling. Nurturing this relationship helps build a great foundation for long term gain.”

What’s next for Mandi?

As soon as the Covid-19 travel restrictions are lifted, she is hoping to take a world tour to visit the many international team members who work for GTP.

“I want to visit all my great colleagues, and still get my work done while I travel, because with the flexibility of GTP, I can do that!”

Low-Maintenance Landscaping, Spring Edition

During these crazy times of quarantining and social distancing, it can be challenging to keep one’s sanity in check while confined to the house.  Some cope through exercise, long walks, virtual Zoom happy hours, or binge-watching Tiger King on Netflix.  For me, the most effective therapeutic outlet has been gardening.  

A well-landscaped yard, particularly one that is low maintenance, can significantly enhance the beauty, sustainability, and value of your home, and spring is a great time to consider upgrades to your yard.  As a bonus, most garden work can be done at a distance of over six feet from the nearest non-relative!  

Here are some projects to consider:

Renovation at my home in Falls Church revealed areas that were practically pure red clay.

Improve Your Drainage.  Our region is famous for its red clay soil, which absorbs water slower than most other soil types.  Making matters worse is the high level of homebuilding, which further compacts the soil and reduces storage space for water.  The result is frequent pooling of water after rainstorms, which can lead to basement flooding, mold, and yard damage, as well as flash flooding  that overwhelms stormwater drains and pollutes the Chesapeake Bay. If your yard has pools after a rainstorm, or gets a lot of water from an uphill neighbor, consider having a french drain or rain garden installed.  

A French drain diverts water from somewhere you don’t want it - a “mushy” spot in your yard or beside your home’s foundation - and channels it elsewhere to collect and dissipate naturally into the soil.  Despite being French, they are neither fancy nor expensive, and require very little maintenance. I installed one a few weeks ago where rainwater pooled at the back of my lot, and the difference after the most recent rainstorm was amazing!  

A rain garden is a small garden of shrubs, perennials, and grasses planted near places where rainwater pools or flows. It is designed to temporarily hold rainwater runoff - often from downspouts or uphill areas - and is effective in removing nutrients and chemicals from the water and increasing its absorption into the ground.   Despite the name, rain gardens are usually dry, typically holding water only during and following rainfall. Because rain gardens will drain within 48 hours, they are not suitable for the breeding of mosquitoes.

A rain garden is a beautiful way of enhancing your landscape while managing stormwater. (Photo credit: raingardens.org)

Rain gardens are filled with native plants (more on those below!) that can both tolerate and utilize lots of water, and have deep roots that aid in the dissipation of water back into the soil.  A large number of qualifying plants are beneficial to pollinators, thus creating “butterfly gardens” that are both beautiful and ecologically sustainable. In fact, they do such a good job of curbing stormwater runoff that many city and county governments have grant programs that help fund the construction of rain gardens, covering up to 50% of their cost.

Plant Native Plants.  

One of my favorite plants growing up was our butterfly bush (Buddleja), which attracted dozens of butterflies to its beautiful purple flowers.  Little did I know that this plant is actually an invasive species, and is unable to support the caterpillars of any butterfly species in North America.  While its sweet nectar is addictive to many butterflies, it harms them by hampering their reproduction, which in turn harms the song bird populations that rely on those caterpillars for food. It's a “circle of life” thing.  A butterfly bush can also grow to 10 feet tall if not pruned consistently, and will crowd out other plants that compete with it for nutrients and water.

On the other hand, the unfortunately-named butterfly weed (Asclepias tuberosa) is just as beautiful, but is native to the eastern U.S. and grows well in the aforementioned clay soil.  More importantly, it is a host plant for several butterfly species, including the rare Monarch, and grows to a manageable 1-3 ft. tall, coexisting peacefully with other native plants.

Butterfly Weed is a beautiful perennial native to the eastern U.S. and host to several species of butterfly. (Photo credit: John Flannery, used through a Creative Commons license)

Filling your garden areas with native plants offers several advantages to both homeowners and local wildlife:

• Native plants are comfortable here.  Native plants have adapted to the region’s soil, water, and weather conditions.  As a result, they are much more resilient to disease and pests, require little or no fertilizer, and use less water than non-native plants. In other words, they are much lower maintenance.

• Native plants are part of the local food chain.  As in the butterfly bush / butterfly weed example, native plants support the local food chain, serving as both a habitat and food source to all life stages of beneficial insects and wildlife.  This is particularly true of caterpillars, native bees, and baby songbirds, the latter of which can only be fed insects until they are grown.

To learn more about native plants for our region, visit Plant NoVA Natives (www.plantnovanatives.org), a great resource on the colorful, low-maintenance flowers, trees, and shrubs native to northern Virginia and the surrounding areas.

As always, please contact your property manager if you’d like any help finding landscape contractors to help with these or any other landscaping projects.

John F. Krotzer - Property Manager (Northern Virginia) Contact:yukon@globetrotterproperties.com

John F. Krotzer is a property manager on Team Yukon, and is a Fairfax County Master Gardener volunteer.