Tenants | Renting Well

Vancouver Landlords May Lose The Right To Deny Tenants With Pets

Came across this great article by Jesse Ferreras at the Huffington Post B.C. As landlords, all of us have been faced with the question of renting to a pet owner. Denying tenancy because of a pet is often assumed by tenants to be an issue related to concerns about damage, but the truth is there’s more to it than that – on both sides of the equation.

Let’s backtrack though, and talk about what’s going on in Vancouver. As of right now, landlords in Vancouver have the right to refuse potential occupants with animals. However, councillor Tim Stevenson recently tabled a motion at city hall, which already has the support of Mayor Gregor Robertson, that would prevent landlords from discriminating against renters on the basis of whether or not they own a pet. In an effort to know and learn all of the facts, chew on these tasty bullets:

Similar legislation has been in place in Ontario for more than 10 years. Both the mayor and councillor Stevenson argue that if it can work in Canada’s most populous province, it can work in Vancouver.
50% of Vancouver households are renting. With an average home price in the 700 thousands out west, this is the reality.
Every year, more than 100 pets are surrendered to the BC SPCA because of the current rules.
Vancouver’s vacancy rate hovers slightly above 1%.
There’s a an easy to see legitimate problem with people finding housing in a city where it’s clearly too expensive for many people to buy already.

Quite the municipal challenge there. Seriously.

The BC SPCA is leading the charge in an effort to inform landlords of the benefits of renting to a pet owner. I can see both sides of the equation here, and you’re forced to consider all of the facts in the situation. As a landlord in Ontario, while I obviously don’t have a no pets policy. I’m particular about keeping on top of this with a few of my tenants who do have pets. It’s not easy.

Full disclosure. My units are closely situated from one another, and I’ve had more than my share of complaints over the years from some of my tenants about barking from the one tenant I have with a dog. I also had a previous tenant in the last 3 years whose jerk dog badly damaged a unit (they refused to accept responsibility after assuring me their schnauzer was a trained, wonderful, and quiet dog. I was forced to take them to the board and ended up winning a judgement. Then the tenant dropped off the face of the earth and I never got paid the $700 they owed me). I come across as many people when I’m in search of a new tenant who indicate they have allergies and an aversion to pet dander as I do with people who have pets. I have other tenants who have pet allergies. Juggling all of these things is not easy. All of my pet issues have been related to dogs. Never had an issue with a cat or other small animal.

The right of tenants to have pets is not unfettered in Ontario. The pets must not become a nuisance and those same pets can not interfere with the reasonable enjoyment of the premises by other tenants or the landlord. There’s recourse with the LTB in the event that a pet becomes a problem. There is recourse in the event that a tenant with a pet doesn’t live up to their end of the bargain, however, any landlord knows that controlling the situation in the here and now is significantly more challenging. You have to prove damage or issue, and that’s not as easy as it sounds.

Vancouver is obviously a unique situation vs. most other cities in the country. With it’s high concentration of renters, I can appreciate where the mayor and the councilman are coming from, and their motion is noble. What do you think? Share your thoughts or comments with us. Have you ever had an issue with pets? What do you think of this motion?

10 Traits Of A Great Landlord

There are a variety of characteristics that make a leader great, or a manager great, or even a husband or a wife great. We thought we’d look at the important job of being a landlord through that same lens. Here’s a few items to chew on…

Great landlords are responsive. They respect the fact that someone is calling one of their units home, and take the job of addressing issues, concerns, and questions in a timely way, treating their tenants like customers.
Great landlords aren’t doormats. While treating their tenants like customers, they also stand firm with their expectations with respect to fundamental things – like paying the rent, being respectful of other tenants (if there are other tenants), following the rules, and taking care of a unit that a tenant is renting. When this doesn’t happen, they react appropriately and decisively and aren’t afraid of an awkward exchange or confrontation.
Great landlords know the law in their province or state with respect to residential tenancy. Knowing the law doesn’t only include being aware of rent increases. It also includes being familiar with legal dispute resolution, knowing how to do things like serve notices, and being aware of the rules for things like sublets, interest rates on security deposits or last month’s rent, and what you can and can’t do for things like pets. Know the whole law.
Great landlords are diplomatic. Resolving disputes with tenants shouldn’t be an emotionally charged exchange. They listen as much as they talk, and they know that you can catch more flies with honey than you can with vinegar.
Great landlords know that rent increases are important, when applicable. Not increasing the rent for years has an adverse affect on the property you’re managing. Expenses increase often at more than the rate of inflation. On the other side of that note – there are provinces and states that have an absence of rent control. Being a great landlord also includes not being a jerk and increasing someone’s rent by 400%, even if you technically can.
Great landlords understand the importance of always doing a good job. Even with a low vacancy rate, it’s important.
Great landlords take pride in the property they have. Being a slumlord is so 80s.
Great landlords are fair and flexible and expect the same of their tenants.
Great landlords don’t subscribe to doing things in the cheapest possible way. They approach everything from repairs and renovations to snow removal in a practical but correct and accountable way.
Great landlords aren’t evil. They manage to be effective at managing and operating an income property, while applying common sense to situations like keeping them in good condition and pest free, for this we recommend this company as they make a great work at this. They respect people’s privacy and rights even though they have the ability to enter into a tenant’s unit. They don’t dangle the ole’ “I own this place” statement above people’s heads. They even act politely and ethically when things go south.

Thoughts? Comments? Share what you think makes a good landlord great with us!

Lions…Tigers…and Renovating A Basement Unit. Oh My…

I’m going to share a progressing story with all of you. I’m renovating a basement apartment that desperately needed some attention.

3 weeks ago, I had a tenant move out of said basement apartment. He’d been there almost 12 years. The place was in pretty rough shape to say the least. The drywall was peeling, the lighting was dim and uninviting, and logistically, the layout of the place really didn’t make a lot of sense. It was dank, dark, and the rent that I was getting in the unit wasn’t reflective of the market norm. I was less concerned with that though. I just hated the way this place was laid out, and it looked and felt like an isolation cell on Riker’s island. When I got the tenant’s notice, I felt like this was an opportunity to give the unit the TLC it deserved. I decided to put together a budget to have this basement development company in Okotoks make my basement unit awesome. There are a few challenges with this though…which I thought I’d share with all of you.

Basement apartments are often thought of as problematic. They typically see a high turnover. Many are dimly lit. They often don’t show well because of the lack of natural light. They have a tendency to be colder and less inviting. There’s a reason for that. They’re below ground. I like to look at basement apartments, if done properly, as a place where you can have some of your best tenants. You just have to appreciate that basement units need a bit of a different approach. I am also planning to get expert advice from Foundation Waterproofing by Moe to fix everything needed in the area to avoid damage. This is going to be a first in a series of posts dedicated to the renovation. Read on…

First order of business: Height!

This unit had more drywall boxes and creative ceiling and wall shapes than a modern art exhibit. Once I took the drywall down, it revealed a series of entombed obstacles in creating a spacious and well laid out space. To further improve the space, consider incorporating Enhanced Acoustic Comfort Panels, which not only enhance the aesthetics but also contribute to a more comfortable and sound-friendly environment.

Back in the day they used to run humungous pipes made out of iron as supply and returns for water. Basements had all sorts of insane arteries and veins for heating, drinking water, etc. In old radiator systems, these pipes would run through a boiler. Pretty typical, except for the fact that any height that you might have is severely cramped with these massive pipes. One of the old owners of the building decided that just boxing all of these pipes up would do the trick. Well…this is 2013, and most people don’t want to live in a cubby hole. These pipes and their associated boxes did nothing but diminish the natural light out of the two windows, and decreased the height of the unit.

Allowing as much natural light into the unit as possible, is essential. One of the first orders of business was to ditch these pipes, and replace them with updated copper pipe, which was both significantly less stacked, shorter in height, and allowed a whack load more natural light into the unit. Even after putting drywall back up, I’ll have added about a half a foot of height and opened up one of the three windows in the space. At 7 feet and 2 inches of ceiling now, I was still beyond the minmum of 6 feet 5 inches for height, but it’s made a huge spatial difference so far.

In the coming week, we start on the bathroom and begin re-framing. Stay tuned.

The Do’s and Dont’s of Eviction For Repairs in British Columbia

God Bless Lisa N. Mackie. She’s a lawyer at Alexandar Holburn Beaudin and Lang LLP in good ole’ Vancouver. She wrote an article at Mondaq about what you can and can’t do when evicting a tenant for repairs in B.C. Is this worth a read? Uh…YES. Check it out here.

Her advice is well thought out and includes some other tips besides the obvious stuff. She suggests reading the law and broaching the subject with your tenant carefully. As you may or may not know, B.C. law requires that before issuing a “2 Month Notice to End Tenancy“, the landlord needs to have all of the necessary permits required by law to conduct the repairs or renovations, and the landlord must intend in good faith to renovate or repair in a manner that requires the suite to be vacant. The landlord also has to compensate the tenant the equivalent of one month’s rent on or before the move-out date.

Read the article here.

Do You Have What It Takes To Be A Landlord?

The Globe and Mail published this great piece a few days ago entitled, “Do You Have What It Takes To Be A Landlord?”. It offers a sober look at the pros of being a landlord and the benefits of income property ownership. It’s a great counter piece to all of the discouraging things you might hear from people who’ve tried it and had it not work out. If you’re reading this, you know property ownership and property management are hard. This piece is refreshing because it paints an accurate picture of the situation with rental property ownership. In short – it’s a marathon, not a race.

Read the piece here: http://www.theglobeandmail.com/globe-investor/personal-finance/mortgages/home-buying/do-you-have-what-it-takes-to-be-a-landlord/article11636234/

Introducing Rent Receipts

Dear landlords,

We rolled out a cool new feature for our active trials and current customers. It’s a rent receipts feature in Renting Well, that makes supplying receipts for rent received from tenants a *snap*.

As you may know, come income tax time, you may get a lot of requests from tenant for receipts. You’re obligated to provide a receipt if a tenant asks for one. All that to say, adding this feature was something we were keen on getting to post launch, and is part of a series of additions we’re going to be moving forward with over the next few months.

Firing off a rent receipt is dead simple. Next to each revenue item marked “rent”, you’ll notice a small button labelled “receipt”. Click that – and it’ll give you two options to either email the receipt directly to the tenant associated with the rent payment, or to print the rent receipt if you wish.

Questions? Comments? Share with us. We’d love to hear your feedback.

Scamming Puts Landlords In A Bad Light

I was disappointed to come across this article today.

http://vancouver.24hrs.ca/2013/04/03/online-rental-scams-pose-as-landlords

We’ve covered this topic before. The guy in the piece was caught by the cops in a casino – of all places. Way to get snagged with your hand in the cookie jar, scumbag.

In a nutshell – Michael Burley, the suspect, seemed to have some right of access to the units he was showing to prospective tenants – through advertising on Craig’s List. Through the course of his blatant misrepresentation as the landlord, he’d accept their damage deposits, with the intent it seems, of hitting the slots.

The Canadian Anti-Fraud Centre said online apartment scams are common, particularly ones in which supposed owners on an extended vacation look for renters. We covered this in a previous post. The phony owners claim they care about a good renter more than money and advertise places well below their value. They convince people to send a damage deposit to a foreign country, promising the keys will be couriered upon payment.

Here’s the kicker. The people who do this, usually duplicate legitimate ads by legitimate landlords looking for tenants. Victims can usually be the elderly and students. Police said to avoid such scams people need to get identification from the person renting the property, avoid using wire transfer services to pay supposed landlords, and to never rent an apartment without seeing it.

Landlord Is Sued By Tenant For Being Too Considerate

Being a landlord can be tough work, but a recent Toronto civil suit brought forth by Gerry Danforth underscores this fact with a degree of emphasis not seen before. Mr. Danforth recently sued Amanda Boileau, his landlord for the last 23 months, and cited the reason for the case as her “complete and total reliability and overwhelming personal consideration” in a suit asking for the maximum $5000 judgement allowed in Canadian small claims court.

Mr. Danforth went on to provide a few key examples of what Ms. Boileau has a tendency to do, which included but were not limited to 24/7 contact for any emergency, proactive measures to ensure that fire alarms were working and functional, as well as immediate concern to even the smallest of minor issues like a leaky faucet or broken window.

“There was an instance last year when Amanda came by my apartment and followed up on whether a creaky door was working quietly after the application of some WD-40 to the hinges. I’m not sure who she’s trying to impress, but to add insult to injury, that same day just happened to be my birthday, and she had the audacity to wish me a happy one”, said Danforth as he checked an important text message outside of the Toronto courthouse.

According to Danforth, Ms. Boileau’s other transgressions include things like 48 hour notices on dropping by or entering the apartment to repair items, a full extra day than is required by law, and being responsive to suggestions about purchasing him a new refrigerator for his unit.

“She literally listened to me, agreed with my assessment that the fridge I had was noisier than I would have liked, and proceeded to purchase me a stainless steel model with a built in purified water spout”, said Danforth. “I find Amanda’s personality and accountable nature compromises my ability to assume all landlords are jerks and to perpetuate the stereotype that they are the housing equivalent of dictators.”

The case is hearing closing arguments this week.

Saskatchewan Kyboshes Rent Controls

The provincial government in Saskatchewan says it will not implement a system of rent control for residential tenants in the province. This was in response to the plight of a group of tenants who live in a building on Regina’s Robinson Street who received notices of a 77% increase in their rent. Wow.

The province’s Justice minister, David Wyant, explained that he thinks a rent control system would discourage property owners from improving their units.

We believe that it’s a disincentive to improving properties,” says Wyant. “it’s a disincentive to the establishment and for the building of new rental accommodations and we’ve seen that across the province and we’ve seen that across the country.”

Wyant added that he believes most rent increases have been around three to four per cent. He also offered to meet with the affected tenants personally and has also set up a meeting for them with the rentalsman’s office.

Landlords who belong to the Saskatchewan Rental Housing Industry Association have to give six months notice of rent increases. Other landlords have to give 12 months notice. In this case, the property management company who looks after the units did in fact give the required notice regarding the rent increase.

To-do Lists Have Been Pushed Live! Welcome to v1.2

Dear landlords,

We’ve pushed out a new update (v1.2 for those keeping score) of Renting Well this morning. First thing you’ll notice is that your dashboards look a little different: we’ve added a new to-do list to the app! This is going to make it a lot easier to stay on top of what you need to get done and ensuring you’re reminded when tasks are due.

It can be anything: tenant asks you to fix a screen? Add it as a to-do! Tenant mentions that one of the outlets in their unit isn’t working? Add it as a to do! Want to remind yourself 60 days in advance that a tenant’s lease is going to expire? Add it as a to-do! The to-do list is a handy feature that includes convenient email notifications that get sent to you on the specified due date. The main purpose is to keep you on top of the many landlord duties that need your attention — whatever they are.

You’ll also notice that the app looks a little different, too. We’ve passed over things with a bit of a fine-toothed comb: redesigned contact lists, improved layouts of financials, better icons, and a whole whack of aesthetic tweaks all designed to make the app easier and more enjoyable to use.

Kick the tires and let us know what you think!