Category: Blog

Allowing Pets in your Rental Home?

Most of the property owners are still not allowing Pets nowadays. It is among the most unpleasant subjects for some property managers. Not surprisingly so, you do not want extra expenditures to repair the damages made by pets, but are you losing more cash by not allowing pets? Here’s a list of things to think about when you decide whether to enable animals in your Denver leasing property:

dog inside a house

1. Colorado is a very pet-friendly state. From our experience around 80% of tenants in the Denver area have family pets. By choosing not to permit family pets, you are reducing your pool of possible tenants and increasing your time on the market. Usually, it takes three times longer to discover tenants for housing that does not permit animals. You do the math if your house sits empty, for say three months, because you don’t accept pets, you possibly lose $4500 or more (3 times the amount of average rent in Denver). Will an animal do damage equaling to this sum? Possible, however not most likely. Look at it in a cost-effective standpoint and get rid of all the emotion. Does it make financial sense to lose loan on the job or take the risk of replacing the carpet? Which is less expensive? Run your numbers and decide.

2. Most leases provide that the whole deposit is at stake when there’s damage because of the pet, not simply the animal part of the deposit. This may or may not cover your expenditures for damage repair works. It depends on the extent of the harmed goods. For example, carpet in a rental home has a useful life of 5-7 years. If the renter moved in and the carpet was brand name brand-new, then at departure you discovered that the carpet is damaged, you by always can charge the renter depreciated worth. Nevertheless, if the carpet was more than 5 years old, it is considered totally depreciated for rental functions, and you will not have the ability to recover much cash for it. Certain things like door frames, kitchen cabinets, fences have longer helpful lives, so you will recover more if a pet damages these items.

3. The Denver homeowners or commercial property owners charge pet lease of $15-30 per month per animal. This compensates you for some prospective damages even if you cannot use the deposit due to the age of the possession. Renters are used to paying more for their family pets, so it will not come as a surprise. It is also common in Colorado to charge an extra animal deposit (there are typically refundable and non-refundable portions of this aspect).

4. Should you restrict the number of pets you allow? Absolutely. The more animals, the greater the opportunity to damage a home. The more animals there is, the higher chance the owners aren’t cleaning up and focusing on the family pets. We recommend no more than two pets. The more animals, the more wear and tear.

5. Prohibit Aggressive Types— this one is simple. It just lowers your liability.

6. Many owners ask if they ought to limit the weight. In our experience– it truly does not matter. A Chihuahua can do great deals of damage with its sharp nails and spunky character, while a Great Dane is substantial, however, doesn’t dig a lot and mostly just lies around.

7. Do some research before authorizing tenant with family pets. The finest method to see how well an animal will act is to contact previous property owners to see if the tenants had pets and if the pets did any damage.

8. Family pet owners tend to move less, for that reason remaining longer at your rental home and reducing the expense of turnover. If you allow family pets, it will reduce the opportunities of renters trying to slip in animals that you have not approved.

9. If you do choose to permit pets, make a unannounced/spontaneous visit to the residential or commercial property every 3-4 months. If the family pet is doing damage, you can capture it early on address it with the renter before too much damage is done.

10. Last but not least, do not confuse service animals with pets. It is versus the law to charge any extra charges or deposit for service animals as it is disobedience of the law not to allow a service animal in your house.

It is always difficult to choose whether to make your rental residential or commercial property animal-friendly. It is essential to weigh the benefits and drawbacks of permitting family pets to choose what is right for you and your home. Keep in mind to follow the Fair Housing Laws and to adopt the same policies for all renters, so you will not be accused of discrimination.

For additional information about allowing Pets or Not in your Rental Property, watch this video:

An educated home manager can use assistance on this topic and help protect your investment. San Luis Valley Realtors is a one-stop purchase all your Denver property management requirements.

Breaking your Property Lease?

Things happen: your company moves you, you find a house of your dreams, and you have to act quick to buy it in this competitive real estate market, individuals get separated, things take place. A few of these modifications may be amazing. However, you remain in a lease and uncertain exactly what your responsibilities may be under the lease and ways to decrease your financial losses.

Let’s begin with the essentials. A lease is a contract obligating you to spend for the complete regard to it no matter the reality that you are making month-to-month payments. If you decide to end the lease early, you still owe the property manager through the end of the contract.


However, in most states (Colorado included) proprietors can not just relax and wait on the lease to run out while they collect cash from you or sue you for rent on the remainder of the contract. Landlords in the state of Colorado are obliged to mitigate damages. Simply puts, they should utilize affordable effort to re-rent the home to launch you from the responsibility.

However exactly what does it indicate? Landlord requires to begin advertising and showing the place, they do not have an obligation to toss heroic efforts at it, but sensible. They can start advertising at the present market rent, which you can quickly figure out by looking at some equivalent rentals or calling a Denver residential or commercial property management business. They do not have to take a very decreased quantity or approve any occupant that comes through the door. They have a right to be choosy as they were with you. But they can’t just kick back and watch your lease run out.

Luckily, in Denver’s competitive rental market, it is not be hard to discover a replacement tenant. Here are the steps to take to reduce your losses:

Read your lease, particularly the part about early termination. You may still be accountable to spend for marketing, showings, leasing commission, re-keying, etc. even if the replacement renter is found quickly.

Offer the proprietor as much notification as possible. If you inform them that you have to move and they can begin marketing 45-60 days before you have to move, opportunities are, the home will get re-rented, and you won’t be accountable for future rent.

Be cooperative with the showings and keep your house in great showable condition. It is in your finest interest to find a brand-new occupant.

Attempt to understand and be cooperative with the property manager, after all, it is you who is revoking the responsibility.

Ensure the advertisements are on the line, keep a record of it and all communication with your property owner.

If you do all the above and you seem like the property owner is refraining from doing a fair job trying to find a brand-new occupant, you might not owe the lease. If the home is not being marketed or shown, if the property manager is advertising it at a significantly higher amount than the marketplace can support, or forbidding pets when you had one, you may want to have a discussion. Some property owners, who are handling the rental themselves, may not understand their duty to alleviate, so a real email or letter may get the procedure going.

For more information about breaking your lease, watch this video:

We do not practice law at San Luis Valley Realtors and Residential or commercial property Management, but we deal with these scenarios often enough to use you some insight. If you need, non-legal suggestions on your tenant rights, we are constantly ready to answer your questions. Simply give us a call; we understand Denver property management like the back of our hands.

Investing in Rental Business

giving cash into a house

Are you thinking of investing in a rental, but have no idea where to start? You are in the right site. We will share some of the tips about finding a commercial property in the Denver area or residential rental properties. We encourage you to schedule a personal meeting to go over all options if you need further information.

With the rental market flourishing in Denver and rents soaring, owning rental residential or commercial properties is becoming more attractive to smart and first-time financiers. Just in the last two weeks, we assisted two investors to discover rental homes to purchase with some significant capital.

Among the important things that can kill any excellent possible investment is vacancy! The best and most rewarding time to lease a home in Denver is usually March thru August. Attempt to line up your closing date on the home in that period.

When working out an agreement to purchase the residential or commercial property, ask the seller to permit proving and marketing for rent the last 3-4 weeks of being under an agreement. That way you might have the residential or commercial property rented for right after the closing and avoid job completely. Obviously, that you don’t yet own the residential or commercial property would have to be revealed in the lease, and the lease made contingent on the closing.

Another option is to buy a home with an occupant in it currently. You could conserve yourself a fair bit of loan in job expenses and expense of finding new tenants (advertising, commission, energies throughout the job, and so on). If you do discover a home that has a lease in location, demand copies of the lease, application, background results and relocate pictures/forms. The only thing that is even worse than a vacant investment home is one with a bad renter who does not pay on time. So do your due diligence.

As an investor, you wish to recover your expenses as quickly as possible; buying a residential or commercial property that is rent ready would assist you to achieve that. Do not buy a residential or commercial property that requires a lot of renovation and work, it might be months before you can have it completed, it will cause a lot.

Another essential element that the majority of Realtors who do not frequently deal with financiers miss is confirming that the HOA enables rentals or is not maxed out with rentals. Most HOA regulated communities have a cap on the amount of rentals allowed the neighborhood. This is done to preserve FHA and another beneficial financing on the home. Before you waste excessive time working out offers, ensure this isn’t the case. Be careful of any rental limitations the HOA may impose.

Mentioning HOAs, if you do decide to buy your financial investment in a neighborhood handled by HOA, we can’t worry enough how important it is to get individual assessment insurance coverage. It is low-cost (under $100 each year), but can conserve you thousands if, for instance, the structured roofing has to be replaced. We just had a closing where a seller (not represented by our company) discussed that she recently needed to spend $3000 towards first evaluations in her HOA. Ouch! That would eliminate any profit on your rental property.

Finally, as with any realty purchase, the area needs to be necessary when purchasing a financial investment rental home. Strategically located houses would draw in more renters. The area is so important since it can set your home or business apart from others that are comparable but located in less desirable locations. It can make your property stand out among others, and an excellent location can even compensate for other drawbacks a property may have, such as small bedrooms or minimal storage area. Lots of tenants select leasing properties based on the place first, and other functions second. Likewise, area is among the couple of things about a property which can not be changed. So, select your home’s place wisely!

Here is a video of The Basics Of Investing on a Rental Business

Owning a rental residential or commercial property is ending up being increasingly more appealing. Lots of would argue that it is much safer than purchasing the stock exchange. At San Luis Valley Realtors Estate and Property Management, we help regular people end up being effective real estate investors. With our understanding of the Denver property and rental market, we can help you do the money flow and profitability analysis and line up high rental financial investment properties.


Property Investment Risks

At present, the home investment market is described as one of the most financially rewarding markets to make the investment to. However, there is no profit without risk in any field. Home financial investment is not exempted to this. Typically, threats in property investment are even more than possible rewards. It is, therefore, continually recommended to understand the risk factors before investing to lessen the risks related to it.

for sale sign

Risks of buying a property

We will now study different types of threats associated with property financial investment:

1. Loss of investment: The most dangerous thing associated with property financial investment is the loss of financial investment cash. The hazardous this blow can rely on the amount you buy property. The more you invest, the more you can lose.

2. The loss during Speculation: If you wish to flip homes or you remain in home speculation service, then you may lose a lot more than you have invested. It may likewise occur that you might get hurt throughout the ongoing work at the site. The worst part of entering in the service of property speculation is that you do not have enough insurance protection. These kinds of offers do not have adequate time to deal with major injuries.

What is Property Speculation? It is the buying or selling of property in the hope of obtaining capital gains.

A speculative investment is one with a high degree of risk where the focus of the purchaser is on price fluctuations. The investor buys the tradable good (financial instrument) in an attempt to profit from market value changes.

Price Fluctuation Business
The person who makes a speculative investment is called a speculator. He or she is less concerned with the fundamental value of security, and more on price movements. The investor is not interested in the annual income the asset may bring, such as dividends or interest payments – what matters is how much he or she can sell it for at a future date.

3. Uncertainty: The market is full of unpredictabilities. Patterns of market keep on changing. Sometimes a huge business may open its workplace at your place increasing the worth of land. On the other hand, it may likewise happen that some business of your location might move their workplace in some other city consequently reducing the worth of land. Some accident might happen during construction work. There might be some natural disaster or worst enough the buyer may alter his mind. All these things considerably affect property investment. There is the constant possibility of taking the place of some events, beyond the control of the individual buying home.

4. Lack of examination: Site inspection is the crucial thing in home financial investment. Sometimes lack of investigation might lead to substantial losses. Some investors fail to require time for properly investing the site. Or often they discover out the faults quite late. Sometimes there are structural problems in some homes making it hard to resell the residential or commercial property. You might even need to offer that home at a loss. In some cases, it might lead to loss of business. To prevent this, you need to tell your potential buyers about the problem, or you need to yourself arrange out the issue before selling the property.

These were some of the risks involved in the business of property financial investment. However, you should not be discouraged with these threats as some quantity of risk is included in nearly every type of service. Furthermore, you can avoid all these problems by exercising care while making decision associated with the home investment.

In addition to the article, here is a Youtube video of a real estate agent

Renting or buying a unit tips

San Luis Valley Colorado Board of Realtors



Pros and Cons of Buying and Renting a unit

Three Tips on renting or buying a unit

SLVBOR understood that everybody wants to buy a condo or their dream house. People spend a lot of time and money just to be able to afford a roof they can call their own. As a corporation that sells plenty of property here in San Luis Valley, Colorado, nothing would please us better than to sell out all the properties we have on hand. SLVBOR knows the what are the most important factors to consider when thinking of buying or renting out a condominium.

Several factors are at play when deciding to rent or purchase a condo unit. There are pros and cons to renting, and also there are pros and cons to buying your very own unit. Speaking of which, here are some ways to find out which makes more sense financially.


1) Price Comparison of Condominium Units

Needless to say that in every purchase you want to make, it is only natural instinct to look for three or more other properties. Make a spreadsheet of all the list of properties, with their prices, and make a comparison based on what you prefer.

There is a condominium for sale that is on an installment basis. While many actually may want to consider this option, just remember that no one will let you get that best of a deal when it’s about business. It is like having a loan from a bank; interests never feels right to pay.
2) Calculate the price-to-rent ratio

Price-to-rent ratio refers to the measure of a property’s relative affordability based on the ratio of its price to the rate of annual rental. It’s not as complicated as you think it is.

In calculating the said ratio, find a condo for sale and condo for rent with the same features and unit size. You may also consider comparing the rate of a condo unit if you are going to buy or rent it.
3) Determine the household income

Household income is one crucial aspect of deciding whether to rent or buy. You must have a good grasp of what you will be earning in the next three years.

However, if the total price exceeds your earnings within the said period, it would be much better to rent or look for another location (probably a near-city neighborhood) if you want to own a condo.



The turnover of the keys, what a joyous moment!

4) Compare the long-term costs


Condo ownership starts to pay off through building equity. However, a condo owner may only reap the reward of owning a unit after five years of ownership. This is enough time to recoup the initial investment.

If you are planning to marry and start a family in a couple of years and if your income permits, consider purchasing a unit. A condo unit is an excellent option for a small family.

There are instances when buying makes more sense financially compared to renting.

Bottom-line, you need to consider your circumstances especially financially before you make a life-changing decision.




Here is a video presentation about the ups and downs of Renting and Buying a home