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Choosing a Tenant
Recently I sold a multi-family property to a man who intended to rehab the building. The contract was negotiated smoothly and the seller had one simple request--that his rental agreements be honored through the next couple of months. When I explained to the buyer that he would be enjoying the benefit of some rental income from a few tenants he exclaimed, “Tenants! Those are worse than termites.”
There are days when I agree.
In general, renters are lovely people with the best of intentions. Occasionally, they have children who spill juice, good dogs with destructive habits, or an unfortunate tendency to burn things in expensive pans. These are the regular patterns of minor abuse and damage. Every owner of rental property can expect such things.
And then there is the unexpected. These are tenants who are not such lovely people--who either have bad intentions or a consistent lack of funds. These folks tend to adopt pets, allow destitute friends to move in, and often leave their front door open and A/C on high. These troublesome tenants invariably leave unfathomable messes and commit unspeakable acts of sofa devastation. I have seen cabinets full of trash, floors covered in ash, and bathrooms that haunt me to this day.
So how does one tell the difference?
In other parts of the country, there are credit checks, rental histories, and letters from employers. I have not been successful with that line of interviewing here. Island renters tend to be more “free-form”.
This puts owners in the difficult position of discerning fact from fiction and good intentions from bad. I have never seen this to be based on appearances or finances. I have chased down rent from tenants with nice cars and had rent diligently paid on time by people who only own a bicycle and one pair of shoes.
The only method that I have found to be trustworthy is probably the oldest and lowest tech. Ask. Then ask again. Then talk some more and ask one more time. How many people will be staying here? So you don’t have any pets? Who do you work for again? How many parking spaces do you need?
Answers change with scrutiny and most still have enough decency to squirm. When in doubt, write a month to month lease and hope for the best.
And always remember, most tenants do mean well and sooner or later you would have to remodel anyway.
Wendy Hauschildt is responsible for marketing and design for Coastal Properties GMAC Real Estate and is also a contributing columnist for the Island Breeze newspaper on South Padre Island.
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Wendy Hauschildt is a licensed Texas Real Estate agent and columnist for South Padre Island's newspaper.
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| Home Buyer Must Haves – Today
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Number of Views: 12273
These days, buildings are trendy, kitchens are seriously trendy, baths can be elevated to high fashion, and ceilings are certainly cutting edge.
New buyers are demanding that their properties meet high design standards. And it is surprising where the décor fashions are popping up.
The first buyer must have – Ceilings
Popcorn ceilings are now the pinnacle of bad ceiling style. Smooth is in and acoustic popcorn spray is seriously out. This is odd as the new ceiling height expectations make popcorn texture barely visible. 9 – 11 foot ceilings are now the desirable norm. In addition, architecturally accented ceilings are favorable. Add a tray design, raised panel for lighting, or barrel ceiling for maximum trendiness.
The second buyer must have – Lighting
Florescent lights are officially a bad idea. Preferred lighting includes pendant lights, track lighting, and recessed lighting. Additional accent lights are a big deal as well. Buyers like to see under the counter halogens, over the cabinet lighting, or even lit glass cabinets. To combine trends, include accent lighting in your raised tray ceiling design. Bathroom lighting has grown up, too. A row of round vanity bulbs on a mirrored fixture won't meet with buyer enthusiasm. Look for stylized fixtures often flanking the mirror.
The third buyer must have – Bathrooms
A traditional vanity with faux marble top has been met with disdain in recent seasons. Tile top or granite has been better received. Bathroom sinks have changed, too. The pinnacle of trendiness are raised bowl sinks with faucets mounted in the wall above. They may be glass, porcelain, stone, or even wood. They are almost too pretty to spit toothpaste in. Fiberglass shower surrounds are out as well. Buyers prefer a tile or granite surround. Open showers without doors are a unique new trend. Of course, these must be cleverly designed to prevent flooding.
The fourth buyer must have – Flooring
On South Padre Island we don’t see a lot of carpet anymore. Living areas are definitely covered in a hard flooring. Tile, marble, travertine, bamboo, or hardwood are acceptable. Tile sizes have changed, too. Traditional 12 inch tiles are a thing of the past. Now 14 – 24 inch tiles have become the favorite. Colors are fairly neutral, but quality is a big consideration.
The fifth buyer must have – Architectural Elements
New builders have been getting creative. Otherwise vacant walls are now sporting elegant niches. Some may be deep enough for shelves, others are shallow lit spaces designed for displaying art. Door frames that used to be square are now soaring arches. Cathedral ceilings may make room for high sculpture storage, and accent windows are appearing everywhere.
Feeling less than trendy? These kind of specific changes may not be a remodel option for older, low ceiling properties with Hollywood baths and nicheless walls. But don’t be alarmed. Someday smooth ceilings will be sprayed with popcorn again, and owners of high ceilinged homes will be wondering why their electric bills are so high. These trends too shall pass.
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 Our Real Estate Advisor magazine is full of articles, real estate trends, and advice. Plus, it includes all the best listings for South Padre, Port Isabel, Laguna Vista, and the SPI Golf Course. Contact us to have a copy of the magazine mailed to you or click here to download a .pdf version.
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