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BY LUCAS HALL
HOW TO ENSURE A
FLAWLESS MOVE-IN / MOVE-OUT
FLAWLESS MOVE-IN / OUT
MY STORYLucas Hall, PMP • Landlord, 10+ yrs
• 5 Properties / ~17 Tenants
• Founder, Landlordology
• Chief Landlordologist, Cozy
• Family Man & Puppy-daddy
• Not an Attorney @landlordology
MOVE-IN / MOVE-OUT
RENEWAL / MOVE-OUT1. Require 60 day notice of non-
renewal on fixed-term leases
2. Don’t always raise the rent
3. Provide instructions / cleaning list
LISTINGS / SHOWINGS1. Host showings 4-6 weeks out
2. Craigslist & Postlets are still #1
3. Pictures… Ohhh, Pretty!
4. Host a “Landlord’s Open House”
APPLICATIONS1. Use online applications
2. Applications from ALL adults
3. First qualified applicant, recommended but not lawwww.landlordology.com/order-of-applicants/
REVIEW / SCREENING1. Able and willing to pay rent?
2. Ask landlords; “would you rent to them again?”
3. Federal: Race, Color, Religion, Sex, National Origin, Familial Status, Disability
4. Each State/Locality has additional classes
5. Sex Offender is not a protected class; www.nsopw.gov www.landlordology.com/sex-offenders-not-protected-class/
APPROVAL / REJECTION1. Congratulate by phone (Exciting!)
2. Reject by phone & email/written
3. If rejected based on credit = free report
DEPOSITS1. Collect deposit before or at lease signings
2. Document deposit in lease or w/ receipt
3. Holding deposit first, then damage deposit
4. State Laws - 1-2 months’ - or unspecified
5. Don’t commingle funds!!!www.landlordology.com/how-to-properly-handle-security-deposits/
LEASES1. Use a rock-solid lease, stick to it
2. Every adult signs w/ joint & several liabilitywww.landlordology.com/what-is-joint-and-several-liability/
3. Review entire lease w/ applicants & use e-signature tools: HelloSign, CudaSign, DocuSign (ESIGN 2000)
4. Mandate online & automatic payments
5. Provide a copy of the lease to tenants
MOVE-OUT1. Provide an INITIAL inspection if
requested
2. Don’t throw away abandoned personal property
3. FINAL inspection should happen within 24 hours after move-out / return of keys
4. Tenant need not be present
CLEANING / REPAIRS1. Utilize move-in/out times: 10am/2pm
2. Line up contractors prior to lease end
3. Use a lockbox for trusted contractors
4. Keep receipts and estimates
5. Time is Money - Work hard & fast
PRE-PAID RENT1. State Laws - Often max. is one
month’s pre-paid rent (first month’s rent)
2. Last month’s rent is not worth the trouble
KEYS1. No earlier than Day 1/start time
of lease
2. Charge for earlier move-in’s
3. Document the # of keys
4. Prohibit copies in the lease
MOVE-IN & INSPECTION1. Allow tenants to document
condition and perform inspection
2. $10 welcome gift w/ Day 1 bathroom items
3. Follow-up with a phone call
CELEBRATE!
ITEMIZE DAMAGES1. Deductions allowed
• For unpaid rent;
• For cleaning - to return to move-in condition;
• Damages, other than norm. wear & tear;
• Restoration or replacement of personal property (including keys).
DEPOSIT REFUND1. Send itemized list BEFORE refunding
2. Hold the deposit hostage until they agree
3. Future repairs may use a Good Faith Estimate
4. Refund XX days after tenant vacates and lease is terminated
RESOURCES
landlordology.com/go/cbg/
Free Membership (forever) (a $99/year value)
QUESTIONS?www.cozy.cosponsored by
