Property Management Blog

Rent Robin can help you maximize your rental property return on investment. 

How do we make you more profitable? 

We pay attention. We collect data. We follow the market and the shifting tenant preferences. 

Every rental property is a little bit different, just as every investor has different and unique investment goals. However, there are some common strategies that we have found can help just about every rental property become more profitable. 

Let’s take a look at what we mean.

Increase Rental Values and Property Values with Renovations 

When you have a clean and well-maintained property, there’s no need to renovate it completely or make costly improvements. Why spend the money? It is worth your resources, however, to make small improvements regularly so you can keep your rental attractive to modern tenants. 

This is one of the fastest and surest ways to increase what you’re earning in rent and in the long term.

Choose smart updates and upgrades. These are the improvements that we usually recommend: 

• Kitchens and Bathrooms

Start with aesthetics and appliances. You don’t have to spend the big bucks on stainless or granite. But when the finishes on your oven, stove, fridge, and dishwasher are matching, the kitchen will look modern and well-designed. If the appliances are old or you’ve had to repair them more than once, consider installing new ones. You don’t necessarily have to buy high-end models, but something energy-efficient will be a great selling point when you’re marketing your property.

Tenants in Kansas City and the surrounding areas throughout Kansas and Missouri are willing to pay more in rent for kitchens that feature elements such as backsplashes, shiny faucets, and smooth counters. If you’re only prepared to make renovations to one part of your rental home, update the kitchen first. 

Bathrooms are easy and cost-efficient, too. Maybe a brighter light will make the space look larger. A new mirror over the sink can help. Does your tub and toilet need new caulk?

• Update Floors and Paint

A fresh coat of paint is an easy upgrade and should be made whenever possible. 

Invest in a higher quality paint than the cheapest one you find. You don’t want to spend too much, but walls that look great will bring in higher rents and better tenants. 

When it comes to floors, know that most tenants prefer hard surface flooring to carpet. If you have it in the budget, tear up the carpet and instead of installing new carpet, lay down some laminate or tile floors. Even faux hardwoods look great. These floors are easier to clean and maintain, more attractive, and better for your rental value. Your property will always rent for more money when it’s free of carpet. 

• Invest in Smart Home Technology 

Smart home technology, encompassing devices like thermostats, security cameras, smart locks, and lighting systems, is becoming increasingly popular. According to recent studies, homes equipped with smart technology sell and rent faster and at higher prices. For property investors, this trend offers a strategic advantage in a crowded market and it also allows you to increase the profitability of your rental investment.

Prioritize Tenant Retention 

You’ll earn more on your rental property when you have a good tenant in place. 

You’ll earn even more on that property when you keep that good tenant in place.

While you’re going to charge the same amount of rent regardless of who you place in your property, renting to a well-qualified resident will save you money, and that, in turn leads to more income. When you have a good tenant renting your home, you won’t waste time and resources chasing down late rent. You won’t have to worry about property damage or excessive deterioration after your tenant moves out. There won’t be any concern about lease violations or pet damage. 

Tenant retention seriously impacts rental income. When your tenants are enjoying their home and feel like you’re providing a great rental experience, they’ll be more likely to renew their lease agreements year after year. This means less money is spent on turnovers, which can be extremely expensive. You also won’t have to worry about lost rent during a vacancy. 

Create Curb Appeal that Sells Your Rental Home

Prospective tenants form an immediate opinion about whether they want to rent your home and how much they’d be willing to pay to rent your home when they approach your property from the street. This is why curb appeal counts. Make sure the outside of the home or building accurately reflects the inside. You want it to be welcoming. Give those tenants a reason to come inside.  

Curb appeal is your first impression. Increase your rental property value with: 

• A power washing before showings or listings.

• Fresh paint, if not on the entire property, then at least on the front door or the trim.

• A well-mowed lawn and weeded flower beds.

• Bushes and trees were trimmed away from windows, doors, and the roof.

• An entryway that looks inviting and attractive. Plant some bright flowers near the door and make sure the exterior lighting is adequate.

When you take care of the curb appeal, you get cosmetic points, which can translate into more rental dollars. 

Invest in Energy Efficiency for Your Rental Home

Sustainability is more important than ever to tenants looking for their next home. If you can show those tenants that your home makes the best use of environmental resources, you’re going to be able to charge more and attract excellent renters. 

Reducing waste is becoming more important than ever for modern tenants. It can also keep your long-term costs down. So, invest in smart home devices that help you regulate the amount of energy that’s being used in your rental unit or building. 

Smart thermostats are especially attractive. Tenants can better control their heating and cooling settings, depending on the time of day and whether anyone is home. Upgrading your light bulbs and your appliances will also make your property more valuable. Appliances can be timed to turn on at times when general energy usage is the lowest. 

Earn More with a Pet-Friendly Property

You’ll earn more money on your rental property if you allow pets. This comes down to simple numbers and basic math. Some owners hesitate to allow pets on their property because of the risk those animals bring. We get it. But we also understand that pets equal profits. 

Look at any statistical study, and you’ll learn that more than half of the tenants looking for a rental home have at least one pet. So, by making your rental property pet-friendly, you’re providing more than an appreciated amenity; you’re giving those pet owners an incentive to consider your home over those that may be unwelcoming to dogs and cats. 

Allowing pets doesn’t cost you any money. While there are always risks of property damage and extra cleaning that may be needed, you’ll have an easy enough time mitigating those risks with pet fees and pet rent. We invite you to think of allowing pets as perhaps the most affordable amenity or upgrade you can provide in the quest to earn more on your property. 

Here’s how pet-friendly properties earn more in the short and long term:

• There’s a lower vacancy period when you rent out pet-friendly properties. You have a larger pool of tenants, so your home rents faster. You won’t have to wait around for that well-qualified tenant who doesn’t happen to have a pet.

• You can charge a pet fee. This is a non-refundable fee that’s usually $200 or $300 per pet. 

• You can charge pet rent. This is an additional $25 - $50 per month per pet. 

• You’ll face less turnover. Pet owning tenants are more likely to renew their lease agreements. They don’t want to take on the work of finding yet another pet-friendly rental home, and they don’t want the expense of paying yet another pet fee. If they’re having a good experience, they’ll stay with you.

Reduce your risk by keeping a strict pet policy that requires vaccinations and flea treatments. Be clear about how many pets you’ll allow, what sizes they can be, and how many tenants may move in with. The pet policy should include how you expect your tenants to care for and control their pets. Then, you can have a relatively low-risk tenancy with a lot of extra income because you’re renting out a pet-friendly home. 

Often, higher earnings and better profitability come down to smart property management. There’s a reason that the most successful real estate investors avoid self-management and partner with a professional team to lease, manage, and maintain their homes. It’s because we understand the market, and we know how to position your property for success. Our ability to leverage technology and relationships allows us to focus more on creating better outcomes for you.

Let’s talk about how to ensure your property in particular, earns more. We can take a look at your entire portfolio and share what we know. Please contact us at Rent Robin LLC. We manage rental homes in Kansas City and throughout Johnson County, Kansas, and Cass County, Missouri.

In our experience managing rental properties in Missouri, we have never met a landlord who made their life easier by not knowing the laws. 

Fair housing. Security deposits. Evictions. There are required clauses in your lease agreement and special considerations regarding service dogs or companion animals. 

Legal mistakes are entirely too easy to make, and today, we want to share some insights into the rental property laws that all Missouri landlords need to know before leasing or renting out a property. 

Your trusted property management experts at Rent Robin can be instrumental in keeping you on the right side of the law. If you’re not already working with a property manager in Missouri, consider contacting us to discuss your options. Keeping you legally compliant and protecting your property from risk and liability is only part of what we do.

Here are the most important rental property laws that you need to know.

Missouri’s Implied Warranty of Habitability 

Your tenants have the right to live in a home that’s safe, sanitary, and livable. They have a right to utilities such as heat, electricity, and water. If there’s an infestation of mice in the kitchen, a lack of proper ventilation, or spotty running water at best, your property is not habitable, and you could face the consequences. 

Wrapped into the habitability laws is the protection against retaliation. If a tenant reports a landlord for a housing code violation or because they don’t have access to heat or because a repair was not made in time and now there’s no water, the landlord cannot retaliate against the tenant by raising rent, serving an eviction notice, or making any other threats.

We expect the landlords and property owners we work with to commit to a high standard of habitability and maintenance. You don’t want to simply do the bare minimum that’s required. You want to offer the rental market an attractive home that tenants are eager to rent. 

Missouri Fair Housing Laws

Missouri’s fair housing laws are identical to those of the federal laws. The state enforces fair housing laws by recognizing the same protected classes as the federal Fair Housing Act. You cannot discriminate in the rental of your property against people based on color, race, national origin, religion, familial status, disability, or sex (recent updates include sexual orientation and gender identity).

Remaining compliant with fair housing laws is not always as easy as it seems. Most of your attention needs to be around advertising, screening, and accommodating tenants with disabilities:

• Lawfully Advertising Your Missouri Rental Property 

When you’re marketing your rental home, you can include details in your listing that discuss the home’s size, what the rent will be per month, when the home will be ready for occupancy, and what the property’s benefits are. Maybe those unique characteristics are updated kitchen appliances, a soaking tub in the master bathroom, or a fenced backyard. 

You cannot say it would be “great for single professionals” or “not appropriate for children.” You should not say it’s close to churches. This type of language can be seen as discriminatory against several of the law’s protected classes. 

Keep your rental property marketing accessible to everyone who is qualified. Including or excluding certain groups like families or religious minorities can be seen as discriminatory. Keep your advertising focused on what the property is and what it has to offer. Don’t make assumptions about who would want to live there, and don’t talk about the types of tenants you would prefer. 

• Screening with Qualifying Rental Criteria

Put together standard rental criteria or a set of qualifications and put them in writing. Provide it to any tenant who is interested in filling out an application. Then, make sure you follow your own standards consistently every time you screen a potential tenant. 

After documenting our rental criteria and putting it in writing for all of our potential applicants to review, we screen tenants against those criteria. These standards evaluate every application that comes through the Rent Robin offices, and we treat each applicant the same. It’s a consistent, documented process. 

• Service and Support Animals are not Pets 

As a landlord, you decide to allow pets or not allow pets in your Missouri rental property. However, you cannot deny tenants service or support animals. The fair housing laws do not consider those animals to be pets. They are, instead, accommodations. You have to make sure you understand the difference, and you cannot charge pet rent or a pet deposit on a service or companion animal. 

Security Deposit Law in Missouri

Under Missouri law, landlords can charge tenants a security deposit of up to two months' rent. This cap is designed to prevent excessive financial burden on tenants while still allowing property owners to protect their interests.

The primary purpose of a security deposit is to cover any unpaid rent or damage caused by the tenant beyond normal wear and tear. It's important to clearly outline in your lease agreement what constitutes damage and how the security deposit will be spent to address such issues.

Timelines are important. Once a tenant vacates the property, Missouri law requires that you return the security deposit, along with an itemized list of any deductions, within 30 days. If you fail to comply, you may be liable for damages up to twice the amount wrongfully withheld.

To protect both parties, we always conduct and document move-in and move-out inspections. This helps establish the property's condition at entry and exit, reducing disputes over security deposit deductions. We get a clear and documented condition report that shows how the property looked before tenants took possession and how it looked after they left.

Security deposit mistakes are common, and it’s usually because owners do not know the law. Here are some ways to avoid those potentially expensive mistakes:

• Clearly Define Terms in the Lease Agreement

Make sure your lease agreement explicitly states the terms related to the security deposit, including the conditions for its return and any potential deductions. This sets clear expectations and minimizes misunderstandings.

• Maintain Detailed Records

Keep thorough documentation of all inspections, maintenance activities, and communications with tenants. In the event of a dispute, detailed records can serve as valuable evidence.

• Communicate Openly with Tenants

Encourage open communication with your tenants regarding the security deposit process. Providing clarity on your policies and procedures can prevent conflicts and reinforce positive relationships.

• Stay Informed and Compliant

Laws can change, so it's essential to stay updated on any amendments to the Missouri Security Deposit Law. Consulting with local property managers can be especially helpful. Working with Rent Robin will protect you against mistakes and make sure that your security deposit is lawfully collected, held, and returned.

Missouri Eviction Laws

Get to know the eviction laws. Hopefully, you will never have to use that knowledge, but it’s necessary to know when and how to remove a tenant from your property. 

Missouri eviction law outlines specific procedures and requirements landlords must follow to legally evict a tenant. These laws are in place to protect both landlords and tenants, ensuring that evictions are handled fairly and without undue harm. Here are the key steps in any legally compliant eviction process:

1. Provide Notice

Before initiating the eviction process, landlords must provide the tenant with a written notice. The type of notice depends on the reason for eviction. For nonpayment of rent, which is the most common reason for eviction, you’ll need to serve a 5-Day Pay or Quit Notice. This gives the tenant five days to pay the overdue rent or vacate the premises. For a lease violation, you’ll serve a 10-day Notice to Quit, which provides the tenant ten days to rectify the violation or leave the property.

2. File an Eviction Lawsuit

If the tenant fails to comply with the notice, you can file an eviction lawsuit or unlawful detainer action in the local court.

3. Court Hearing

Both you and your tenant will have an opportunity to present a case at a court hearing. It’s important for you to bring all relevant documentation, such as the lease agreement, notices served, and records of communication with the tenant.

4. Judgment

If the court rules in your favor, you’ll get a judgment for possession, allowing you to retake possession of the property. The court may issue an eviction order, which the sheriff's office will enforce, removing the tenant from the premises if they have not voluntarily vacated.

Are these all the laws you need to know as a rental property owner in Missouri?

Certainly not. There are some nuanced issues that require your attention, such as local regulations and ordinances that you have to follow, requirements around tenant privacy, notice periods before you raise the rent, and specific clauses that need to go into your lease agreement. 

This is a start. And we’d be happy to tell you more. Please contact us at Rent Robin LLC. We manage rental homes in Kansas City and throughout Johnson County, Kansas, and Cass County, Missouri.

It’s possible you’re trying to decide whether you should fix the leak at your rental property yourself or find a licensed plumber to do it. 

Maybe you’re wondering if you could conduct a turnover at your property faster than the team you call in to do the painting, the updates, and the minor maintenance. 

We’re professional property managers in Kansas City, so we always tend to recommend hiring professionals when it comes to protecting the value and condition of your investment. We’re also realists. Sometimes, you just want to get in there and do it yourself. 

One of the most challenging parts of owning and managing a rental property is maintaining it. 

You’re trying to prevent excessive deterioration. You want to avoid expensive emergencies. You also want to make sure that your tenants are satisfied with where they live. 

At Rent Robin, LLC, we welcome our owners and investors to leverage our maintenance resources. They’re extensive, cost-effective, and high-quality. It’s part of the management we provide, and it requires you to do very little. But today, we want to talk to all landlords, investors, and rental property owners about the difference between DIY maintenance and professional services. 

Let’s help you make the best decision for your property.

Exploring DIY Maintenance in Your Kansas and Missouri Rental Properties

Maybe you just have to paint a fence, patch some drywall, or install a ceiling fan. 

Easy enough to do on your own, right? Maybe. But let’s remember that the repair is not always going to be that easy. Here are some of the pros and cons around DIY maintenance. 

• Pros

Under the right circumstances, DIY maintenance can be pretty cost-effective. One of the most appealing aspects of making your own repairs is the potential for cost savings. By handling repairs yourself, you can avoid labor costs associated with hiring professionals. There’s also the freedom and flexibility that comes with not having to rely on others' schedules. If a tenant reports an issue, you can address it immediately without waiting for a professional's schedule to open up. This can lead to quicker resolutions and happier tenants.

There’s also the opportunity to challenge yourself and learn something new. Tackling maintenance on your own gives you the chance to learn new skills. Over time, you'll become more adept at handling various repairs and problems. This can be a great thing if you’re planning to increase your portfolio of investment properties or you’re considering managing rentals for others.

• Cons

There are some very good reasons, of course, for why a lot of investors and owners don’t do their own repairs. The cons to DIY maintenance include time. This is time-consuming. DIY maintenance robs you of valuable hours, especially if you lack experience or face unexpected complications. This can be particularly challenging if you have a full-time job or multiple properties to manage. 

There’s also a limitation to what you can actually do. Not everyone has the skills or expertise to handle all types of maintenance. Tackling jobs outside of your skill set can lead to inadequate repairs or even more damage. And while doing it yourself might save money upfront, poor quality work could result in higher costs down the road if the repair fails or doesn't meet safety standards.

Professional Maintenance and Rental Properties 

There are many good reasons to choose professionals when your rental property needs maintenance or upgrades. Let’s share some pros and cons for this path as well. 

• Pros

You have access to expertise. Professionals bring a level of expertise and quality that ensures the job is done right the first time. This means fewer repeat issues and increased tenant satisfaction. There’s also the time savings. By hiring a professional, you can free up your time to focus on other important aspects of managing your property or personal life. No need to spend weekends fixing leaky faucets or repainting walls.

A huge benefit to working with professionals is that you can be sure all of the work is compliant and safe. Professionals are familiar with local building codes and safety regulations, ensuring that all work complies with legal requirements. This can protect you from potential liabilities. They’re also licensed and insured.

• Cons

You’ll have to spend some money, and we rarely recommend choosing the cheapest plumber or the contractor who gives you a lowball estimate. Professional services often come with a higher price tag. This can quickly add up, especially for properties that require frequent maintenance. You’ll also be at the mercy of someone else’s scheduling. Coordinating with contractors can lead to delays, especially if they have busy schedules. This could frustrate tenants if the repair timeline is extended.

Red Robin’s Attention to Maintenance

You can also choose professional property management. This might be the best way to leverage professional maintenance services without having to do the work yourself while also saving money and trusting the outcome. 

Our professional maintenance service includes: 

• Tenant Communication

Effective communication with tenants is a critical component of successful property management. Establishing clear and open lines of communication not only creates positive relationships but also ensures that issues can be promptly addressed, minimizing conflicts and misunderstandings. 

One effective strategy we embrace is to set clear expectations from the start. We also check in regularly, which allows us to address any maintenance concerns tenants may have proactively. We can also utilize technology through our property management software, which streamlines interactions and provides a convenient way for tenants to report maintenance issues, schedule inspections, or receive important announcements.

• Covering Common Maintenance Tasks 

We keep your property in excellent condition with seasonal maintenance, HVAC system checks, gutter cleanings, and roof inspections. We keep up with landscaping and pest control, and we have a list of preferred plumbers and electricians who can be counted on to check for and repair any leaks in faucets, pipes, and toilets or inspect outlets that aren’t working. We test smoke detectors and carbon monoxide alarms periodically to ensure they are operational.

We also pay attention to structural repair needs, addressing any cracks in walls, ceilings, or foundations. Your property managers are attentive to general upkeep. We conduct thorough cleanings during tenant turnovers, repaint walls, and update fixtures. 

Managing Emergency Maintenance 

We also take the frustration of emergency maintenance off your plate. Handling emergencies efficiently is crucial in maintaining tenant satisfaction and ensuring the safety and integrity of your rental property. Establishing a clear protocol for emergency repairs can help minimize damage and facilitate a quick response. Here are some key steps that we want you to consider as you’re weighing your options around DIY maintenance or professional maintenance:

1. Define What Constitutes an Emergency 

It's essential to clearly define what qualifies as an emergency repair. Typically, these include severe plumbing leaks, electrical failures, gas leaks, or any situation that poses immediate harm to tenants or the property. You’ll want your tenants to know what an emergency is and what it isn’t before they contact you.

2. Establish a 24/7 Contact Method 

Ensure that tenants have access to a reliable way to reach you or your property manager at any time. This could be a dedicated phone line or an online reporting system designed to alert you promptly of any urgent issues.

3. Create a Preferred Vendor List 

If you’re working with vendors instead of responding on your own, make sure you maintain a list of trusted contractors and service providers who are available for emergency calls. Establish relationships with these vendors to ensure quick service when needed, and make sure they are familiar with your property and expectations.

4. Outline Emergency Procedures 

Provide tenants with a step-by-step guide on what to do in the event of an emergency. This can include turning off the main water valve, shutting down electrical breakers, or vacating the premises if necessary. This will be especially important if you’re going to DIY emergency repairs. Tenants will have to partner with you.

Making the Decision

Choosing between DIY and professional maintenance ultimately depends on your personal circumstances, resources, and the specific needs of your property. Consider your time availability. Do you have the time to commit to regular maintenance? Think about your skill level. Are you confident in your ability to handle most repairs competently? Factor in budget constraints. Do you have the budget to hire professionals for every issue? Can you afford to make a mistake?

Property size and condition also matter. Larger or older properties might have more complex needs that require professional expertise.

Ultimately, a hybrid approach might be the best solution. Handle simple tasks yourself to save money and call in professionals for more complex or critical issues. By striking the right balance, you can ensure your property remains in excellent condition while optimizing your resources. 

We are here to help you have a good rental experience that doesn’t require a lot of back and forth when you’re thinking about maintenance. Let’s keep things simple. Please contact us at Rent Robin LLC. We manage rental homes in Kansas City and throughout Johnson County, Kansas, and Cass County, Missouri.

One of the things we’re most proud of as Kansas City property managers is our ability to attract, identify, place, and retain high quality tenants for the properties we manage. We can avoid problematic renters because we have a rigorous and consistent screening process in place. We also invest in good relationships with our tenants, which cuts down dramatically on late payments, lease violations, and property damage. 

Let’s talk about the importance of tenant screening for your Kansas City rental property, and how we can help you enjoy a profitable and pleasant rental experience with a good tenant.

Qualifying Rental Criteria and Fair Housing Compliance

We invest in a careful and strict screening process, and we also understand our legal obligations and the importance of being fair to all applicants. We want to spend time screening applications that are likely to be approved. Otherwise, we’re wasting our time and the application fees that tenants are paying by going through the motions for a tenant who is not qualified to rent the homes we manage. 

That’s why qualifying rental criteria is so important. It allows us to share what we’re looking for with prospective tenants, and it allows those future applicants to decide whether or not they have a good chance of having their application approved.

The qualifying criteria also keeps everything fair and objective, protecting you from potential fair housing violations.  

We document and share our list of rental criteria before anyone applies. Even our listings include some of our requirements, and that’s to attract only those who are qualified. When we state whether pets are allowed, what type of income and credit standards we have, when tenants will be able to move in, and the length of the lease term we are looking for, our pool of applicants shrinks a bit, but it saves us from allowing an unqualified tenant to move in. When we include as much information as possible in your listing and then we provide our qualifying criteria, we know that only qualified tenants will apply. 

We are open and transparent about what we are looking for during the screening process. This criteria will reduce eviction rates and cut down the amount of time that’s spent managing bad tenants. 

Qualifying criteria does not violate fair housing laws. Instead, it sets forth our minimum requirements for income, credit, and background information.

Complete Rental Applications

Screening starts with a thorough rental application, which you will want to have completed in full. Don’t let tenants leave questions unanswered or spaces blank. Screen every adult 18 years of age or older who will be living in the property. 

Always make sure the application is signed. The signature is what gives you permission to conduct the background check, pull the credit report, and talk to references. 

Children may move into the home as well, and while you don’t have to screen those individuals who are under 18 years of age, you still want to identify them. Ask for their names and ages so that information can be included in the lease agreement. You need to have a record of who is living at the property.

Most tenants will expect an online application. At Rent Robin LLC, we can easily provide this thanks to our property management software. We’re using an application that is legally compliant in the state of Missouri. We have the technology that allows applicants to submit the application online as well as any of the supporting documentation they might need to submit, such as a photo of their driver’s license or copies of pay stubs. 

Avoiding Problematic Tenants with These Screening Steps

Once the rental criteria has been shared, the application has been completed, and the fee has been paid, it’s time to gather the information that will tell us whether the tenant is well-qualified or a potential problem. 

Here’s what we’re looking at:

• Income

A problematic tenant has no income or income that cannot be verified. 

Always verify income. 

Problematic tenants will often claim to earn a lot of money and insist they have a great job, but that information often cannot be proven. The information that a tenant shares on the application needs to match what you can document in pay stubs, bank statements, or tax records.

The income standards have to be non-negotiable and aligned with your rental criteria. The most important part of your screening process may be checking income against the amount of rent you’re collecting. You want to be sure your tenants can afford the rent, otherwise you’re setting them up for failure. 

Typical best practices in Missouri property management say that a tenant should earn at least three times the monthly rent to safely cover that expense and meet their other obligations. What does this mean for you? It means that if your rental property is $1,500 per month, you need to see a total of at least $4,500 a month in earnings.  

This income requirement can extend to all of the tenants who are moving into the property. So, adult partners who earn their salaries can combine that income to meet your requirements, as can people who are moving in with roommates. 

Avoid problematic tenants by denying any application where income cannot be verified.

• Credit and Evictions

A problematic tenant has a rich history of evictions. The problem, of course, is that most tenants with evictions on their record will not be so forthcoming during the application process. That’s why it’s so important to run a credit check and a nationwide eviction check.  

A lot of rental property owners will have a credit score cut-off as part of their criteria, and that can be valuable in determining who will be considered and who will not. At Rent Robin LLC, however, we look beyond the score and check into the details. Our tenants don’t need to have perfect credit, but we do want to see acceptable credit. We want evidence that this tenant pays their bills.

Recent evictions are especially problematic, and we will not approve a tenant who has been evicted more than once. Evictions are a problem because they are evidence a tenant did not pay rent or violated the lease agreement in a major way. 

• Seeking a Positive Rental History

A great way to avoid problematic tenants is to check their references. On the rental application, we ask for at least two landlord references. Verify the contact information so you aren’t calling the applicant’s friends or family members. If someone had a bad experience with landlords in the past, they won’t want you talking with them. 

We always encourage landlords to talk to current and former landlords, and this is one of the reasons our screening process is so effective. We will make a phone call or send an email asking for a reference. A current or former landlord can give us a clear understanding of how your prospective tenant behaves in the property they rent. This should be part of every screening process, especially when you want to avoid problematic tenants.

Questions to ask a landlord reference might include:

• What were the dates of residency?

• How much rent did the tenant pay?

• Was the entire security deposit refunded?

• How much notice was given before the tenant moved?

• Was any property damage left behind?

• Were there pets? Did the pets behave or cause problems?

If rent was late once or twice, ask how long it took for the tenant to catch up. You can also ask if the pets were well-behaved and if the tenant followed the terms of the lease agreement. 

Would this landlord rent to that tenant again? That’s a pretty important question that can tell you everything you need to know. 

The tenant screening process provides us with a lot of data that we can use to make an objective decision. We know that an investment of time and resources into proper tenant screening is worth it because problematic tenants can have a very negative impact on your rental experience and your earnings. They pay rent late or not at all. They damage property. They violate the lease. 

Our goal is to avoid all of that.

Once a decision is made, we will issue an approval or a denial to our applicants. When we deny a tenant based on credit issues, there’s some specific wording that needs to be included in the letter that we send them, following the Fair Credit Reporting Act. If you’re screening on your own, make sure you have access to this and you know what to do with all the information you’ve collected on this tenant, even if you are denying their application. 

One of the ways in which we earn your trust is by placing good tenants. There’s a lot more we can do to help you have an exceptional experience as a landlord or an investor. Please contact us at Rent Robin LLC. We manage rental homes in Kansas City and throughout Cass County.

As experienced property managers, we understand that rental markets are inherently local. What’s happening nationally may not have any impact on Kansas City or in other markets throughout Missouri. Some trends in property management, however, are universal. Smart home technology, for example, is growing in popularity everywhere. Sustainability is a concern for tenants everywhere, too. 

We’ll take a look at those trends as well as some of the other things we’re watching as we try to understand what the future of property management will be in Missouri. This impacts our business, of course, but it impacts you, too, as a rental property owner and real estate investor. 

Here’s what to watch, in our opinion as property management leaders.

Increased Focus on Missouri Tenant Experience

Tenant retention is more important than ever, and most owners understand that by retaining tenants, you cut down on vacancy loss and expensive turnovers. We believe the future of property management has a lot to do with tenant experience. By providing an outstanding experience to your tenants, we can be sure they’ll stay in place and renew their lease agreements year after year. 

We’re able to focus more on providing attention and responsiveness to tenants because good technology has allowed us to automate a lot of the tasks that take up most of our time. Creating positive and pleasant tenant experiences will be a top priority for property managers in Missouri, and this is something that we are well-equipped to do at Rent Robin LLC. 

Modern tenants expect more from their rental experience in Missouri. They want more than four walls and a ceiling. Tenants today want: 

• Personalized communication 

• Responsive maintenance

• Convenient payment options

• Pet-friendly properties

• Perks and amenities 

Tenants are looking for good reasons to stay in place when the lease term expires. 

Property managers will need to adapt to these demands by offering more amenities and services. Whether it’s in-unit laundry, extra storage, or updated smart home technology, attracting and retaining high-quality residents will be more important than ever. 

As we continue to invest in a positive tenant experience, you’ll need to be prepared for a tenant pool that’s more educated and willing to voice their needs and expectations. Rents have climbed higher over the last few years, especially in Missouri, and residents want to feel like they are getting value. Prepare to make updates and upgrades and invest the resources that are required to help your rental property stand apart from the others on the market. 

Our plan to provide better tenant experiences is already in place. We’ll conduct tenant surveys, strengthen resident relationships, and provide an experience that’s more transparent and geared toward what renters want and need in the future.

Property Management Technology 

The future of property management technology is an interesting topic. 

Tech is always evolving. We’re working with systems and platforms that we could not even imagine a decade ago, and those systems and platforms tend to become obsolete very quickly. 

We are keeping up, and if you want to be successful in managing rental properties in the future, you have to keep up, too. 

There has been a shift in both how we use technology as property management experts and how we provide technology to our pool of tenants. 

For Missouri property managers, we know that the right tech tools can help us do our jobs and serve our owners and tenants more efficiently. We use technology to:

• Communicate. With online portals that serve owners and tenants, we make it easy for residents to pay rent online and request routine repairs. This contributes to fewer late rent payments and better communication. Owners use their portals to see financial statements, check maintenance invoices, and send us messages. We’re available through text and email and always on the portal. We’ve been using portals for a while, and they’re getting more advanced. You can ask us to run detailed financial reports and tenants can schedule payments in advance and store their financial information.

• Respond to maintenance. We use technology to track the performance of the systems and functions of your rental home. Thanks to our ability to track and document, we know when the roof last leaked, we know when the warranties on your appliances are up, and we can estimate when it will be time to replace the water heater. This data helps us to schedule preventative maintenance services and it also allows us to advise you on what should be budgeted for future repairs and replacements. 

• Provide accurate and detailed accounting. We’re able to be more transparent with your money thanks to our accounting technology. You can get income and expense reports in real time. You can ask for customized reports that our property management software system can provide. You’ll always know where you stand financially. 

Our platforms, software, and technology resources allow us to manage your home more efficiently and cost-effectively. The future of property management is a continued investment in innovative technology.

That’s a look at the technology we use. There are also shifting trends in the technology we provide. 

Tenants in Missouri are increasingly looking for properties that offer smart home technology. This is an important trend that we tell all of our investor and landlord clients to watch for: tenants expecting smart tech in the homes that they rent. A good way to make your property more competitive on the market is to provide the right smart home upgrades. These are the things that attract those well-qualified, highly sought after residents. 

Think about the most cost-effective and simple ways to introduce smart home tech into your rental property. It may be video doorbells, smart thermostats, and apps that allow tenants to turn on lights and lock doors remotely.  

Those high-quality tenants will continue to look for homes that provide smart home technology, and the property owners and managers who can provide it will have an easier time attracting and retaining their perfect tenants.

There are additional benefits to installing smart home technology in your investment properties, and you’ll find that future tech trends allow you to save money. For example, by remotely managing various systems within properties, such as HVAC, lighting, and security, energy costs can be reduced for property owners and tenants, even while efficiency and productivity are increased. Your tenants will enjoy their cost savings on utility bills, and when you’re paying for utilities during turnover periods, you’ll find you’re losing less money. 

Smart home tech in rental homes increases convenience for landlords and their tenants. Tenants will appreciate having greater control and convenience. They’ll respond favorably to rental homes offering smart home technology. This creates a great relationship with your residents right from the start. This type of tech is also convenient for you. And, more secure. Smart locks allow remote access, which allows for easy property showings, and they also allow maintenance workers to get inside the property without someone running over there to meet them or make another key. 

When you’re willing to invest in these technologies for your Missouri rental property, you’ll find you have access to a variety of advantages, all of which will increase your rental values, protect the condition and value of your investment, and ensure your property remains occupied with excellent tenants. 

Making Missouri Rental Properties More Sustainable

A major trend that we’re watching is the demand for sustainability when it comes to rental properties. This should not surprise you, regardless of where you come down on environmental concerns. Everyone is going green, or at least trying to become greener and more environmentally aware. 

This is especially true of your Missouri tenant pool.

Sustainability is becoming increasingly important in the property management industry, and this trend is set to continue to gain traction. Landlords and property managers are looking for ways to make their properties more energy-efficient and environmentally friendly, which benefits both the environment and the bottom line. This includes the use of green roofs, solar panels, and water-saving fixtures.

Tenants are looking for these types of features when they rent homes, and it’s not just environmentally-conscious tenants who are prioritizing energy efficiency. Everyone wants to save money and change out light bulbs fewer times. Some of the improvements you may want to consider as you look for ways to meet the evolving property management landscaping of the coming years are:

• Appliances with Energy Star ratings.

• LED bulbs instead of fluorescent bulbs.

• Low-flow toilets and showers.

• Smart thermostats to regulate indoor temperature and air quality.

Think like a tenant as you consider the future trends of property management. You’ll find that tenants prefer hard surface flooring to carpet because it’s cleaner and has fewer allergens. You’ll find multifamily properties can be more efficient by offering recycling bins outside the building. 

These are just a handful of the trends we’re watching, and we’d love to talk about how to best position your rental property to enjoy the opportunities that the future presents. Please contact us at Rent Robin LLC. We manage rental homes in Kansas City and throughout Cass County.

Missouri has a set of landlord/tenant laws and property regulations that you’ll need to be aware of when you’re renting out a home here. At Rent Robin LLC, we are careful about staying up to date with all of the laws, ordinances, and legal complexities that exist on a state, local, and federal level. Compliance is not optional; if you break a rental law, you could face thousands of dollars of fines and other additional penalties. 

Let’s take a look at some of the most important rental regulations in Missouri, and our tips for remaining in compliance. 

St. Louis Property Management Licensing

Property managers in St. Louis who lease and manage your home must have a real estate broker’s license. Under the Missouri real estate licensing laws, leasing a home is considered a real estate brokerage service.

Don’t worry: this does not mean that you need a broker’s license to manage your property. 

If you’re renting out a home you once lived in yourself, or you are self-managing a couple of units in a building, a license isn’t necessary. However, if you’re hiring a professional St. Louis property management company, make sure they are licensed. You can do a license search with the Missouri Real Estate Commission. 

Habitability Laws for Landlords and Owners in Missouri

Habitability laws are regulations that require landlords to maintain rental properties in a condition fit for tenants to live safely and comfortably. These laws ensure that essential services and structural integrity are upheld, providing tenants with a livable environment. 

In Missouri, these standards are primarily governed by state landlord-tenant laws, which outline the responsibilities and rights of both landlords and tenants.

Your main responsibility as a landlord is to provide a safe and habitable home for your tenants to live in. You cannot neglect the repairs that are needed. Tenants must have heat, running water, and electricity. It’s important to disclose whether there’s any lead paint on the property, and you have to respond immediately to mold, pests, and other problems. 

Compliance with fire safety regulations is also critical. This includes installing smoke detectors in appropriate locations, providing fire extinguishers where required, and ensuring that all exits are unobstructed and easily accessible.

Don’t put yourself at risk for legal issues and tenant disputes because of habitability issues. Invest in preventative maintenance and conduct thorough inspections to make sure your property is ready for occupancy. 

Missouri Security Deposit Law

Security deposits in Missouri cannot exceed the equivalent of two months’ rent. 

Unlike other states, there are no requirements around what kind of bank account you keep the deposit in and whether you have to pay interest to your tenants. You have a lot of freedom once you collect the deposit, and we always recommend that you keep it in a separate account, and document what you collected and where it’s held in your lease agreement. This leads to more transparency and better organization. It also protects the tenant’s deposit from co-mingling with your funds.

The law does state that you must return the deposit to your tenant within 30 days of the end of the lease when the tenant moves out. There are specific reasons you can withhold money from that deposit, and they include:

• For payment of rent that is owed to the landlord;

• To make repairs and restore the rental property to its original condition, except for regular wear and tear (which is the financial responsibility of the landlord); and,

• Compensation paid to the landlord for actual damages that result from the tenant’s failure to give sufficient notice to terminate the lease, providing the landlord has made reasonable attempts to mitigate the damages

If you do withhold all or some of the deposit to cover any of these specifics, you need to provide an itemized list to the departing tenant of what was withheld and why. 

Security deposit mistakes in Missouri are expensive. The tenant can recover up to twice the amount wrongfully withheld by the landlord if the security deposit is not returned in a way that’s compliant with Missouri state law.

Fair Housing Laws

Missouri’s state fair housing laws follow federal regulations, which protect people against discrimination based on seven protected classes. 

The federal Fair Housing Act prevents you from discriminating against tenants or applicants based on:

• Color

• Race

• Disability

• Familial status

• National origin

• Religion

• Sex (including sexual orientation and gender identity)

Be careful in your marketing. You might not intentionally discriminate, but if you mention that your property is located next to churches or that it’s “not suited for children,” you may be violating the fair housing laws. Screen every application consistently and provide a written list of rental criteria so potential applicants know what you’re looking for. A written process that’s verified and followed can help you avoid discrimination.

You have to allow service and support animals in your property, even if you don’t allow pets. If you say no to a tenant who needs a service or support animal or if you charge a pet deposit or pet rent for that animal, you’re discriminating against tenants with disabilities.

Collecting Rent and Eviction

It’s frustrating for landlords and owners when rent doesn’t come in on time. If you’re going to evict a tenant, you have to make sure you follow every step provided in the Missouri law. You can’t simply change the locks and kick the tenant out. There are notices you have to serve and time periods you must follow. Make sure you have a strict rent collection process in place and that you screen tenants carefully so eviction can be avoided whenever possible. 

To lawfully evict a tenant, you must:

• Send an eviction notice. If rent is late or a lease has been violated, provide notice that the tenant must come into compliance or face eviction.

• File the eviction in court if the tenant does not respond to catch up with rent or cure the lease violation.

• Serve the tenant a Summons and Complaint. 

• Attend the court hearing.

• Obtain a Writ of Possession from the judge.

Evictions are rarely that easy. If you need to remove your tenant from your property for nonpayment of rent or something else, consult a Missouri property manager or an experienced attorney.

Tips for Staying Compliant as a Missouri Rental Property Owner

Understanding rental laws is essential to protecting your rights as a landlord and creating a positive relationship with your tenants. Here are some key tips to keep in mind:

1. Know Your Tenant's Rights

Familiarize yourself with tenant rights under local and state laws. This includes understanding regulations around security deposits, eviction procedures, and maintenance responsibilities. Providing tenants with a clear and concise lease agreement can help prevent misunderstandings and disputes.

2. Screen Tenants Thoroughly

Conduct thorough background checks and verify references before approving a tenant application. This helps ensure you find reliable tenants who respect your property and adhere to rental agreements.

3. Maintain Clear Communication

Establish open lines of communication with your tenants. This includes promptly addressing any repair requests or complaints and keeping them informed about any changes to their lease or property regulations.

4. Keep Accurate Records

Maintain detailed records of all transactions, communications, and contracts related to your rental property. This documentation will be invaluable in the event of a dispute or legal issue.

5. Enforce Lease Agreements Fairly

Ensure that lease agreements are enforced consistently for all tenants. Regularity in enforcing rules and policies helps maintain fairness and avoids accusations of discrimination.

The landscape of property compliance and rental laws is continually evolving. To remain compliant, landlords must commit to ongoing learning. It’s important to stay updated and regularly review changes in local, state, and federal regulations that could impact your rental property.

Consider joining associations or organizations that offer resources and support for landlords. These groups often provide educational materials and networking opportunities. 

The most important and impactful thing you can do to ensure you’re remaining in compliance with all laws, requirements, and regulations is to work with a local property management expert. Your property manager will not only understand the laws, but we’ll help you from breaking them. Legal pitfalls are everywhere, and tenants are more educated than ever. It can be risky to rent out a property on your own without understanding all of the legal implications. 

Don’t invite more liability into your rental experience. Consult professionals and work with a property manager. 

Remaining compliant with property regulations and rental laws is crucial for landlords who want to protect their investments and create positive tenant relationships. By staying informed, maintaining clear communication, and enforcing lease agreements fairly, landlords can ensure that their properties remain both legally sound and successful. 

Whether you’re a new landlord or building a profitable portfolio, the assistance of our team can help you access higher earnings and more peace of mind. Please contact us at Rent Robin LLC. We manage rental homes in Kansas City and throughout Cass County.

When you partner with Rent Robin LLC for your Kansas City property management needs, the process of making your property ready for the rental market is pretty easy: we take care of all those details for you. If you’re a new landlord not sure about how to get started, we’re providing some tips and steps for you today, with the encouragement that you seek help as soon as you run into questions. Trying to fix a problem after the fact is always more complicated, frustrating, and expensive than avoiding the mistake altogether. 

Here’s how to prepare your property for rent in Kansas City. We prioritize efficiency, ease, and of course - profitability.

Understand Your Responsibilities

There will be a few logistical to-do items before you start listing your home and looking for tenants. Before anything else, you’ll want to familiarize yourself with the legal responsibilities you have as a landlord. This includes understanding fair housing laws, safety regulations, and tenant rights. Knowledge in these areas will help you avoid legal pitfalls and avoid costly mistakes. When you understand your responsibilities as a landlord and the responsibilities your tenants will have as residents, you’re also in better shape to create a positive landlord-tenant relationship.

Clean Out the Property

Whether you’ve inherited a property, invested in one, or you’re renting out a home you once lived in, you’ll need to start with a clean slate.

The new tenants you’re trying to attract do not want to see old furniture left behind. They won’t want to see drifting clutter or any personal belongings throughout the property they’re thinking about renting. Everything should be cleaned out of the property so that it’s empty and your prospective tenants can imagine moving their own furniture and personal belongings into the home.

Check-in common places that things are left behind or forgotten. Clear out any old condiments in the door of the refrigerator. Remove bowls and plates that could be lingering in the dishwasher. Check the linen closets for old towels and look under the sinks for cleaning supplies. 

Removing all personal items, clutter, and unnecessary objects is an important first step to getting the property rent-ready. 

Attend to Maintenance Needs and Consider Upgrades

Once it’s cleaned out, you’ll want to assess the condition of your rental property and even potentially make some improvements. Conduct a thorough inspection of your property. Identify areas that need repair or improvement. Consider the following:

• Structural Repairs. Ensure the foundation, roof, and any other structural elements are in good condition. If you invested in the property knowing that upgrades and renovations would be necessary, you are likely ready for this. At Rent Robin LLC, we maintain a separate team of vendors and contractors who we are happy to dispatch to your property to help with maintenance issues and renovations.

• Safety Features. Install smoke detectors, carbon monoxide alarms, and ensure all locks and windows are secure. You’ll want to be sure those doors and windows open, close, and lock without issue.

• Habitability Issues. Check that plumbing, heating, and electrical systems are functioning properly. You do not have to provide utilities for your tenants, but you do have to ensure they have access to hot water, heat, and electricity.

The repairs have to be made because you’re responsible for providing a safe and habitable living environment for your tenants. Upgrades and renovations are optional, but we often recommend them to landlords who are ready to rent out a property for the first time. Investing in updates not only makes your property more appealing but can also justify higher rent rates.

The rental market in Kansas City and throughout Cass County is competitive. Tenants are looking for attractive and modern homes that are well-maintained. That requires more than the basic repairs. 

To get your property rent-ready, you need to consider making some improvements. You don’t have to invest in a full renovation but as you’re preparing your rental home for the market, invest in some fresh paint. Install new carpet if the existing carpet is stained or torn. Better yet, put in new hard surface flooring. Tenants will appreciate it, the floors will look better, and you won’t have to replace them as often as carpet. 

These things go a step further than simply getting the property ready to rent. It shows tenants that you want them to love your home. It invites them to choose your property over the competition. It also ensures high quality renters are applying to live in your home.

Create Some Curb Appeal for Kansas City Rental Homes

Prospective tenants who drive up or walk by your property will want to see a rental home that’s well-maintained, attractive, and welcoming. If you’re renting out a single-family home, make sure the lawn has been cut, the bushes are trimmed, and the yard has been cleaned up. You don’t want to show off broken window blinds, debris, and cobwebs on the front door. 

Consider arranging a pot of fresh flowers in front of the property. Put the trash bins in the garage and take the time to sweep the front walkway. When you’re renting out homes in a building that has three or four units, make sure the exterior is bright and clean and the parking area is clean and clear. Pay attention to the entry and any common areas. 

Set a Competitive Rent Price

Once the property is looking good, you have to start thinking about your listing. This starts you’re your rental price. Research the local rental market to determine a fair and competitive price for your property. Factors to consider include:

• Location. Properties in desirable neighborhoods or close to conveniences like shops and restaurants are always going to bring in higher rents than those rentals that are in remote areas.

• Property Condition. Your rental home needs to be in the best possible condition to price the property for profit. Size and features will count, too. Larger spaces or properties with modern features can attract higher rental rates. A yard or dedicated parking will make a difference in what you charge. In-unit laundry brings in more rent, too.

Stay updated on market fluctuations in your neighborhood to ensure your pricing remains competitive. The most accurate and up-to-date data can be found with your Kansas City property manager. At Rent Robin LLC we are constantly studying the marketing and analyzing the data and insights we collect about rental values, competing properties, and tenant demands. We can help you settle on the right rental price.

Market Your Property

Effectively marketing your property is an important step in renting it out to the right tenant. 

Create an attention-grabbing listing. Prospective tenants are scrolling through dozens of online rental ads at a time; you need to give them a reason to stop on yours. Make sure you have fantastic photos, and potentially a video. Include all the details that are attractive about your home, and make sure you’ve included your contact information and instructions on how to schedule a showing. 

Utilize online platforms for your listing, and don’t forget to post on social media sites for additional visibility. You want to reach a broad audience, and you have to be responsive when people begin to get in touch with questions. 

Kansas City Property Management 

Why should you partner with a property manager in Kansas City to ensure your property is ready for the rental market? 

The quick answer is that it saves you a lot of time and a lot of money. It also delivers a level of expertise that can have an impact on what kind of tenants you attract and how much rent you earn. 

At Rent Robin LLC, we have access to resources, technology, and tools that independent landlords cannot access themselves. As a first-time landlord, you are especially positioned to benefit from the experience and the systems that we can provide. By working with us before renting out your property for the first time, you can count on:

• Accurate data that ensures your rental price is profitable, competitive, and correct.

• A team of dedicated maintenance professionals will give your property the attention it needs at the most competitive rates. 

• An understanding of what will make your property’s rental value go up, whether it’s better landscaping or new appliances. 

• Immediate responsiveness, whether it’s sharing information with you about showings or responding to a question from an applicant who wants to live in your home.

We screen tenants carefully, we create lease agreements that are compliant and enforceable, and we make sure that you and your property are set up for a pleasant and profitable rental experience. 

Getting your property rent-ready can feel a bit overwhelming, especially when you’re doing it for the first time. It doesn’t have to be confusing, and it doesn’t have to be costly. Please contact us at Rent Robin LLC. We manage rental homes in Kansas City and throughout Cass County.

There’s a lot to manage when you’re renting out a property. Most landlords and rental property owners expect that they’ll have to take care of collecting rent, attending to maintenance, marketing their properties, and tracking their income and expenses. 

The management of tenant disputes is sometimes a surprise. Most owners expect a smooth and easy rental experience. It’s what you hope for. It’s what you want. 

However, tenants are unpredictable, even when they’re well-screened. They may argue with you about maintenance or rental increases or security deposits, and whether those conflicts are the result of a problem that’s easily solved or a situation that cannot help but grow more complex, you’ll need to be prepared to handle these encounters in a way that leaves your rental property and your reputation intact. 

As professional property managers in the Kansas City metro area, and the surrounding areas, we have a lot of experience managing conflicts, avoiding disputes, and ensuring that misunderstandings and complications do not escalate. Let’s talk about the resolution strategies we employ. You’ll find them useful whether you’re managing one property on your own or you’re a property manager with an entire portfolio of tenants and properties to juggle. 

The Best Way to Manage Conflict? Avoid It.

Before we dive into our conflict resolution strategies, let’s offer some tips and ideas about how to avoid conflict in the first place. Here are some important considerations that, when employed, will make conflicts and arguments less frequent. 

• Screen Tenants Thoroughly

Make sure you have a good idea of who you’re getting when you’re screening tenants and applications. While following all fair housing laws needs to be your priority while selecting and placing tenants, having a standard set of rental criteria and consistent screening procedures will take care of that. As you’re reviewing credit history, income, and rental references, make sure you’re thinking about how these tenants have performed in rental properties in the past. Are they reluctant to share information about past landlords and rental homes? That’s going to be a big red flag. Have you found collection activities from former apartment complexes or utility companies in their credit report? That’s another potential problem. You’re looking for tenants who have been responsible with money and with landlord or property management relationships. 

• Respond to Maintenance Issues Promptly

Responsive maintenance practices will always help you avoid or limit conflicts with tenants. One of the main sources of contention between landlords and tenants is the lack of urgency when it comes to making repairs or keeping properties in good shape. You don’t want to leave your tenants waiting for their repair needs to be addressed. That’s always going to lead to conflict, and it will likely lead to tenant turnover, too, which is expensive and frustrating. Have a process in place for responding swiftly to routine and emergency repairs. Make sure you’re keeping up with preventative services such as landscaping and pest control. 

• Develop Good Tenant Relationships 

By ensuring you and your tenants get along well, you will be less likely to find yourself engaged in conflict and looking for a way out of it. Be good about communicating. Listen actively. Provide resources and support to your residents, even before they move in. When you can demonstrate that you’re willing to be a positive, respectful, and professional partner, you’ll find that your tenants are easier to work with, and there’s less of a chance that conflict will arise. Good tenant relationships lead to better – and more profitable – rental experiences.

Common Disputes Between Landlords and Tenants in Missouri

Here are the common causes of tenant-landlord disputes:

• Maintenance Issues

We already discussed this a little bit, but it’s worth repeating. Tenants may feel their concerns about repairs or upkeep are ignored. If this happens, they will likely bring it to your attention, and they may become emotional, especially if they’ve made the same request more than once or there’s been no movement on rectifying the situation. 

• Rent Payments

Delays or disagreements regarding rent payments can lead to tension. As the property owner, you expect rent to be paid on time every month. If a tenant falls behind or refuses to communicate when you call or message to follow up, you’re going to get frustrated and there may be a dispute or disagreement between you and your tenants about getting the rent paid. Make sure you have a strong lease agreement that includes a rental payment policy and specific guidelines for late fees and other consequences. 

• Lease Violations

Conflicts may arise over perceived violations of the lease terms, such as unauthorized pets or occupants. If you suspect that your tenant has violated the lease agreement and they insist that they have not, check your documentation. You’ll need to have evidence if you want to move forward with canceling the lease or terminating the tenancy because of a lease violation.

• Security Deposits

Disputes can occur when tenants feel the withholding of deposits is unjustified after move-out. Always conduct complete and thorough move-in and move-out inspections so you can document what you withheld from the deposit and why. Always provide an itemized list of accounting when you do keep some or all of the deposit after move-out. 

Understanding these common issues can help both parties proactively address potential conflicts before they escalate.

The Impact of Conflicts

Conflicts between tenants and landlords can have significant repercussions for both parties. For tenants, unresolved disputes can lead to increased stress, a negative living environment, and even potential eviction. This instability can affect their overall well-being and may hinder their ability to maintain the requirements of their daily lives. 

Landlords facing continuous conflicts might experience financial strain due to lost rental income and the costs associated with legal proceedings or property damage. Additionally, persistent disputes can damage a landlord's reputation, making it harder to attract reliable tenants in the future. Therefore, effectively addressing and resolving conflicts is crucial for maintaining a harmonious and mutually beneficial rental relationship.

Conflict Resolution Strategies in Missouri

Handling these disputes effectively is crucial for maintaining a positive rental experience and keeping your property occupied with good tenants. Here are some key strategies for conflict resolution between tenants and landlords.

• Open Communication

Establishing an open line of communication is essential to good landlord and tenant relationships and a positive rental experience. Both landlords and tenants should feel comfortable discussing their concerns. Schedule regular check-ins with your tenants. These meetings or chats can help address issues before they become serious.

Be respectful. Approach conversations with respect and empathy, recognizing that both sides have valid perspectives. This isn’t always easy, but listening to your tenants will help you communicate in a way that’s less defensive, leading to better outcomes. 

• Document Everything

Documentation serves as an important tool in conflict resolution. It can protect you and show what you’ve done to try and solve a problem. Keeping thorough records can clarify misunderstandings and provide evidence if disputes escalate. Consider using written agreements. Verbal agreements will only come down to your word against your tenant’s. With a written agreement, you have the documentation that supports your lease terms, maintenance requests, and any agreements on rent payments.

Use email and messaging whenever you can. This can create a paper trail of conversations that can be referenced later if needed. Photos and videos should also be part of your documentation. Before and after the tenancy, you want to have a well-documented report of what the property looks like. This will help you hold tenants accountable and can be used to manage disputes over security deposits. 

• Mediation

If direct communication fails, consider engaging a neutral third party for mediation. Mediators can help facilitate discussions and guide both parties toward a solution. You want to be able to work these things out on your own, but a professional mediator can bring experience and neutrality to the situation. Together, you can set some ground rules and find some solutions. 

• Know Your Rights and Responsibilities

Both landlords and tenants must understand their rights and responsibilities under local and state laws. Familiarizing yourself with relevant rental laws can aid in resolving disputes effectively. Review your lease agreement thoroughly with your tenants before they move in. This will help you establish expectations. 

• Seek Legal Advice

In some cases, seeking legal counsel may be necessary. If disputes escalate and negotiations fail, understanding your legal options is going to be necessary. Start with your Missouri property management partner. We can work with you on appropriate actions to take during a dispute with tenants. We can also be the neutral third party that may diffuse a potentially escalating situation. If an attorney becomes absolutely necessary, we can make a referral. 

Conflicts between tenants and landlords can be challenging, but they don't have to result in animosity or legal battles. By employing effective conflict resolution strategies and investing in open communication, both parties can work collaboratively towards a positive outcome. 

Please remember that we are here to help you. At Rent Robin, LLC, we’re committed to creating a positive rental experience. We want to help you earn more and stress less. Avoid disputes with tenants. Contact us at Rent Robin, LLC.

We love talking about technology. Not only do we love using the technology that’s available to property management companies in Kansas City like ours, but we also love providing technology to tenants who rent our homes. One of the best reasons to invest in good technology is that it supports better and more transparent communication. This is huge for us. The communication needs with owners, tenants, vendors, and others in the real estate and property management industries are vast. Technology helps us all move a little closer to one another. 

Another great reason to invest in technology is the automation that it provides. We can spend less time manually collecting rent, balancing accounts receivable and accounts payable, scheduling showings, and syndicating listings. This means we have more time to answer questions, respond to tenants, and help our owners find their next fantastic investment opportunities. We can focus on helping you increase your earnings because our technology is taking care of the routine tasks that come with leasing, managing, and maintaining rental properties. 

If you’re wondering what kind of technology we’ve been implementing at Rent Robin, LLC, and how it helps, we have a great blog for you today. Follow along as we talk about how our systems, platforms, and tech-driven processes have revolutionized the way we deliver services to our owners and our tenants. 

The Value of Kansas City Property Management Software

Modern property management software is making a big difference in the way we help you earn money and rent out properties. It’s arguably the backbone of efficient real estate operations. Gone are the days of spreadsheets and manual tracking. This is a new landscape, and it has been for a while. We have had access to good technology for about a decade now, but it continues to evolve, allowing us to do even more with the software and the systems we choose to use. 

With a management partner that invests in robust property management platforms, rental property owners can streamline operations, from tenant screening and lease management to maintenance requests and financial reporting.

Let’s take a look at some of the key features we look for when using property management technology, so you understand the impact it has.

• Automated Rent Collection. We can set up recurring payments for tenants, reducing the hassle of manual invoicing. Tenants today expect online rental payments, and you want to make sure you can provide that.

• Tenant Screening Tools. We want to be consistent, thorough, and objective when it comes to screening tenants. The technology we use allows us to quickly check credit scores, rental history, and income to find the best tenants for your Kansas City rental property.

• Maintenance Tracking. We use technology that can easily manage and track maintenance requests to ensure timely responses and happy tenants.

Utilizing property management software saves us valuable time and helps make your investment properties more attractive to prospective tenants. We can spend more time and resources on strategic marketing, responsive showings, and tenant communication and relationships, which leads to higher retention rates.

Emerging Tech Trends: Virtual Tours and Augmented Reality

In today’s Kansas City rental market, things move quickly. Potential tenants often prefer to view properties online before scheduling a visit. Virtual tours and augmented reality (AR) are very helpful in this regard. They allow for increased engagement. We’re impressed with 3D virtual tours that allow prospective tenants to explore properties from the comfort of their homes.

This type of marketing can also save a lot of time. We reduce the physical showings that are required because tenants are spending more time with our online listing and tour. By using AR and other automated types of showings, we’re helping the properties we rent stand out in a crowded market. This provides attention-grabbing virtual content for all of our listings. 

Tenant and Owner Portals

Tenant and owner portals are nothing new. We’ve had access to them for a long time, and the reason we love them and continue improving them is that they empower our owners and our residents by providing 24/7 access to the information they need about their home and their investments. 

With online portals, tenants can pay rent, submit maintenance requests, and communicate with management at their convenience. Owners can track rental payments and review documents like invoices and leases. 

Instead of playing phone tag or sending one another long emails, the portal allows for quick check-ins between owners and property managers. It allows us to share important information as well. 

Enhancing Communication with Kansas City Property Management Tech

Better communication leads to better relationships. And, we know that better relationships lead to better property management and more profitable investment experiences. 

We are pretty excited about some of the enhanced communication that’s possible with the right property management tech. Here are some of the things to look for, and why these platforms matter for communication: 

• Mobile Apps

Mobile apps are popular among consumers and tenants. There’s an app for everything these days. If you enjoy using them yourself, you can understand why. They can facilitate seamless communication between property owners, managers, and tenants. These apps keep everyone connected and informed, no matter where they are. Instant notifications are provided, allowing tenants and owners to be updated about important issues, such as maintenance work. If there’s an emergency, the app will let you know. We also like mobile apps for their direct messaging platforms, which allow property managers Iike us to communicate directly with your tenants. You don’t have to be the first point of contact, and that delivers a lot of peace of mind to both you and your residents. 

Another reason we love the apps and the platforms that we’ve invested in is that they enhance communication by allowing us to share documents. Lease agreements, notices, and maintenance invoices are easily stored in one place, allowing all of us to access them when necessary. 

• Accessibility 

Our technology makes us more accessible and available to the people who need us. Whether our property owners need help coordinating vendors and contractors during a turnover or our tenants are unsure about how to handle a situation that’s occurred in the neighborhood, we have the technology that allows us to remain informed and respond right away. This is crucial during maintenance or financial emergencies. 

Data-Driven Decision Making

Predictive analytics has been a pretty big deal for investors and rental property owners who are making decisions about their investments or deciding on the next steps. We have been able to harness the power of predictive analytics to make informed recommendations that increase the profitability of your properties and your portfolio. We can share market trends and provide data on rental rates, occupancy rates, and retention. We can help you identify lucrative investment opportunities based on data-driven insights. 

Even more importantly, we can help you mitigate risks by understanding the potential challenges and opportunities that may exist in the market. Data analytics is transforming how investors make decisions. By harnessing data, property managers in Kansas City can gain insights into market trends, tenant behaviors, and operational efficiencies.

Here’s how we apply this data to your rental property or your portfolio plans:

• Market Analysis. We use data to identify the most lucrative neighborhoods in Kansas City for investment.

• Tenant Insights. By understanding tenant preferences and behaviors better, we can personalize the way we offer properties to potential tenants, leading to a more efficient and effective marketing process. 

• Performance Tracking. Our data and analytics can help monitor property performance metrics to spot opportunities for improvement.

Implementing data analytics can lead to more informed decision-making, ultimately boosting your ROI.

Offering Smart Home Technology in Kansas City Rental Homes

We cannot talk about the impact of technology on property management without briefly discussing smart home technology. This not only attracts tech-savvy tenants but also offers practical benefits for property management. Devices like smart thermostats, security cameras, and smart locks can be controlled remotely, enhancing security and efficiency. Smart thermostats help reduce energy consumption, lowering utility costs. Smart locks and security cameras provide peace of mind for both property owners and tenants.

Benefits of Cloud Computing in Kansas City Property Management

The move to cloud-based solutions has transformed how property management teams like ours can operate. Cloud computing offers flexibility, scalability, and real-time access to information. It’s easier to access vital documents and data from anywhere at any time. There’s also a reduction in IT costs and less infrastructure needed when utilizing cloud services. Communication is better facilitated between property managers and owners, property managers and tenants, and property managers and vendors. 

Adopting cloud solutions ensures that we can manage your properties efficiently and respond quickly to changing market conditions.

Incorporating these technologies into our property management strategy not only helps streamline operations but also enhances tenant satisfaction and retention. For real estate investors in Kansas City, staying ahead of technological advancements is crucial for maximizing investment potential. Make sure you’re working with a management partner that leverages technology. It’s essential for streamlining operations and enhancing communication. 

Let’s talk about your property or portfolio specifically, and how our technology can create a better investment experience for you. Contact us at Rent Robin, LLC. 

Managing property finances can be a difficult task for landlords and real estate investors, especially if you’re not set up with the innovative technology that we use as property managers in Kansas City, MO. We know that you are dealing with a number of fixed and variable expenses, the cost of unexpected repairs, and fluctuating rental incomes from year to year. That’s a lot. You’ll need a tracking system and a good way to document all of your expenses. You’ll want to automate your rent collection and plan for your taxes every year. 

Financial statements and good record-keeping are essential. Budgeting is even more important. 

Keeping track of your budget is vital for long-term success. You have to be able to see where your money is going and when it’s coming in. You need to be able to plan for expenses and forecast where your largest costs will be in the coming months and years. 

Part of renting out an investment property is managing the finances of that property. We are here to offer practical budgeting tips specifically tailored for landlords in Kansas City, MO. At Rent Robin, LLC, we provide accounting statements and financial reporting as part of our property management services for real estate investors and landlords. 

Leverage our experience, our resources, and our technology when it comes to property management accounting. This is our way of showing you how to take control of your property finances and maximize your investment.

Understanding Kansas City Rental Property Finances

Before we get into our best budgeting tips for Kansas City landlords, it's essential to have a solid understanding of property finance and how it’s structured. Whether you are renting out just one property or an entire portfolio of properties, you’ll need to know your income sources and expenses and how they affect your overall profitability. 

Key components of property management finances for you to consider include:

• Rental Income: This is your primary and most obvious source of revenue. Ensure your rental price reflects current market rates and is competitive yet profitable. You’ll need to know what you’re bringing in outside of monthly rent, too. Maybe you’re charging pet fees or amenity fees or a fee for paying rent online. You need a complete look at all the money that’s coming in.

• Operating Expenses: These expenses will be regular costs such as property management fees, utilities, insurance, and taxes. Most of these are fixed costs, so you’ll know how much you expect to spend. These costs need to be accounted for in your budget.

• Variable Expenses: These are large, infrequent expenses related to property improvements or major repairs that you may not have budgeted for. These are your emergency maintenance calls or the extra vacancy you didn’t expect or the turnover costs you incur when moving one tenant out and another tenant in. 

Seek Professional Assistance

It’s important to have a solid understanding and management of your property finances as a rental property owner, but we always recommend that you work with financial and property management professionals. We can help you navigate the complexities of budgeting, taxes, and investments. If you’re not going to work with a property manager in Kansas City, make sure you have an accountant or a CPA overseeing your finances, particularly at tax time. 

Professional expertise can protect you from expensive mistakes and ensure you are making the best and most informed decisions. Engaging with a property manager, financial advisor, or accountant who specializes in real estate can provide valuable insights and strategies tailored to your specific needs. As professionals, we can help you optimize your budget, identify tax-saving opportunities, and ensure compliance with local laws and regulations. By leveraging our expertise, you can focus more on growing your investment and less on the intricacies of financial management.

Budgeting Tips for Landlords in Kansas City, MO

Outside of benefitting from our hands-on, full-service property management accounting expertise, we can offer you these specific tips when it comes to budgeting for your rental property. 

1. Create a Detailed Budget

The foundation of effective property finance management is a detailed budget. Start by documenting all your expected income and expenses. Here’s a simple breakdown of everything you’ll want to track in some form, whether it’s a spreadsheet, an app, or a more detailed property management software:

• Income such as monthly rent and any additional fees or charges. 

• Expenses such as mortgage payments, local property taxes, property insurance, maintenance and repairs, utilities, ongoing costs such as pest control and landscaping, and any turnover costs that might be incurred after a tenant moves out. Don’t forget your professional costs and fees. This may be property management, real estate commissions, insurance agent commissions, legal fees, etc. 

A clear understanding of your cash flow will help you make informed decisions about your investment.

2. Set Aside an Emergency Fund

Unexpected repairs and emergencies can hit hard if you're not prepared. It’s wise to set aside part of your rental income each month for an emergency fund. Most property management best practices say that saving 5% to 10% of your rental income each month for an emergency fund will provide the peace of mind you need. This cushion will prevent financial setbacks when the unexpected occurs.

3. Monitor Your Cash Flow Regularly

Rather than waiting for year-end statements, keep a close eye on your cash flow and budgeting throughout the year. Use accounting software or spreadsheets to track your income and expenses in real time, allowing you to spot trends, make adjustments, and identify potential problems early.

4. Factor in Seasonal Changes

Occupancy rates and rental income can fluctuate seasonally, especially in Kansas City. Be prepared for these ebbs and flows by adjusting your budget to account for potential dips in income during slower months. Offering seasonal promotions can also attract tenants during off-peak times. Most tenants, you’ll find, are looking for new homes in the spring and the summer. 

5. Review and Adjust Your Budget

At least once a year, review your budget and actual expenses. Compare your projections to reality and identify any discrepancies. This analysis will help you recalibrate your budget for the upcoming year, ensuring you're always aligned with your financial goals. 

6. Leverage Tax Deductions

Understanding the tax benefits available to rental property owners is a great way to reduce your tax liability. The write-offs available can significantly impact your property finances. Familiarize yourself with tax deductions for repairs, property management fees, and depreciation. Consider working with a tax professional to optimize your financial strategy.

Common Financial Pitfalls

Despite careful planning and budgeting, landlords can still fall victim to various financial missteps that can impact profitability. Here are some common pitfalls to watch out for:

• Underestimating Maintenance Costs

One of the most prevalent mistakes is underestimating the expenses related to property maintenance. Minor repairs can quickly add up, and major issues like plumbing or roofing problems can be financially devastating when they are not anticipated. Conduct regular inspections and set aside a sufficient maintenance budget to handle both routine upkeep and unexpected repairs.

• Not Accounting for Vacancy Periods

Failure to plan for vacancies is another common error when it comes to budgeting and finances. Properties may not always be rented out, and these vacant periods mean no rental income while still incurring ongoing expenses such as mortgage payments, property taxes, and utilities. Landlords should budget for potential vacancies by reserving funds to cover expenses during these periods.

• Ignoring Market Trends

You cannot succeed as a real estate investor without following the market. Our rental market is dynamic, and ignoring market trends can lead to financial losses. Market analysis should be continuous to ensure that rental prices remain competitive and reflect current conditions. Staying informed about local market trends can also help landlords anticipate changes that could affect occupancy rates and rental income. With all the data that’s available today, you should be able to make good decisions based on the analytics and insights that are provided. 

• Over-leveraging

Taking on too much debt relative to rental income can be a big problem for landlords and investors, especially if market conditions become unfavorable. Over-leveraging may offer short-term gains but can lead to long-term financial stress, especially if rental income declines or interest rates rise. It’s advisable to maintain a healthy debt-to-income ratio and avoid the temptation to overextend financially.

• Overlooking Tenant Screening

Good tenants earn more money and bad tenants cost more money. That’s the simple truth to remember. Don’t avoid tenant screening to fill vacancies quickly. Problem tenants might cause property damage or default on rent, leading to legal battles and income loss. Investing time in thorough tenant screening, including credit, background checks, and references, can save both money and headaches in the long run.

By being aware of these common financial pitfalls, you can better navigate the complexities of property finance and safeguard your investments against potential losses.

Managing property finances in Kansas City, MO, requires careful budgeting and an understanding of both income and expenses. 

If you’re looking for professional assistance in managing your property finances, Rent Robin LLC is here to help. With our expertise in Kansas City property management and budgeting strategies, we can guide you in making thoughtful financial decisions that align with your investment goals. Contact us at Rent Robin LLC.