Property Management Brainstorm

Our listeners have been eager to hear the latest updates on being a landlord during the COVID-19 pandemic. On this episode, Bob discusses this topic with Tracey Merrell, Managing Attorney of Education, at Kimball, Tirey & St.John (KTS), a law firm with a practice in California residential landlord/tenant law.Comments made for this broadcast are for general information purposes only and is not intended as legal advice. Participation in the podcast will not create an attorney-client relationship between the listener and Tracey Merrell or with Kimball Tirey and St. John. For advice with specific issues, please contact an attorney. Discussions of the new legislative updates are not exhaustive and are potentially fluid situations and the interpretation of the laws may change as they have been recently passed.Topics Covered[2:55] The episode is within the context of California landlord/tenant law.[3:55] Introduction to Tracey Merrell, her background, and position at KTS.[4:45] KTS risk management disclaimer.[6:10] Governor Gavin Newsome’s Executive orders N-28-20 and N-37-20 regarding moratorium  on evictions during the COVID-19 pandemic.[10:15] Stipulations for tenants seeking rent forbearance and eviction protection.[13:15] Can landlords negotiate with tenants claiming COVID-19 hardship on a rent repayment plan?[17:30] California Judicial Council adopted Emergency Rule 1.[21:08] California State Assembly Bill 1828.[24:10] Preventing price gouging during a California State of Emergency.[28:30] Tracey shares some great advice on how to treat people with respect and empathy.Connect with TraceyKimbell, Tirey, St. John LLPEmail:info@kts-law.comConnect with Bob North County Property GroupResourcesFree eBook: Bob Preston’s new eBook, Best Practices for Renting Your Home, is a free download, find it here as a free download! https://www.ncpropertygroup.com/ebookEpisode TranscriptSponsorSeacoast Commerce Bank: Business banking for property managers, ensuring that your accounts are set up to meet compliance standards, so your company and clients’ funds are properly protected.  https://sccombank.com/This episode is alwaysConnect with Bob Prestonhttps://www.propertymanagementbrainstorm.com/This episode is always available for listening, sharing, or download at Property Management Brainstorm. Subscribe to Property Management Brainstorm on Apple Podcasts, Google Podcasts, Stitcher, Spotify, TuneIn, iHeart Radio and YouTube.

On this episode of Five Minute Friday, Bob shares the story of key decision making at North County Property Group in adapting the company to telecommuting, new workflows, technology for virtual tours, self-showings, and more during the COVID-19 pandemic. Most of the changes were proactively made as early as March 13, 2020, six days before California Governor Gavin Newsom issued the first statewide stay-at-home orders in the country to establish consistency to slow the spread of COVID-19. It has now been seven weeks of shelter-in-place, in a fluid and unprecedented time, during which the company had its opportunity to “Be the Lighthouse”.Topics Covered[1:00] Bob describes the company's Friday staff meetings before the pandemic and previously using consensus in decision making.[1:30] How things quickly changed, requiring decisiveness to focus on the greater good for the safety and health of the company's stakeholders.[1:54] Bob explains what he means by "Be the Lighthouse".[2:50] The importance of staying ahead of the curve in response to the COVID-19 crisis.[3:50] What Bob communicated and expected from each of his staff members.[5:21] What Bob has learned over the past seven weeks.[5:35] Be the Lighthouse to help your team navigate back to solid ground.Connect with Bob North County Property GroupResourcesStaying Focused ChecklistThis episode is always available for listening, sharing, or download at Property Management Brainstorm. Subscribe to Property Management Brainstorm on Apple Podcasts, Google Podcasts, Stitcher, Spotify, TunedIn, Connect with Bob Prestonhttps://www.propertymanagementbrainstorm.com/This episode is always available for listening, sharing, or download at Property Management Brainstorm. Subscribe to Property Management Brainstorm on Apple Podcasts, Google Podcasts, Stitcher, Spotify, TuneIn, iHeart Radio and YouTube.

One of the most common water related incidents at rental properties is leaking or failing water heater. There has never been a time when hot water might be more essential, with all of us on stay-at-home orders, than during the COVID-19 pandemic. A failing water heater is a huge inconvenience to the homeowner or tenant who has to live without hot water for some period of time. Scott Costa represents a company that specialized in one thing ... Water Heaters Only know a thing or two about the topic. On this episode, Bob and Scott discuss why water heaters fail, what are the signs to look for when a water heater needs to be replaced, what the options are for selecting a water heater, and the new California building codes related to water heater installation.Topics Covered[3:20] Scott's background and intro to Water Heaters Only[4:45] Getting a water heater 24/7/365[6:30] Keeping hygienic and sanitization practices during COVID-19 pandemic[9:20] Why do water heaters fail?[11:10] Building codes in California and San Diego pertaining to water heaters[17:25] Why do water heaters cost so much more than they used to?[19:00] Circumstances which might favor installing a tankless water heater[26:05] The Emergency Shutdown Instruction Sticker on the front of the water heater[28:13] Signs that a water heater might be starting to fail [31:00] Recommended regular service and maintenance for water heaters [32:35] Potential danger of carbon monoxide emissions[34:30] Scott shares some great feel-good success storiesConnect with ScottWater Heaters Only1-800-833-4571Connect with Bob North County Property GroupEmail info@ncpropertygroup.com ResourcesEpisode TranscriptFree eBook: Bob Preston’s new eBook, Best Practices for Renting Your Home, is a free download, find it here as a free download! https://www.ncpropertygroup.com/ebookSponsorSquare:  Have you heard of Square? Accept credit cards, power your business with the free point-of-sale app, get real-time sales reports, and much more. $1,000Connect with Bob Prestonhttps://www.propertymanagementbrainstorm.com/This episode is always available for listening, sharing, or download at Property Management Brainstorm. Subscribe to Property Management Brainstorm on Apple Podcasts, Google Podcasts, Stitcher, Spotify, TuneIn, iHeart Radio and YouTube.

Property Management Brainstorm had temporarily paused producing the show, taking a brief hiatus, during the peak of the COVID-19 pandemic. There is so much to catch up on and we are pleased to let you know we are back in production!  On this episode, Bob explains the reasons for taking a break with the podcast and what changes his team has made in the meantime during the COVID-19 pandemic to stay focused on managing their properties while keeping their staff and tenants safe and healthy.Topics Covered[1:35] Bob announces Property Mangement Brainstorm will reinstitute production of the show starting today![2:40] The reasons why Property Management Brainstrom was paused during COVID-19.[4:15] Adjusting to working remotely as a property management team and how North County Property Group has stayed connected.[5:15] Precautions taken in the daily workflow during the COVID-19 pandemic.Virtual team meetingsWorking with vendors on essential property maintenance items using CDC guidelinesAdjustments made in showing properties to prospective tenantsUtilizing 3D virtual tours to show properties remotelyAdopting self-showing technology and lockboxesUsing PPE and scheduling santizing cleaning[9:25 ] Coming next week: communicating with tenants and owners about challenges in rent payments, rent forbearance, and moratoriums on eviction.Connect with Bob North County Property GroupResourcesThis episode is always available for listening, sharing, or download at Property Management Brainstorm. Subscribe to Property Management Brainstorm on Apple Podcasts, Google Play Podcasts, Stitcher, Spotify, and YouTube.Connect with Bob Prestonhttps://www.propertymanagementbrainstorm.com/This episode is always available for listening, sharing, or download at Property Management Brainstorm. Subscribe to Property Management Brainstorm on Apple Podcasts, Google Podcasts, Stitcher, Spotify, TuneIn, iHeart Radio and YouTube.

We’re all feeling uncertainty around the mounting COVID-19 health crisis. And what serves as a best practice today may change tomorrow.On this episode, Bob shares his decision to temporarily suspend production of Property Management Brainstorm in light of the Coronavirus pandemic. He discusses the daily changes in processes and mindset adjustments required of landlords and property managers during this unprecedented time. Bob goes on to explain the possibility that he will do an occasional check-in regarding current events or news related to the industry while production is suspended. Listen in for Bob’s thoughts on staying safe and healthy in the coming weeks and find out when he plans to be back on the air with another episode of the Property Management Brainstorm show! Topics Covered[0:53] The uncertainty we’re all feeling around the mounting COVOID-19 health crisis[1:12] How the Coronavirus pandemic requires daily changes in processes and mindset adjustments for us as landlords and property managers[1:24 ] What’s behind Bob’s decision to temporarily suspend production of the Property Management Brainstorm show[1:50] When Bob plans to be back on the air with new episodes[1:58] The possibility that Bob will do an occasional check-in regarding current events or news related to the industry[2:03 ] Bob’s appreciation for Property Management Brainstorm listeners and hope that you’ll stay safe and healthy in the coming weeksConnect with Bob North County Property GroupResourcesThis episode is always available for listening, sharing, or download at Property Management Brainstorm. Subscribe to Property Management Brainstorm on Apple Podcasts, Google Play Podcasts, Stitcher, Spotify, and YouTube.Connect with Bob Prestonhttps://www.propertymanagementbrainstorm.com/This episode is always available for listening, sharing, or download at Property Management Brainstorm. Subscribe to Property Management Brainstorm on Apple Podcasts, Google Podcasts, Stitcher, Spotify, TuneIn, iHeart Radio and YouTube.

The Coronavirus pandemic is on everyone’s mind right now. So, what can we do as landlords to protect the health and safety of our staff, property owners, tenants and vendors?On this episode of Five Minute Friday, Bob explains how the North County Property Group team is staying on top of our job responsibilities through a remote work setup and what you can do to reach us if need be. He discusses the precautions NCPG is taking when it comes to fulfilling maintenance requests and performing inspections during the COVID-19 health crisis.Bob goes on to share how NCPG is adjusting our showing policies for active rental listings, introducing us to the idea of a Rent Ready Date and explaining why we are suspending Open Houses for the time being. Listen in for insight around the potential for rent relief initiatives and eviction restrictions—and learn what NCPG is doing to ensure the health and safety of our stakeholders during this unprecedented time.Topics Covered[0:42] North County Property Group’s commitment to the health and safety of our stakeholders[1:26] Why we’re adjusting the NCPG work environment and taking extra precautions at our rental properties[1:48] How the NCPG team is staying on top of our job responsibilities through a remote work setup[2:14] How the NCPG staff can be reached and what we are doing when a face-to-face meeting is required[2:48] How NCPG is handling maintenance requests and inspections during the health crisis[3:26] NCPG’s decision to adjust our showing policies for active rental listings and why we’re not scheduling showings until a property is vacant and professionally cleaned[3:49] What we are doing to serve prospective tenants prior to a property’s Rent Ready Date[4:12] Why NCPG is suspending Open Houses and encouraging property owners with active listings to opt in for self-showings[4:29] The additional steps we are taking to provide sanitizing supplies at property showings and arrange for periodic sanitizing touch-ups[4:53] The potential for consumer rent relief initiatives and eviction restrictions in light of the pandemic[5:25] The need for caution during this unprecedented timeConnect with BobNorth County Property GroupResourcesThis episode is always available for listening, sharing, or download at Property Management Brainstorm. Subscribe to Property Management Brainstorm on Connect with Bob Prestonhttps://www.propertymanagementbrainstorm.com/This episode is always available for listening, sharing, or download at Property Management Brainstorm. Subscribe to Property Management Brainstorm on Apple Podcasts, Google Podcasts, Stitcher, Spotify, TuneIn, iHeart Radio and YouTube.

If you’re an individual, self-managing landlord or you manage a small portfolio of rentals, what is your best option when it comes to property management software?Dave Spooner is the Cofounder of Innago, a free property management software platform designed to help small, independent landlords manage their rentals. Today, Dave joins Bob to explain what differentiates Innago from other platforms in terms of being intuitive and easy to use, yet flexible enough to allow for growth.Dave discusses what his team does to attract their target clients and walks us through the five pillars of Innago feature set. Listen in to understand what the Innago user interface looks like for tenants versus landlords and learn how the software helps property managers level up their professionalism.Topics Covered[2:51] Dave’s background in SaaS startups and what inspired the creation of Innago[4:35] Why Dave’s team refers to their product as ‘tenant management software’[5:27] Where Innago fits on the spectrum of property management software[12:31] What differentiates Innago from other platforms in terms of scalability and support[14:59] Innago’s commitment to avoid feature creep[19:17] What Dave and his team learned from their market research and how that influenced their approach with Innago[21:41] What the Innago team does to attract its target market (landlords in the one to 100 property range)[23:17] How Innago helps property managers raise their level of professionalism[25:10] What the Innago user interface looks like for tenants, landlords and sub-users (e.g.: property owners, maintenance staff, etc.)[27:13] The five pillars of the Innago feature set and what the team is adding in the near future[28:45] Some of the unique landlords who utilize the Innago systemConnect with DaveInnagoEmail dave@innago.com(513) 543-0759Connect with Bob North County Property GroupEmail info@ncpropertygroup.com ResourcesTranscript of this Episode 34SponsorPodcasting isn’t hard when you have the right partners, and the team at Buzzsprout is passionate about helping me succeed at Property Management Brainstorm. Join over a hundred thousand podcasters already using Buzzsprout and get a free $20 Amazon gift card for signing up at this link: Connect with Bob Prestonhttps://www.propertymanagementbrainstorm.com/This episode is always available for listening, sharing, or download at Property Management Brainstorm. Subscribe to Property Management Brainstorm on Apple Podcasts, Google Podcasts, Stitcher, Spotify, TuneIn, iHeart Radio and YouTube.

If you enlist the help of a property management company to manage your rental, you may be curious how rent is collected from the tenant and then forwarded to your bank account.On this episode of Five Minute Friday, Bob walks us through North County Property Group’s best practices around the flow of funds in a rental property. He explains when rent is due and where it’s deposited, discussing how NCPG tracks incoming rent payments and why his team offers tenants a five-day grace period.Bob goes on to introduce us to the Tenant Portal, an online platform where NCPG renters pay by eCheck or credit card, and describe what happens if rent is not paid within the five-day grace period. Listen in to understand how the accounting department pays vendors the first week of the month and sends property owners a monthly statement in parallel with their distribution deposit.Topics Covered[0:44] North County Property Group’s best practices around the flow of funds in a rental property [1:11] When rent is due and where it’s deposited[1:34] How NCPG tracks incoming rent payments[1:52] Why Bob’s team uses the California Association of Realtors five-day grace period and what they do if rent is not paid by the third of the month[2:40] How most NCPG renters pay online through the Tenant Portal by eCheck or credit card[3:49] What happens if rent is not received within the five-day grace period[4:29] The accounting department’s role in paying vendors and regular monthly bills (e.g.: HOA dues, pool service, etc.) the first week of each month[4:56] How the owner distribution deposit happens in parallel with the property owner receiving their monthly statement[5:30] NCPG’s commitment to completing owner distribution by the 10th of the monthConnect with Bob North County Property GroupResourcesThree-Day Notice to Pay or QuitThis episode is always available for listening, sharing, or download at Property Management Brainstorm. Subscribe to Property Management Brainstorm on Apple Podcasts, Google Play Podcasts, Stitcher, Connect with Bob Prestonhttps://www.propertymanagementbrainstorm.com/This episode is always available for listening, sharing, or download at Property Management Brainstorm. Subscribe to Property Management Brainstorm on Apple Podcasts, Google Podcasts, Stitcher, Spotify, TuneIn, iHeart Radio and YouTube.

Placing a new tenant in a rental property seems simple enough. But the fact is, there are A LOT of moving parts at play from the time a property is listed until the tenant moves in and starts paying rent. So, what does the tenant placement process look like? On this episode of Five Minute Friday, Bob walks us through North County Property Group’s proven tenant placement process. He discusses the importance of creating an effective marketing plan and property listing for each rental and explains how his team responds to prospective tenant leads and schedules showings.Bob goes on to share how prospects submit their rental application and supporting documents online and what NCPG does to screen each applicant (and their pets!). Listen in to understand the process of drafting the lease, securing the rental deposit and first month’s rent, and meeting the tenant for a move-in inspection and key exchange—and learn how NCPG follows fair housing guidelines throughout the tenant placement process.Topics Covered[0:42] The complexity of the tenant placement process [1:03] North County Property Group’s proven and reliable process for quality tenant placement[1:18] Creating an effective marketing plan and property listing for each rental[1:40] How Bob’s team responds to prospective tenant leads and schedules showings[2:33] How prospects submit their rental application and supporting documents online + what NCPG does to screen each applicant [3:24] NCPG’s partnership with PetScreening.com for a separate pet and service animal screening process[3:58] The process of drafting the lease, obtaining the rental deposit and first month’s rent, and meeting the tenant for a move-in inspection and key exchange[4:21] NCPG’s commitment to following fair housing guidelines[4:43] A summary of NCPG’s tenant placement processConnect with BobNorth County Property GroupResourcesNorth County Property Group Marketing Process VideoPet ScreeningThis episode is always available for listening, sharing, or download at Property Management Brainstorm. Subscribe to Property Management Brainstorm on Apple Podcasts, Google Play PodcastsConnect with Bob Prestonhttps://www.propertymanagementbrainstorm.com/This episode is always available for listening, sharing, or download at Property Management Brainstorm. Subscribe to Property Management Brainstorm on Apple Podcasts, Google Podcasts, Stitcher, Spotify, TuneIn, iHeart Radio and YouTube.

What could you accomplish if you never had to take another maintenance call?Ethan Lieber is the CEO of Latchel, a real estate platform that helps property managers streamline their maintenance workflow. Today, Ethan joins Bob to explain how Latchel leverages the Amazon model of crafting measurable, transparent Service Level Agreements (SLAs) to ensure customer satisfaction and discuss the common themes across SLAs for tenants, property owners and service providers.Ethan walks us through the maintenance workflow in Latchel, describing how their system plugs into a property management company’s existing processes and what they do to notify a property management team in case of emergency. Listen in to understand what information is available through the Latchel online portal and find out how Ethan’s team can take maintenance operations off your plate—so you can focus on growth!Topics Covered[2:39] The Latchel origin story and how the service streamlines your maintenance workflow [6:55] How Latchel leverages the Amazon model of crafting measurable, transparent Service Level Agreements[10:19] The common themes among SLAs for tenants, property owners and vendors[12:34] What the maintenance workflow looks like in Latchel and how it changes based on an issue’s level of urgency[18:57] How Latchel plugs into a property management company’s existing processes[21:30] The real-time notification system Latchel uses to notify a property management team in case of emergency[22:48] The information available through the Latchel online portal + how property managers can prioritize vendors through the software[24:35] The three Latchel subscription levels[30:57] Ethan’s challenge around overcoming fear to 10X your current performanceConnect with EthanLatchelEmail ethan@latchel.com Ethan on LinkedInConnect with Bob North County Property GroupEmail info@ncpropertygroup.com ResourcesTranscript of this Episode 33California NARPMRent ManagerPropertywareAppFolio SponsorToday’s show is brought Connect with Bob Prestonhttps://www.propertymanagementbrainstorm.com/This episode is always available for listening, sharing, or download at Property Management Brainstorm. Subscribe to Property Management Brainstorm on Apple Podcasts, Google Podcasts, Stitcher, Spotify, TuneIn, iHeart Radio and YouTube.