Boise Property Management Blog

Treasure Valley Vacancy Trends - What FRPM Does to Combat Fall Market Decline

Julie Tollifson - Thursday, September 5, 2019

              Currently we have a vacancy rate of 2.48%. This is ever so slightly above last year’s vacancy rate of 2.47% at this time. This vacancy number depends on the time of the month. Of all of our vacant units 61% are already re-rented, we are just waiting on our vendors to complete the turnover. By September 13th, 2019, we expect vacancy rate to decrease to 1.12%

               We have noticed a drastic decline in the interest in all of our properties. This descent in interest is to be expected as property management is seasonal and is busiest throughout the summer. The five year running average of vacancy is 3.03%. In the past 5 years we have successfully increased our total number of units managed by about 33% while simultaneously maintaining a vacancy rate below the national average on a regular basis. 

               While we do have majority of our vacant units rented, we are still seeing a drastic decline in interest on the remaining 39% vacant units that have yet to get rented. In order to combat this distress in the market we have amplified our advertising to further grab the attention of the reader. We have begun implementing virtual tours so prospective tenants and FRPM showing agents can save the time of having to view the property and can go right into the application portion of the process.

               When the market declines we look at several different factors that might be affecting the vacancy rate. Our website software allows us to delve into, not only the clicks on the website, but the clicks on each specific property. We compare the statistics to that of previous months to identify if our opportunity is attracting interest or rather retaining the interest. We have an underwhelming number of “clicks” on our properties in comparison to just 3 weeks ago. 

               We work diligently to improve our search engine optimization to increase traffic onto our website to get these units rented.  Through encouraging positive online feedback, posting relevant & informational blogs, and updating the content regularly we are competing daily for increased search engine optimization to combat the expected increased vacancy in the month of September.

               Based on last year’s numbers, we expect our vacancy rate to not only remain below national average but we expect to see a consistent decline in available units before the end of the calendar year. 


                                                  

Julie Tollifson, Leasing Team Leader

First Rate Property Management, Inc.
Boise, Idaho
Contact me for more information about this blog.

Property Management Perspective: Boise considering capping rental application fees at $30

Julie Tollifson - Thursday, August 29, 2019

Property Management Perspective: Boise considering capping rental application fees at $30

Boise City councilwoman, Lisa Sanchez, is working to put a cap on rental application fees. While I believe her intentions are of pure heart, I feel that her suggested resolution does not solve the root of the problem.

          Sanchez is concerned that Property Management Companies are utilizing the Application Fee mark-up to increase their profitability at prospective tenants’ expense. She is proposing that we cap application fees at $30 in order to keep property management companies from doing this. The proposed consequence for a first time violation of this ordinance is a $100 fine, followed by a misdemeanor. 

          From a property management perspective, I would like to clarify. Most property management companies have a hard cost thru their screening agencies of $25 - $35, in addition to this hard cost; there are personnel expenses. While we are a business, and are aiming to make money, we are not taking advantage of our tenants. 

          In the article, author Gretchen Parsons, discusses how an existing tenant was required to pay another application fee just to qualify to move to a different unit in the same complex. While I can understand the tenant’s frustration to have to pay an additional application, I’d like to provide some insight on the other perspectives involved. 

          In the case that the tenant has lived there for a year, there is a chance that he/she could have been convicted of a felony, become unemployed, or had a significant decline in income/credit history. It is a Property Manager’s obligation to the owner & other neighboring tenants to ensure we are placing vetted tenants who qualify under our screening criteria. As a Fair Housing Provider, we are required to ensure all tenants are screened under the exact same criteria. 

          First Rate Property Management (FRPM) requires tenants to re-qualify under our screening criteria regardless of if they are an existing tenant or not. The application fee will apply for everyone that will be going through the qualifying process. Again, we have the some hard cost and personnel costs. If someone applies who is already an existing tenant and they are approved, they get their application fee back in the form of a credit on their account at the incoming property. It is a cost to tenants up front, but at the end of the day, our investors want to maintain properly vetted tenants and are willing to absorb the cost of those application fees in order to do so.

          Sanchez’ proposed ordinance is expected to crack down on property managers collecting application fees for units that aren’t available. While it is inconvenient & frustrating when someone applies and gets a call saying that the property has been rented, it is not a dead end road. FRPM works hard to accommodate as many people as possible. Whether it is the tenant, the owner, or the employee, we try to find a happy medium for everyone. Many property management companies allow tenants to apply once and have their application be transferrable between any of their available properties. In the summertime FRPM can have as many as 100 properties available to choose from. This helps to alleviate some of the concern tenants have about their application fees. 

          While I admire and appreciate Sanchez’ efforts to create a more accommodating application process for tenants across the valley, I simply ask for both perspectives to be thoroughly researched and represented in order to find a functioning solution to the application fee concern that she has expressed in this article. I hope to be able to find a compromise to be able to accommodate all parties involved. 


                                                  

Julie Tollifson, Leasing Team Leader

First Rate Property Management, Inc.
Boise, Idaho
Contact me for more information about this blog.

                                                            

Property Management: Organized Chaos

Julie Tollifson - Wednesday, August 28, 2019

               Among the exponential growth in population in Boise, ID includes increased rental rates to assist clients in capitalizing on their investments. Unfortunately, Boise natives’ wages are falling behind these rental rates they are forced to relocate, move in with friends, or seek out housing assistance.

               The summer of 2019 for First Rate Property Management was the busiest I’ve seen. We had anticipated 60 tenants moving out in the month of July, however, by June 28th, 2019 we had received over that amount of 30 Day Notices and counting! By the 2nd of July, we had received a total of 104 Notice to Vacates for the end of July. At this same time our maintenance department was combating all of the June 30th, 2019 move outs. We had about 73. In the midst of chaos we had to prepare for more chaos.

               Our management team sat down to brainstorm potential bottlenecks and roadblocks to identify and anticipate solutions proactively. We threw around some good and bad ideas. Ultimately we came up with a solution that bettered our processes, tenant relations, client relations, and employee morale.

               Our biggest concern was how our staff was going to endure over 100 turnovers on the same day without excessive overtime and diminishing enthusiasm. In the property management industry it is common to have a lot of employee turnover in our maintenance departments. Often overcome with negativity, and tenant and/or owner pushback, maintenance puts up with quite a bit. First Rate wanted to find a way to keep our employees happy by keeping owners as well as incoming or outgoing tenants happy. Our solution was to offer an “Early Bird Special”. If outgoing tenants turned in their keys 1-5 days early, they would receive a $25 gift card and/or credit, 6-10 days; a $50 credit, 11-15 days; a $75 credit. This cost FRPM a total of $600 between all 104 turnoversThis amount is a small price to pay to preserve the spirits of the team, client satisfaction, and tenant relations.

               Along with the internal benefits, there were many external benefits in this service as well. If a tenant turns in their keys 7 days early, the average turnover time is 5 business days, and the incoming tenant moves in on the 6th day, the owner does not have any vacancy expense. For example, a tenant turning in keys on the morning of Wednesday, July 24th, 2019, we complete all the turnover work by Thursday the 29th, 2019, the incoming tenant can essentially move in on Friday July 30th, 2019.

               The average daily cost of vacancy for an owner is $30 per day. Because our preferred vendors aren’t able to address all 100 units in the same 5 days, if all tenants were to turn in keys on the same day, this could have very likely extended vacancies out over two weeks. This “Early Bird Special” saved many of our clients up to $420 in vacancy per unit. Some of our bigger clients, who had multiple vacancies coming up would have been looking at even a much bigger expense.

               First Rate Property Management was able to increase their Google Review Rating 4 tenths of a point in only 8 months. Many of these reviews came in during our busiest months, when historically, our staff tends to be spread thin and unable to provide the best customer service due to the sheer volume of calls, emails, and walk-ins. The “Early Bird Special” allowed our leasing department to offer early move-ins to already approved applicants to ensure their satisfaction with the move-in process.

               Additionally, during this busy week we all got back to our elementary school roots and participated in an eccentric and comedic spirit week. This lightened the mood and kept spirits high as we attempted to simultaneously move people out and move people in. Instead of remembering the chaos of an exceedingly demanding week, our team remembers the amusing & creative outfits, hats, socks, and t-shirts everyone was wearing and the fun everyone was having.

               Overall the team at all levels worked together to create a plan that was executed almost seamlessly. Property Management is inevitably unpredictable but throughout this process we were able to accomplish almost all of our 2019 goals developed in our Strategic Planning. We were able to reach a Google rating of 4.0, prepare for growth, improve and streamline interdepartmental communication, and reduce effective days vacant.  While this example might be specific to FRPM, it can be applied to any business and any obstacle to achieve the goals within the company.

               There are many obstacles in that our industry must face. Some are predictable and some are unpredictable. Among these challenges it is crucial to think outside the box to create a plan. Once your plan is in place, the follow through is of the upmost importance. Once you’ve gotten through the fire, you and your team will be even more prepared for the next big complication resulting in the growth and prosperity of your company.

                                                  

Julie Tollifson, Leasing Team Leader

First Rate Property Management, Inc.
Boise, Idaho
Contact me for more information about this blog.

                                                            

Mid-Year Housing Summit Summary

Melissa Sharone - Tuesday, July 23, 2019

Earlier this month, Tony attended the Boise Regional Realtor’s Ada County Housing Summit. Within this blog, we wanted to focus on the mid year housing market report. Some of the other speakers spoke on topics such as, revitalizing community neighborhoods, affordable housing, and community involvement. 


Click here Mid-Year-Housing Summit to view the market report. Below are some highlights.



 Historical Monthly Inventory vs. Median Sales Price for Ada County

The report shows that during the boom, such as in 2005-2007, inventory levels still remained far higher than median home prices and prices were driven mostly by speculative buying.  Inventory and median sales price fell together through Jan 2012.  Today, there is a huge disparity driven mostly by migration to Idaho with families wanting to buy homes.  The low inventory and high demand has shot median home prices.

 

Historical Annual 30-Year Fixed Mortgage Rates for the U.S., 1971-2018

Today’s low rates has increased purchase power compared to the previous market peak in 2007, as lower rates are allowing people to pay higher prices. The low rates since 2011 may play a part in our low existing inventory levels.


Share of Total Home Sales that were New Construction Compared to the Overall Average Sales Price in Ada County, 2016–2019 YTD

As new construction sales made up an increasingly larger share of total home sales, the overall sales price grew year-over-year. This is due to new home prices being, on average 32.2% more than existing homes, because of higher land, labor, and materials costs. So as more new, higher-priced homes sold, it brought up the overall median sales price for the county.


Share of Existing Home Sales by Price Range in Ada County, 2004-2019 YTD

The share of existing homes in Ada County priced below $199,999 was at 53.7% during the previous market expansion. That share increased to 65.5% through the Great Recession and then settled at 59.9% through August 2014. But as lower-priced existing inventory has been held back from the market, the share of total existing home sales priced under $200,000 has dropped to just 26.3%, causing the median sales price for the segment to rise over time. This, combined with more new construction sales selling at a premium, has pushed the overall median sales price for Ada County to new record highs — reaching $354,405 in Jun 2019. 


Primary Factors Limiting Existing Housing Supply

More seniors are staying in their existing homes instead of selling.  Investors are keeping single-family properties as rentals.  Many homeowners are staying put because of the existing low rate mortgage.  Despite equity, homeowners “locked in” due to limited inventory and rising prices compared to local wages.


Changes in the Existing Median Sales Price at the Previous Peak (2007), through the Recession Low (2011), Local Recovery (2014), and Current Expansion Activity for existing single-family homes in Ada County

Many who purchased in 2006 and 2007 were unable to sell in later years, as prices fell 40-60% through 2011. More than a decade later, they are finally seeing their equity return, but are hesitant to list due to the lack of available inventory to move to. Those who purchased in 2011 may have significant equity to roll into another home, but today’s prices are up 130-190% since then, making a new existing home potentially out of reach for many, although lower mortgage rates are helping some.


Factors Driving Demand for Housing

Rising rents make buying a home more attractive for those who are able.  People moving to the Boise area to retire.  Demand from servicemen and women stationed at Mountain Home AFB.  Millennials are “aging into” homeownership.  In-migration from higher-priced metros due to our comparative affordability.


Minimum Incomes Required to Afford Average Rent or Purchase Median Priced Home in Ada County, June 2019

The minimum income required for a rental assumes income is 40 times higher than the average monthly rent, which was $1,050 in June 2019, up 2.2% from last year is about. $42,000.  To purchase the median price home of $354,405 as of June 2019, the minimum income required is $58,000 per year and assumes a 30-year fixed mortgage of 3.8% including PITI, with a down payment of 20%, and spending no more than 28% of monthly gross income on a payment.


Melissa Sharone

President, First Rate Property Mgmt. 

Melissa@frpmrentals.com

NARPM 2nd Quarter Vacancy Survey

Melissa Sharone - Friday, July 19, 2019

The SW Idaho Chapter of Narpm just released its 2nd quarter vacancy survey.  The results are pretty typical for this time of year.  The vacancy overall went up a little but that is because this is the time of year where the rental activity is the highest.  Good news is that the rental rates continue to rise at a steady pace.  The trends prove that this market is still very strong. 

Read full report here: SW Idaho Narpm Q2 Vacancy Report


Melissa Sharone

President, First Rate Property Mgmt. 

melissa@frpmrentals.com

The 10% Rule

Melissa Sharone - Thursday, July 11, 2019

Over the past weeks we have shared a summary of Tony’s presentation to the AVID Investors Club which is lead by Stacy McBain with Swope Investment Properties.  In that presentation Tony encouraged investors to get involved in some aspects of the management of their investment properties, but to leave a majority of the work in the capable hands of their property manager.  He explained that a certain amount of trust is necessary.  Tony explained that when identifying issues, a discussion should occur, but both the investor and property manager need to do so with a certain amount of tact and diplomacy with mutual respect.  Not everyone can be nice and handle questions and concerns respectfully without accusations.  This can disrupt the relationship and the overall performance of the property.



There is a saying in the property management industry that “10% of the property owners, tenants, or certain properties can take up or disrupt 90% of your business”.  This creates an unfair situation for the remainder of the property manager’s clients/customers and their team members.  Its very common, but never exposed that in order to dedicate the property manager's time equally to all clients and customers, the property manager should consider ridding themselves of the problem child(s).  What’s considered a problem child?


Tenants who repeatedly violate the rental agreement can make the investment perform poorly, suck a property manager’s time and make their job very frustrating.  Therefore your property manager may recommend that you evict the tenant or not renew the rental agreement.


Vindictive HOA’s can be a real pain for the tenant, home owner, and property manager.  Some HOA boards seem to dislike rentals.  Some have no respect for tenants and take the position that their neighborhood is too good for renters.  Some believe that rentals bring down home values.  Some HOA’s will send violations for anything and everything with the intent to make the tenants want to leave.  This makes the experience for everyone unpleasant.


Some properties demand a lot of extra work.  A good example is a bad neighbor.  Maybe the neighbor often parties late in the night or has an aggressive dog.  Whatever the issue is, its not really identified during the showing or application process and comes about after the tenant moves in.  Eventually the tenant will request to break the lease as living conditions are unbearable.  The investor and property manager find themselves constantly trying to fix something that they have no control of, which is the neighbor, and end up dealing with unhappy tenants and constant tenant turnover.


Investors who are involved as Tony recommends, but are abusive to the property management team, slow to take action, micro-managing every aspect, or create paralysis by analysis can become a liability to the property manager.  Additionally, they can kill team spirit.  When property managers have team members or even contractors who refuse to work with a certain client, something has to change.  Hopefully the investor and property manager can get things solved, but if not, it may just be best everyone goes their separate ways.


There are a lot of factors that account for the 10% rule.  Bottom line, the property manager needs to be able to effectively manage the properties and sometimes it means making difficult decisions to rid themselves of some problem children.


Melissa Sharone

President, First Rate Property Mgmt. 

melissa@frpmrentals.com

Part 3 - How to Manager Your Manager

Melissa Sharone - Tuesday, July 9, 2019

Thank you all for your great feedback on this series of posts summarizing Tony's presentation with the AVID Investors Club in June. In Part 1, Tony discussed the importance of selecting the right property manager and ancillary services. Part 2 described some of the areas that Tony is really involved in the management of his own rental properties.  In Part 3, Tony discusses maintenance, inspections, and an inadvertent phenomenon that can occur with property managers.  Finally, he discusses building your team when investing and managing your real estate assets.


Maintenance:

When it comes to maintenance, Tony explained he leaves the property manager alone. When it comes to inspections, many property managers offer periodic preventative maintenance inspections.  Tony believes these types of inspections are beneficial and save the investor money in the long term by taking a proactive approach with maintenance.  Also, property managers should do regular exterior visual inspections by driving by to check items such as the yard and roof condition.  Again, Tony leaves the property manager alone and his involvement is only based on actions initiated by the property manager.  Although not as frequent, Tony walks his own properties as well.  Tony states he tends to identify future capital improvements, not necessarily maintenance issues.  Tony does not view move-in inspection reports and the only time he really analyzes move-out inspections reports is when there is a lot of work and expense involved, or a decision to repair or replace is needed.


Tony tends to use the property manager's preferred vendors.  Property managers have a relationship with the contractors, should be receiving a volume discount, and have an idea of the quality of workmanship. The cost of labor, office and warehouse space, and supplies are going up, so the cost of maintenance has gone up.  It’s a hard pill for Tony to swallow.  Except for above budget or large capital expenses, Tony doesn't require multiple bids.  It slows the process down and can inconvenience the tenants too long.  With that said, Tony explained there is a shortage of contractors in the Boise area now.  Many contractors aren't doing bids right now because they have so much work.  They have to make sure to keep up with the guaranteed work in their queue, and taking time away from guaranteed projects is a challenge when it is for a potential job they may not get.  There is another issue with multiple bids and the example Tony used in his presentation is the best way to explain it.  "We have a licensed trade contractor who has always been the cheapest for work within their trade".  Not once has a competing bid been lower.  Nonetheless we have clients who request competing bids.  Well after asking these different companies for bids, but never awarding the job to them, the contractors no longer want to provide bids, or they just throw out a high number so they can move on."  With that being said, Tony agrees sometimes it makes sense to pay a service charge to receive 2nd opinion, or consider different equipment brands, to save money.


Sometimes a property investor can find what appears to be a cheaper contractor.  It's not always the case, as the cheaper option doesn’t always mean the same quality of workmanship.  The contractor may charge a lower per hour rate, but maybe they take 2 hours to do a 1 hour job.  The biggest issue with investor contractors is the contractors generally do not have the appropriate licenses, registered as a contractor with the State of Idaho, and do not have the appropriate insurances.  Also, does anyone have history with the contractor and know the quality of their workmanship? 


Double Edged Sword:

As Tony pointed out, investors should be involved to a degree in the management of their investment properties.  Investors need to ask questions, discuss options, and work with their property manager on making good decisions.  Both the property manager and investor need to keep these discussions on point, professional, and respectful.  When Tony discovers what he believes to be a mistake, or maybe thinks a different action should be taken, he doesn't call the property manager and blame - he calls and discusses.  After hearing the entire story, most often Tony agrees with the decisions that were made.


However, not all owner's respond in the same way.  An investor’s response to their property manager’s recommendations or discussions can create a learned behavior, which can cause problems.   Here is what Tony said during his presentation.  "If you yell at your property manager every time they call, the property manager will call less.  If you deny every recommendation the property manager makes, they may stop making recommendations.  If you tell your property manager you are broke, they may try not to alert you about every little thing.  If you cause paralysis by analysis over everything, it's going to affect communications from the property manager and obviously the biggest problem is action is never taken or is delayed way too long."



Building your team:

Below is a list.  However, in each and every case you need to identify an expert in each trade who has experience and knowledge when it comes to residential income properties.  For example, you may have used a really good home inspector for when you bought your personal home.  However, when buying a multi-unit rental, you may want to consider a professional property inspector who has experience with these types of properties.


1.  Lender

2.  CPA

3.  Real estate attorney

4.  Real estate agent

5.  Property Inspector

6.  Title/escrow officer

7.  Property manager


Stay tuned for Tony's bonus material, which is the material he prepared but didn't present for time co


Melissa Sharone

President, First Rate Property Mgmt

Melissa@frpmrentals.com

Part 2- How to manage your manager

Melissa Sharone - Tuesday, July 2, 2019

Earlier this week, we posted Part 1 of 3 of How to Manager Your Manager.  In part two, Tony explains further how he assumes the role as the asset manager and the areas he concentrates his efforts as part of the team managing his investment properties.


Tony explained to the AVID Investor Club that he reviews his monthly financials very closely. Sometimes it can take hours per property and he almost always has questions.  Generally, the explanations to his questions suffice, but sometimes it takes a bit more.  Sometimes, Tony does find mistakes or has additional questions and/or requests that require action from the property manager.



1.  Balances.  Confirm that the current month's beginning balance matches the ending balance of the previous month's statement.  If not, Tony stops and awaits for a new statement with an explanation.  When Selling investment         properties, Tony reviews             financials from many different property managers and has seen notes on statements stating to ignore minor differences from the beginning and ending balances.   Generally this is an innocent mistake caused by the date of a posting to the ledger or a correction.            Nonethless, Tony recommends not ignoring these and making sure things tick and tie each month.


2.  Type of Statements.  On larger multi-family properties, Tony likes a P&L to include an actual to budget columns.  This can help identify issues, like high utility bills.


3.  Rent roll.  Your statement should include a rent roll.  Tony compares posted rents on the statement to the rent roll.  If full rent was not received, he expects to see an explanation, such as:  Pro-rated move-in or move-out rent, or perhaps the tenant only made a       partial payment.  In the event the tenant only made a partial rental payment, then the investor should have already been made aware and already had a discussion with the property manager to make payment arrangements or to file for eviction.


                The investor should look at lease expiration dates.  If any are coming soon, Tony recommends a discussion with the property manager about market rents and what rent the property manager recommends for a renewal.  On his personal properties, Tony tends to            look at current rent and market rent and choose a renewal rent somewhere in between.  While looking at lease expiration dates, Tony looks for a couple of things.  For one, he wants to avoid lease terminations in the late fall, through the winter, and early spring.  Typically vacancies are longer during this period and property managers are unable to lease at top rent.  The exception to this rule are rentals near Boise State.

                Lastly, Tony warns investors that some property managers do not push rents aggressively because it makes their job easier.  Tony recommends the investor to have a discussion about market rents and work with their property manager on fair and reasonable renewal           rents.


4.  Expenses:  The property manager should include copies of all expenses.  Tony reviews his statement line-by-line and compares the posted expenses to the actual bill.  Is it the right property?  Is the price fair and reasonable?  Should the expense actually be a tenant expense?



Nest week, we will post part three of the summary of Tony's presentation where Tony discusses what areas of Maintenance he gets involved with.  Additionally he reveals an inadvertent psychological condition that he sees happen with property managers based on the feedback and discussions  they have with the investors.  Lastly, he will discuss who all should be part of the team involved in the management of the investor's asset.  Tony did prepare a section on the PITA rating, but due to time constraints, did not discuss it.



Melissa Sharone

President, First Rate Property Mgmt. 

melissa@frpmrentals.com

How to Manage your Manager Part 1 of 3

Melissa Sharone - Tuesday, June 25, 2019

Earlier this week, Tony Drost spoke to the AVID Investors Club on How to Manage Your Manager.  Since Tony owns First Rate Property Management and FRPM manages all of his rentals, the attendees were expecting Tony to state "If you need to manage your manger, maybe you need a new manager".  Not so.  Tony explained to the group that although he allows the property manager to do their work, there are parts that he is very active.  "There needs to be some check and balances" said Tony.  "I let the property manager do the day-to-day work and I play the role of the asset manager.  I keep my eye on the big picture."   A good property manager performs hundreds of tasks that the investor should not be involved with.  A good example is tenant screening.  Tony believes that the investor should review the property manager's screening criteria, and if acceptable, let the property manager do their job.  However, there does need to be a good fit between the investor and the property manager.  "Along with a good fit, comes TRUST", says Tony.  Without a high level of trust, the relationship will likely not work out, or at a minimum, always be strained.


Selecting a property manager:

Tony said the first question from most perspective clients is, "What do you charge".  Although price is very important, Tony recommends that it not be your first question and explains further later in his presentation.  Tony suggests landlords do their due diligence and to create a list of services they are looking for.  He provided the group with two links to help investors with some questions and scoring criteria to shop property managers.  https://www.boiseproperty.management/management-tips and https://www.boiseproperty.management/comparison-chart.  Price needs to be worked in the equation and Tony admits that pricing is no longer easy to calculate.  It's like the banks anymore.  Banks offer free checking, but you get charged if you go below a minimum balance.  You get charged for over drafts, returned checks, hard copy statements, ATM fees, inactivity fees, and the list goes on and on.  They even charge when you deposit cash.


Property managers learned that the first question a perspective client ask is "what's the management fee?"  So many property managers lowered their management fee and created a list of fees similar to what the banks do.  So, it's important to review the entire management agreement and add it all up.  Generally what you find, is that once all added up, the "effective management fee" (management fees plus all other fees) costs you more.



Ancillary Services:

Everything has become specialized these days.  Look at the medical field.  Tony's family is full of doctors dating back to the 1800's.  Tony recalls that his Grandpa and Uncles seemed to be able to fix anything and everything that came to them.  Today, you go to the family doctor who refers you to a host of specialists.  With property management being big business these days, Tony said that there are hundreds of support systems for property management that all focus on their specialty and they all come at a cost.  Who pays for it?  Who benefits? and Who profits from it?  A couple of examples provided were (1)  Petscreening.com are experts in screening applicant's pets and support/companion animals.  (2)  Filter Easy is a company that recognized that tenants do not replace their furnace filters on a regular basis, so they provide a service that delivers the proper filter at the proper time for the tenant to replace.  (3)  Renter's Liability is another product that benefits both the tenant and the property owner.  (4)  Property inspectors and property inspection reporting has really progressed, but also has become very expensive.


Next week Tony discusses the areas that he plays an active role in along with some areas that he stays completely out of and trusts the recommendations from the property manager.


Melissa Sharone

melissa@frpmrentals.com

Got A Minute To Consider Interest Rates?????

Melissa Sharone - Wednesday, May 29, 2019

Below is a brief article from Jack Harty on interest rates. 




On 5-22-19 the Fed released minutes from its most recent meeting that concluded on May 1 with no increase in short-term interest rate.


The Fed minutes suggest it will take a “patient approach” in determining whether rates should be raised at future meetings.  The CNBC report below summarizes:


CNBC 5-22-19


Fed minutes: No rate moves are coming ‘for some time’ even if the economy improves

“Members observed that a patient approach to determining future adjustments to the target range for the federal funds rate would likely remain appropriate for some time, especially in an environment of moderate economic growth and muted inflation pressures, even if global economic and financial conditions continued to improve,” the meeting summary stated.

//////////////

“…[S]ources of uncertainty remained. In light of global economic and financial developments as well as muted inflation pressures, participants generally agreed that a patient approach to determining future adjustments to the target range for the federal funds rate remained appropriate.”


Image result for photo punch bowl

It is fair to say that the Fed has no current intention to take the punch bowl (read: low interest rates) away from the party (read: economy) in the short-term.


Over the past seven months (since November 2018) the 10 Yr Treasury bond yield has fallen almost 100 basis points.


As of 5-23-19 the entire Yield Curve is inverted, i.e., Short-Term Treasury bond rates are higher than the 10 Yr Treasury Bond rate (2.31%).  Surely some thanks should be given to Brexit and the Trade War with China.


Some market watchers consider an inverted yield curve to be a harbinger of recession - stay tuned.  In the meantime, enjoy the ride on the low-interest-rate train.


Image result for photo thomas the train

Jack Harty


HARTY MORTGAGE ADVISORS


950 W. Bannock St - Ste 402

Boise ID 83702


Main:   208 344 4141

Email:  jharty@harty.biz


Melissa Sharone

President, First Rate Property Mgmt 

melissa@frpmrentals.com


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