Author Archives: Byrne Management

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Is it Illegal to Tackle Those Rental Property Repairs?

In some states, making capital improvements to rental properties while tenant-occupied is strictly prohibited.  This means that owners are required to wait to upgrade or improve their properties until there is some sort of vacancy period.  


Thankfully, in Colorado, we are able to make improvements, even remodel homes, while rented.  But, does that mean we should?  


As with many aspects of investment property management, there are definitely pros and cons to both approaches – making improvements while occupied or waiting for a vacancy period.  


It is likely that residents would appreciate improvements once completed, but would suffer inconveniences as the work is being done.  So, as a property manager or owner, when moving forward with these projects, are there ways to lessen the impact on the tenant?  At our office, when an owner is interested in tackling bigger projects, we try to coordinate scheduling with the occupant to maximize convenience to them. Perhaps there’s an upcoming vacation that will leave the property vacant for several days. Or, perhaps there is a way that the tenant can occupy another area of the home while work is being completed. We find that providing advance notice definitely makes planning on the part of the occupant much easier.  


During these projects, there are often several material choices owners would be happy with. For instance, when replacing flooring, there is usually more than one pattern or color of the product the owner would find acceptable. Involving the tenant in the decision-making process with these choices can help them feel vested in the project. 
Obviously, when the work is done, the tenant is able to enjoy all of the improvements. Owners, while not enjoying the improvements directly, often enjoy benefits like tenant longevity, shorter vacancy, and increased equity.


Please keep in mind that many projects can (and should) be coordinated during the vacancy between tenants.  This is especially true for projects (like interior paint, flooring, etc.) that are difficult to complete when a home is furnished or if a tenant is opposed to work being completed while they occupy the home.  

Over the years, there have been times we’ve been approached by homeowners for management services while they’re in the throes of implementing improvements. Too often, we see owners who are trying to complete these projects on their own.  This can easily delay our ability to begin marketing for a tenant and showing the property.  In these cases, it’s important to consider the benefits of having improvements completed by a professional.  Homeowners often decide to take on the project to save on labor costs.  However, there is always a trade off and owners can find themselves squeezing the work into an already very busy schedule, risking injury and delaying rental income. A project that would normally take a professional two weeks to complete might take homeowners two months to finish. If we’re able to start marketing for a new tenant sooner, we almost always find that the additional rental income covers the labor cost and then some.  So, in planning a project (especially during vacancy), my advice would be to really look at the numbers carefully. If you’re realistic about the time you’ll be investing, you might find that hiring an organized and efficient professional will result in a more profitable outcome.


In summary, capital improvements can be completed at occupied rental properties in Colorado.  However, it makes sense to talk with occupants to find an approach that will work for everyone.  Investing in improvements can benefit owners and tenants alike.

Securing a Great Rental in a Low Inventory Market (Tips from a Property Manager)

By Stephanie Goudy, Byrne Real Estate & Property Management, Leasing Coordinator

Searching for your next rental home can be a daunting task. “Where do I even look for a rental home?” “Why is everything leasing so fast?” “Will I qualify to rent this home?”

As Colorado Springs Property Managers, we know the difficulties and challenges renters face when navigating the rental market for their next home. Colorado Springs homes for rent do not last long on the market, so staying active and vigilant online plays a key role in successfully procuring a Colorado Springs rental when competition is high.

Search Closer to Your Desired Move-in Date

Rentals listings are typically made active online between 30 and 60 days prior to the available date. If you are looking for a July move in, start your search in the May/June time frame. Starting too early can cause a headache of sifting through listings available too far out.

Check out Local Property Management Websites

Local Property Management websites are more up to date than syndicated websites. This means you will find the most accurate  information directly from the Property Management company vs. other popular home search sites.

Have all Your Ducks in a Row

Ready to apply? Come prepared! Ensure you are ready to provide proof of income, past rental history, and anything else the Property Manager will need to get you approved fast. You can always call before applying to find out exactly what documents are needed. Some companies work as a first come, first serve basis while others go based off the most qualified applicants. Be ready to throw your hat in the ring as soon as you start your search.

Moving from out of state has its own set of challenges. We encourage prospective tenants to view a property prior to submitting an application… which might be an issue if you are not local. Try to contact a local friend or family member to view a rental property on your behalf. Alternatively, some Real Estate agents will offer virtual tours for out of state renters.

Securing a rental home in a fast-paced market can be intimidating, but it is possible. Keep your eyes peeled and be ready to respond to a listing. You’ll be sure to find a home that’s perfect for you.