The relationship between landlords and tenants can get complicated.  But when you add a homeowner’s association (HOA) into the mix as well, it gets even more complex.

The first thing to know about an HOA is that it is a legal body created to maintain common areas in a neighborhood/housing development and to maintain the quality and value of properties involved in the HOA.

This organization has direct authority over property owners, but not over renters.  If, however, a tenant breaks association rules, it does have the right to call the proper authorities to take action against that individual.

If you are a landlord who belongs to an HOA, you are responsible for ensuring that tenants adhere to association rules.  The best way to prevent rule violations is to provide written copies of all HOA policies and rules and to make sure your lease agreement is also in writing and adheres to the HOA’s governing documents.

Should a tenant in a home, condominium or multi-family housing unit violate a policy or rule, you will need to remedy the situation using resources available to you in your lease contract.  If the violation results in fines, you must pay the HOA and then be reimbursed by the tenant.  If you fail to correct the problem, then the HOA can take legal action against you.

As the saying goes, the devil is in the details.  And the more of them you have to deal with, the more difficult your job as a landlord.  The experts at Herman Boswell can help.

Our team of real estate professionals can offer you the management expertise you need to deal with the often time-consuming issues that HOA membership can entail for you and your tenants.  For the peace of mind you deserve, contact us today!

The post LANDLORDS, TENANTS AND HOAs appeared first on Herman Boswell Property Management.

If you own and manage rental properties, you need to know that the presence of mold can put you at risk of litigation. In the last decade,tenants across the country have won hefty settlements from landlords for health problems – such as nausea, asthma, rashes and chronic fatigue – allegedly caused by exposure to toxic molds.

Mold comes in many colors and shapes. The ones that are a cause for concern come in black, white, green or gray varieties and go by such names as:

• stachybotrys
• penicillium
• asperligus
• fusarium
• paecilomyces

Some molds are visible and have a distinctively bad smell. Others are more difficult to detect and live between walls, under floors or in basements and attics. Buildings in Texas are especially vulnerable to mold because of the humid climate. Wherever moisture is present, mold thrives.

If a tenant claims that his or her rental unit has mold, the wise thing to do is act on the complaint right away. Most mold – such as the kind that grows on shower tiles – is not harmful to human health. It’s still important, though, that you show your tenants that you are taking their concerns seriously.

The first thing to do is determine what’s contributing to the mold. The most common causes are leaky pipes, windows and roofs. Since landlords in Texas are responsible for maintaining fit and habitable housing and repairing rental property, you will need to fix any structural problems that might be giving rise to the mold as soon as possible.

If you can’t pinpoint the cause, you should call an inspection company to run tests in the rental unit in question. Even if you are able to figure out what is behind the mold, it’s still a good idea to get official documentation. That way, you’ll be able to show that have acted in good faith and adhered to your responsibilities as a landlord.

At Herman Boswell, we understand the importance of staying on top of tenant concerns, especially where issues of health and habitability pertain. Our experts are here to help you manage your real estate investments so that you can have the peace of mind you deserve. Contact us today!

The post DEALING WITH MOLD PROPERTY MANAGEMENT COMPLAINTS FROM TENANTS appeared first on Herman Boswell Property Management.

After roughly seven months of possession, Ken Robinson’s time ran out in an upscale abandoned Flower Mound home this past week. Robinson started occupying the $340,000 home last July when his research could not find the owner nor the mortgage holder of the property. Using a little known Texas law of “adverse possession” he claimed rights to the house after filing a claim form with Denton County that he downloaded off the Internet and paying a $16 filing fee. He became an instant media and Internet celebrity with law students at SMU proclaiming his use of the law “genius.” Though his upset neighbors accused him of breaking into the home, he kept up the property, mowing the lawns and doing other landscaping work.

This past month, Bank of America finally stepped forward and foreclosed on the property and gave Robinson til February 13th to appeal or move out. Robinson quietly slipped away leaving the home again abandoned. The law of adverse possession can only be effective when a property has been abandoned and occupied over a period of years. So Robinson had no legal standing to remain in the property or argue it should be his as a result of his slight possession.

Robinson’s act of using adverse possession however had some consequences. It set an example and created many copycats claimants in Texas – all of whom were unsuccessful. In one amusing case, a person took over the home of someone who was only away on vacation, threatening them with legal action when they returned. Undoubtedly it was not funny to the homeowner nor to horrified neighbors.

This whole situation speaks of the need of adequate property management whether a home is abandoned or not. Having a property left unattended and uncared-for for a lengthy period of time is just an invitation not only to unkempt grounds and building disrepair but to vandalism and worse.

If you own rental property and it is currently vacant, it would be a wise investment to have the property cared for. Even if it is not vacant, Herman Boswell Property Management has 37 years of experience in handling property for investors. They know how to do things right and can use that experience to help you. Give them a call and find out.

The post “ADVERSE POSSESSION” TIME RAN OUT appeared first on Herman Boswell Property Management.

When it comes to marketing your rental property, you have a lot of choices–almost too many. You can put an ad in the local newspaper, list the property with a home finding agency and/or put up a sign in the front yard.  And that doesn’t even include your online options. It all depends on who you want to have as potential tenants.
Once you’ve figured out what might work best, then there’s the issue of what you should say about the apartment, home or condominium you want to rent. If you have any doubts at all, then you need to review the Fair Housing Act which describes exactly who is entitled to rent (or buy) from you.

Knowing what this Act–along with other state and local fair housing laws–says is especially important.  Any ad you place cannot contain words, phrases, symbols or images that could indicate or imply you have discriminatory preferences. You also have to watch out for any religious references. Saying that your rental unit is located near a  particular church or other religious establishment could suggest unintended limitations or exclusions.

The best way to market your property is to be as neutrally descriptive as possible. You can mention prices, amenities, when the unit will be available for move-in and whether references and/or a credit check are required. You can also talk about location–without referring to any religious establishments–and given address. And of course, you can talk about all the special features that make your unit stand out:  for example, spaciousness, affordability and quietness.

Even after you’ve figured out where to market your property and what you can legally say about it to make it sell, you need to have a plan in place regarding what you will do if your marketing approach doesn’t yield the results you want.  Pretty exhausting, isn’t it?

Herman Boswell is a property management firm that understands the needs of busy landlords like you. We are real estate experts that know what it takes to successfully market a rental unit to people who will be good tenants. That is, who will pay rent on time and treat your property with the respect it deserves. When you need a team that knows the DFW market like nobody else, contact us.

Photo credit: jscreationzs

The post MARKETING YOUR RENTAL PROPERTY THE RIGHT WAY appeared first on Herman Boswell Property Management.

The Texas Association of Realtors has issued their 3rd quarter report for this year. Once again there is good news for property values in Texas. Their survey found that Texas again for five straight quarters had increases in sales volume and prices for single-family homes.

The stats are these. 66,746 homes were sold in the 3rd quarter which is 14.17% more than in the same quarter last year. The median sales price was $161,400. Again, this is 6.46% higher than last year at the same time.

The realtors are quite optimistic.

To quote Joe Stewart, chairman of the Texas Association of REALTORS®, who said “Texas has been leading the nation economically and these third quarter results are more evidence that a strong real estate market is driving prosperity in our state. With the 83rd Texas Legislature around the corner, we must continue the homeowner-friendly policies that have created that strength and find new ways to support private-property rights in Texas.”

If you are acquiring new residential investment property in the Arlington area and are looking for a property management firm, Herman Boswell Property Management is the best choice. We have a proven track record of over 37 years of helping property owners handle their properties.

Just call us.

The post TEXAS REAL ESTATE CONTINUES TO IMPROVE appeared first on Herman Boswell Property Management.

In these times of economic uncertainty, an investor needs to make sure that the returns on an investment are maximized. No investment should be earning less than its potential and this is especially the case for real estate.

You may be the owner of an apartment or an apartment complex, a stand-alone home or many houses in different locations, or a more complicated and complex portfolio with multiple property types. Whatever your investment profile is, if you have real estate investments you need real estate property management of the highest quality.

With so many companies out there vying for your attention and your dollars, it makes sense to choose only the best. But many investors make some common errors when choosing the best manager for their properties. If you are aware of these mistakes, you can avoid them and ensure that your investments pay off.

Here are the most common problems with a company and why it’s a mistake to ignore them.

1. Inexpensive
There’s nothing wrong with saving some money if you can but make sure that you’re not cutting corners when it comes to services and quality. The cheapest services may not always be the best for the performance of your real estate holdings. Take a close look at what services you are getting for the cost, at the quality of the services provided, and at the short and long term consequences of ignoring any red flags that come up just to save a few dollars. You want a company that can manage your holdings effectively, efficiently and professionally, and sometimes this means paying more to get what you need.

2. Inexperienced
It is important to know how long the management company you are hiring has been in business and what kinds of properties they have managed. It is also important to assess how successful they have been based on their current and previous clients’ experiences. The longer a real estate property management company has been doing their job, chances are the more satisfied customers it has and has had.

3.Understaffed
It’s not just how many employees the management firm has but the quality of those employees. A competent and successful company will have trained and educated staff not just for property maintenance, but office work, computer tasks and even public relations. Look for an adequate staff for the kinds of tasks that need to be done but also look for educated, experienced, and professional people that have made the company a success. If the staff is too small or not well-qualified, your investment will be at risk.

4. Not up-to-date
An experienced, well-staffed real estate property management company will have the latest, most efficient computer hardware and software available to help manage your investment. They will use effective programs that make it easy for the maintenance staff to stay current and on schedule, for screening and processing potential tenants, for tenants to pay rent, for you as the owner to access the figures and files you might need, and for the general business of the office to be conducted properly. If the company is not completely modernized and cutting edge, you may not be getting the maximum return on your real estate investments.

Herman Boswell Property Management has 37 years of cutting edge experience as a property management company in the Arlington Tx area. We maintain over 700 properties and have the well-trained staff and equipment to do so. We help you avoid the pitfalls of dealing rental property investing. We do our job and do it well.

The post FOUR MISTAKES TO AVOID WITH A REAL ESTATE PROPERTY MANAGEMENT COMPANY IN ARLINGTON, TX appeared first on Herman Boswell Property Management.

It’s frustrating to deal with a neighbor who loves loud music and parties or who can’t seem to keep their voices down during arguments or fights.  It’s noise, noise, noise, all the time and because they live so close to you, there’s no way you can escape the ruckus. What a nightmare!

If you’re the landlord of a property inhabited by an unruly tenant, you–unlike the neighbors who have to put up with all the noise–can legally terminate the troublemaker’s lease. But that doesn’t mean the process will go smoothly or be easy.

You have to document the nature of the complaints filed against the tenant and then tell them that they have caused a disturbance.  Should the behavior–and the complaints–continue, then you have to arrange a meeting with the offender and send a letter afterwards that recapitulates the points made during your discussion.

If that doesn’t work, then you have to send a reminder that the lease prohibits the wanton disturbance of others. And if that doesn’t solve the problem, it’s time to send a Notice of Breach and Right to Cure form (a.k.a. the Cure or Quit notice), which gives the tenant one last time to tone it down.

Through all of this, you have to keep careful records of every complaint lodged against the noisemaker that include specific information regarding how the tenant in question are violating the lease. This is because if you have to go to court for an eviction, the judge has to verify that you gave your tenant three chances to comply with these regulations before eviction proceedings can take place. And the eviction itself can take time.

Why put yourself through all of this when there is an easier way to manage rental properties? The Herman Boswell Property Management team handles tenant problems quickly and professionally so that they don’t get out of hand. And if they do, you can count on us to end the nightmare before you start losing unnecessary sleep over your investments.

The post THE NIGHTMARE OF NOISY TENANTS appeared first on Herman Boswell Property Management.

If you have investment properties you rent, you undoubtedly want to maximize the profit from your investments as well as maintain and increase the value of your properties. The biggest concern that most investment property owners have is whether or not to hire a property manager. Here again are some reasons why it is a smart thing to do:

1. You’ll Make More Money With a Property Manager

Many property owners resist hiring a property manager because of the cost involved. However in the long run, they will actually make more money because of the increased care taken with the property or properties. On average, you’ll get better tenants, have them stay longer, have less damage and repairs, and at the end of the day have your property in better shape.

2. Property Managers Will Save You Lots of Time and Headaches

The time it takes to keep track of rent payments, collect late fees when necessary, deal with complaints and repairs, get the property ready for new tenants and deal with bad tenants can easily turn into a full-time job! It can also be a constant source of stress. Relinquishing these ongoing responsibilities to a good property manager can literally bring down your blood pressure and make life livable again.

3. Better Screening and a Bigger Pool Of Potential Tenants

If you hire a property manager with experience, they will know exactly how to dig for the right information to find the very best tenants and screen out potential tenants will a bad history. Property managers also have a much bigger pool of applicants to choose from. Most property owners who try to find tenants themselves just run an ad in the local newspapers and maybe post an ad to CraigsList. A property manager who is well established will already have waiting lists of potential tenants and more coming in every day in addition to what advertising brings in.

4. Property Managers Know the Law Inside Out

One of the biggest advantages to hiring a professional property manager is the ability to avoid some legal hassles completely and minimize others. For example, it can be tricky to know and fully understand all the nuances of both state and federal laws when it comes to discrimination in screening and selecting tenants. Some property owners who try to screen and select their own tenants inadvertently break discrimination laws. Also, if an eviction does become necessary, a good property manager will understand exactly how to handle it in a way that will save time and money while staying within the boundaries of the law.

5. Property Managers Serve As a Buffer Between Owners and Tenants

Often times, it is difficult for a property owner to keep a professional distance from their tenants. They get too personally involved and they tend to be too lenient on certain issues. On the other hand, they can also get too defensive about certain types of complaints. Renting out a property is a business and it is much easier for a property manager to keep things on a strictly professional level. For example, professional property managers will react very differently to stories about why the rent is late than a property owner that has gotten to know the tenant on a personal level. When issues arise, a professional property manager who has kept his or her distance is better prepared to deal with the problem effectively.

Herman Boswell Property Management has a portfolio of over 600 properties that it manages in the Arlington area and a 37-year track record of success. Why not put them to work on your property?

The post 5 REASONS YOU SHOULD HIRE A GOOD PROPERTY MANAGER appeared first on Herman Boswell Property Management.

There’s a favorite saying amongst Fort Worth natives, “Life’s too short to live in Dallas.” But residents of Arlington know an even better-kept secret, which is the affordable housing prices Arlington has to offer along with some of the fastest growth and renewal and easy access to both sides of the metroplex for work or play.

With the addition of Dallas Cowboys Stadium to Arlington, the downtown area near the University of Texas at Arlington is being continually revamped, and many unique, hip restaurants are going in. Compared to the northern Dallas suburban areas of Frisco, Plano and McKinney which are often considered to be full of too many cookie cutter houses for some tastes, Arlington housing prices are considerably more affordable with bigger lots, often much bigger homes, and easier access to jobs in either Fort Worth or Downtown Dallas. South Arlington has several brand new luxury communities to complement the same presence of affluent neighborhoods in North Arlington. But with more modest existing homes throughout the historic areas, there is literally a place for everyone to call home.

Arlington has many quiet communities filled with well-kept homes and established families. From the Interlochen neighborhood where a huge Christmas lights show goes on every year to Six Flags over Texas and Hurricane Harbor, to the amazing Texas Rangers, Arlington is the place everyone comes for sports, concerts, and fun times with family.

Arlington has historic homes as well as brand-new developments, and the Herman Boswell Property Management knows all the best practices for property management in the area. Herman Boswell started his company in Arlington during its first major hey-day and became an icon of real estate in the area. His dedication and high standards, along with incredible business ethics and giftedness in real estate have benefited his clients throughout the company’s history. And he always expected the same from his agents. Today the company has over 700 properties across the metroplex, mostly in Arlington.

The Herman Boswell personal service and expertise in property management help all of our clients. Contact one of our agents today toll-free at (800) 874-1801 or locally at (817) 274-1800 and we promise you will get the personal service you deserve.

The post ARLINGTON PROPERTY MANAGEMENT FOR YOU! appeared first on Herman Boswell Property Management.

Commercial rental properties are often a lot of work. When you first start out in the rental business, you might not realize just what you are getting into because it all seems so simple. However, as time goes on, you will quickly realize that dealing with issues like renting units, screening applicants, collecting payments, and handling the upkeep of your property can become very time-consuming. Add that to the paperwork and accounting that needs to be kept up on and you could probably use a little help in your endeavors. Fortunately, Arlington property management services are here to help.

In Arlington, Texas, there are a large number of rental properties and landlords. Hiring Arlington property management services can easily give you a leg up on the competition while also giving you a little time and space to kick back and enjoy being a property owner while someone else handles all of the details. Property managers can take care of things like:

• Marketing and renting out units
• Collecting rent
• Interacting with tenants, giving eviction notices and other unpleasant activities
• Handling the books and accounting
• Managing other employees

Having professionals on hand to take care of the business of your commercial rental property can make your life a lot easier. You need to make sure that you choose Arlington property management services that can provide you with the resources and tools that you need to become successful in property ownership, of course. Not all services are created equally, and there are plenty of fly-by-night companies out there trying to grab your attention and get the job simply to get the money that comes with it. Always make sure that you hire professional, experienced property managers for your commercial rental properties so that you can get the best results from your investment.

Arlington property management solutions are available to everyone. When you have a larger or more complicated rental unit like a complex or commercial building, having the right people to help you along the way can make a big difference. With so many different rental properties in the Arlington area, you are going to have to fight to become successful and prove to people that you are the landlord to rent from. With a professional property management team on your side, this will be easier than you might realize because they will take care of the details and use their professional experience to give you an edge on the competition.

The post PROPERTY MANAGEMENT ARLINGTON TEXAS: COMMERCIAL BUILDINGS AND COMPLEXES appeared first on Herman Boswell Property Management.