Rental Tips & FAQ

Are you planning to buy or rent a home built before 1978?

Many houses and apartments built before 1978 have paint that contains lead (called lead-based paint). Lead-based paint is perfectly safe when treated properly, but lead from paint, chips, and dust can pose serious health hazards if not taken care of properly. Lead is especially dangerous when ingested. Lead poses a greater risk to small children who might ingest paint chips.

Recognizing that families have a right to know about lead-based paint and potential lead hazards in their homes, Congress directed EPA and HUD to work together to develop disclosure requirements for sales and leases of older housing. These requirements became effective in 1996.

Federal law requires that individuals receive certain information before renting or buying a pre-1978 housing:

• LANDLORDS have to disclose known information on lead-based paint and lead-based paint hazards before leases take effect. Leases must include a disclosure form about lead-based paint.
• SELLERS have to disclose known information on lead-based paint and lead-based paint hazards before selling a house. Sales contracts must include a disclosure form about lead-based paint. Buyers have up to ten days to check for lead hazards.

Renovating, repairing or painting a home, child care facility or school containing lead-based paint

Beginning in April 2010, federal law will require that contractors performing renovation, repair and painting projects that disturb lead-based paint in homes, child care facilities, and schools built before 1978 must be certified and follow specific work practices to prevent lead contamination.

Until that time, EPA recommends that anyone performing renovation, repair, and painting projects that disturb lead-based paint in pre-1978 homes, child care facilities and schools follow lead-safe work practices. The contractor should follow these three simple procedures:

• Contain the work area
• Minimize dust
• Clean up throughly

To learn more check out the following EPA pamphlets on renovation, repair and painting:

• Renovate Right: Important Lead Hazard Information for Families, Child Care Providers and Schools (PDF) (20 pp, 3.7MB)
• Contractors: Lead Safety During Renovation (PDF) (2 pp, 1.5MB) HTML version

Sponsored by Condo 1 Alexandria / Will Nesbitt Realty LLC

Serving real estate needs of Northern VA · in Alexandria · in Arlington · in Fairfax County ·

Single Women, Condo Living and Everything In-Between

Recent studies suggest that single women currently make up approximately 47 percent of the condominium buying market in the United States. The reason is pretty obvious, if you think about it. Condominiums are an increasingly popularly housing choice for single women because of the various benefits that condos offer including convenience, security, and often virtually maintenance-free living.    

For starters, security matters. For single women living alone in large, urban areas, one of the many benefits of living in a condominium are 24-hour concierge and security desks, video and security cameras in hallways and stairwells, and gated or enclosed parking areas. So if you're thinking about buying a condo, carefully consider first the kinds of security features and amenities that are available in the unit; very often peace of mind is worth its weight in condo fees. Additionally, it's important to know your potential new neighborhood. Condominiums tend to be located in urban areas where there are other young, working professionals as well as families. Make sure you know your neighborhood inside and out before you make an offer on a condominium and check the local county website for crime rates, local community news, and other annual statistics and reports.

Next, convenience is the key. Another factor that is crucially important when considering buying a condo if you are living as a single professional woman. In many condominium communities and developments there are office personnel to receive packages as well as other day-to-day business services such as dry cleaning, tailoring, and spa and fitness facilities. Some of the larger condominium developments also feature even more advanced amenities such as a grocers, bank branches and ATM's, and many other services that make a single working woman's life just a little easier.

Finally, consider maintenance in relation to time and money. Many single family homes require lengthy, time consuming and ongoing maintenance such as painting every three to five years, worrying about pipes freezing during the winter or getting the rain gutters cleaned. While it's true that you as a condo owner must be financially responsible for the upkeep and maintenance of your condo's common area, typically condo associations oversee the day-to-day management of the property itself. What does this mean for the busy single woman? Well, if the doors stick and the roof springs a leak, you can bet that your sassy self won't be called upon to find someone to fix it. But be sure to check your condo buildings' rules and regulations first. Most condo associations have a list of rules and regulations that you will have to agree to before you purchase a unit in the building. These rules may limit the number and weight of pets; how many visitors you can have at a time including how often and for how long; if you can rent out your unit; and when you can have work done in your unit. Ask the listing broker for the complete set of building rules and regulations.

Before you make an offer on a condo you want to be sure to consider what matters to you most as a busy single woman and those major concerns include safety and security, convenience and location, and matters of maintenance compared to other home ownerships costs. Happy Hunting Miss Independent!

Sponsored by Condo 1 Alexandria / Will Nesbitt Realty LLC

Serving real estate needs of Northern VA · in Alexandria · in Arlington · in Fairfax County ·

Renter expectations

One of the most important roles as a realtor is to set expectations for rental clients with regards to

• Availability
• Budget
• Turn-around
• Space

Some of the biggest shocks to renters include:

• Having pets drastically reduces what's available.  Large pets narrows the selection even further
• Expecting a landlord to keep a rental vacant for over a month greatly reduces your chance of getting the unit
• Short term leases (less than a year) cost a landlord substantially, both due to lost income from vacancy and the cost of restoring and finding a new renter
• If you've looked at a half a dozen units and everything is way off the mark, then things are very unlikely to improve.

As a realtor it's important to convey this information.  As a renter its important that your realize that ignoring your realtor's advice will quickly land you without a realtor.  No one likes to be ignored, but more importantly your realtor doesn't want to waste your time and the realtor's time chasing possibilities that will never happen.

Sponsored by Condo 1 Alexandria / Will Nesbitt Realty LLC

Serving real estate needs of Northern VA · in Alexandria · in Arlington · in Fairfax County ·

What every renter should understand about condominiums.

This is a repost of an old article of mine, but still bears an important message.

As the primary mover and shaker in Condo 1 Alexandria, I field calls every single day from renters who are interested in condominiums.  The names and locations change but there are a few fundamental misconceptions that are so common, I feel the need to write this note for the general benefit of the world at large.

It looks like an apartment, but it's not an apartment.

First of all, a renter needs to understand the difference between an apartment and a condominium.  An apartment, or any multi-family dwelling, is owned by a single entity. Most usually the owner is a company, but more rarely an individual owns the property. Employees of the apartment complex, or the owner himself, manages the property.

A condominium is different because there are many owners, meaning each unit is individually titled.  The owners of a given condominium complex make up something called a condominium association.  The association jointly owns the common areas such as the lobby and the lawns. The association oversees the management of the property.

There is no rental office: you need an agent.

When you rent at an apartment complex, you'll see a big sign that says "RENTAL OFFICE". That office is staffed by folks whose job it is to explain to you why that particular building is the greatest place to live in the world. They are generally helpful and pleasant and they will gladly show you a model apartment and give you an idea of what is "coming available". 

A condominium complex is completely different.  The condo office is filled with employees of the condominium association.  The employees at the condo office are concerned with the maintenance and security of the building. They could care less where you rent or where you live.  In most condominiums in Northern Virginia, staff won't allow you to enter the property and they won't show you any rentals here or anywhere else.  The staff has no idea what is available or what is "coming available".

A condominium complex looks like an apartment building on outside, but it's more like a neighborhood full of townhouses or houses.  In a neighborhood everyone lives in the same place with similar housing but each person owns their own house. If you want to rent in that neighborhood, you CAN'T do so by banging on people's doors and asking them to see their house. Nobody in the neighborhood knows "what's coming available".  If you want to tour a house in a neighborhood, you need a real estate agent. 

It's the same in a condo.  If you don't have an agent you can't see a condo, or any private residence.  Homeowners don't want strange people walking through their house and they don't want to make allowances unless a real estate agent knows their is a possibility that you can afford the rent.

There are always other options.

If you don't want a rental agent, you do have a choice. You can rent from an apartment complex---less hassles on the front end, more hassles on the back end. Or, you can take your chances on Craigslist.  My advice: Craigslist is great for room shares, but doesn't work so well for grown-ups.

The most important thing every renter should know about condos.

Then, the last and most important thing any renter should know about condos: in today's market purchasing a condo will cost you a few dollars more each month than a renting a condo.  But buying a condo will cost you less on an annual basis. 

How is this possible?  Condo owners pay association fees and mortgage. Taken together, a first time buyer with a low down payment will have payment slightly higher than a rental. But each year we all file taxes. Renters take a standard deduction. But, property owners can deduct real estate taxes, mortgage interest, depreciation and certain other expenses from their taxes. This can amount to thousands of real dollars in your pocket each year.

Don't forget, next year, the renter will get a rent increase.  Next year, the mortgage will be the same. 

It's your choice, but this is the best time to buy in the last 5 years.

About the Author --- Will Nesbitt is the principal broker of Condo 1 Alexandria and Will Nesbitt Realty. Will specializes in condos, townhouses and single family residences in Alexandria, Arlington, Fairfax County, Crystal City, and Kingstowne. Will resides in Belle Haven Estates just outside Alexandria VA in Fairfax County.

Sponsored by Condo 1 Alexandria / Will Nesbitt Realty LLC

Serving real estate needs of Northern VA · in Alexandria · in Arlington · in Fairfax County ·

The customer is always right ... but the client is not.

It doesn't happen often but about once a year, I anger a potential client.  Most usually it's a prospective renter. I throw this story out to my fellow realtors and real estate agents, because I don't like it when people get mad at me and I like to re-examine what I did so that the next time this won't happen. 

About Me and My Business

Will Nesbitt Realty LLC focuses largely on condominiums.  We sell all types of real estate, but a large part of our business is condominiums. As I often tell people, Dairy Queen sells hamburgers and McDonald's sells ice cream. Once you're in the door, they'll sell you what you need. It is the same with us. We are focused on condos because our office is located on the first floor of a residential high-rise condominium community called River Towers.

To folks who don't know anything about condominiums or real estate, River Towers looks a lot like an apartment building. About a year and a half ago---the last time I dealt with an angry renter---I followed up with an article that explained the differences between apartments and condos and I posted it prominently on our website. Because our building looks like an apartment building, our office might seem like a rental office to some people.

I say all that in fairness to the prospective renter that I angered.  We look like a rental office, but we're not a rental office. 

As for my personal state of mind, I've been working back-to-back-to-back seven-day weeks for a pretty good stretch now.  I purposefully did not schedule any appointments yesterday because I've been so busy and wanted a little break.  However, without any appointments scheduled and with the phones a little quieter than usual, I slipped into the office to get a tiny bit of work done. I didn't shave. I was wearing shorts.  I even paused to play a computer game. It was quite nice.

Enter Jane

That's when this lady, we'll call her "Jane", walked in.  I was a little surprised to see her because visitors at our building have to be buzzed in. Jane said, "I'm here to take a look at rentals."

I said, "When are you moving?"

Jane said, "November or December."

This is September. I told her, "Anything you will see now will be rented before November or December. This is a condominium community, not an apartment complex---"  I wanted to explain to her why we only assist prospective renters who have an immediate or very specific need. We're not in the business of giving world tours to renters who might rent a few months. This might sound tough to some, but many agents won't help renters at all.

Jane didn't want to hear about this or why we do business the way we do business. Instead, she interrupted me.   What she wanted me to know as that she was here to look at places and by golly she wanted to see some places. 

I was too exhausted, too tired, to really sugar-coat my response. I told her, "I'm happy to answer all the questions you'd like. I'll tell you prices. I'll show you pictures, but I'm not going to wander around showing you places that you won't rent."

Jane was indignant and shocked.  I tried to explain to her more. I tried to explain to her why I was telling her this but she didn't want to hear it.  She demanded to see some "samples". 

I replied, "There are no samples. These are condominiums." Condominiums are individually owned and thus each condo is unique.

Because she was so insistent, I agreed to show her around, "I'll be happy to show you something but you'll have to pay a $100 retainer.  If you rent something you can apply this money to your rent. If you don't rent that's the charge for seeing a unit."

Jane gets angry

That was enough to push Jane from upset to angry. She crossed her arms and demanded to see units in River Towers. My wife, who has a desk nearby injected herself into the drama.  Julie told her, "I'm sorry for him. He's been working for more than 30 days straight, what's he's trying to say is --- "

Jane cut her off. My work schedule is not her problem.  In fact, Jane wanted me to know that she works hard too.

I understand that sentiment and I don't blame her for feeling that way. In fact, I told my wife, "She doesn't care how hard I work. Nor should she.  The important thing to understand is why this business works this way."

The resolution

I then tried to begin to explain how rental agency works, but Jane was too angry at this point to listen.  She demanded to speak to my boss.  I was perhaps a bit of a smart-ass when I reached across my desk and handed her one of my cards. Jane said, "I don't want to talk to you! I want your boss."

If I wasn't so tired, I would have thought fast enough to refer her to my wife, but instead I told her the truth. "I own the company, ma'm."

Well, this is an outrage.  She's never seen anything like this in her life. She was now tirading.

But at this point, it was my turn to interrupt her, "Ma'm if you really are off from work, you're just wasting your precious time by yelling at me.  That shopping center over there has a Wiechert office with agents that will be glad to help you."

I sort of felt guilty for the newbies working desk duty at Wiechert, but maybe she will rent something off of them so maybe I did them a favor. 

The lesson

In retrospect, I know where we had our disconnect but I'm not sure how to avoid it in the future. Jane had been trained by her experience in retail to believe that the customer is always right. What she doesn't understand is that the customer is always right, but the client is not always right.

By that I mean, customers make purchases from retailers.  I am not a retailer.  I am a professional providing a service to my clients.  My clients come to me because they want my advice and expertise.  I often give my expertise away, but I am not required to give my expertise away. Furthermore, I can't give you the benefit of my expertise if think that I'm a retailer. 

Whether they are renters, buyers, sellers or landlords, I provide my clients with honest, direct and factual advice. I explain to them as best as I can the facts as I understand them. I let my clients make their own decisions. I can't make their decisions for them. But I have been around too long to have a client use me as a personal door-opener in their quest to find what they seek. 

I've learned the hard way that folks who insist on seeing things that aren't what they want are a waste of my extremely valuable time.   If you tell me you want something specific and then I tell you that what you want to see isn't what you want, then I know that you are either not telling me the truth about your needs or you have no respect for my opinion and time.  I cannot help a client who wants to use me as a tool rather than as a professional. This is most especially true when that potential client is a renter, which means they are very small potatoes for me.

About the Author --- Will Nesbitt is the principal broker of Condo 1 Alexandria and Will Nesbitt Realty. Will specializes in condos, townhouses and single family residences in Alexandria, Arlington, Fairfax County, Crystal City, and Kingstowne. Will resides in Belle Haven Estates just outside Alexandria VA in Fairfax County.

Sponsored by Condo 1 Alexandria / Will Nesbitt Realty LLC

Serving real estate needs of Northern VA · in Alexandria · in Arlington · in Fairfax County ·

I'm renting a condo in alexandria, but I don't like the color. Am I allowed to repaint it?

Question

I'm renting a condo in Alexandria, but I don't like the color.  Am I allowed to repaint it?

Answer

The best answer to this is to discuss it with your property manager or landlord.  In most cases, a property manager will allow you to paint your condo whatever colors you would like.  If your landlord agrees to the new color that may be the end of the discussion.  In a worst case scenario you will be expected to return it to the color it was originally.

If your property was built before 1978 there is a risk of lead based paint.  To learn more about how to protect yourself from this invisible danger read the EPA pamphlet on lead based paint.

Ben Fornshell is the newest member of the team at Condo 1 Alexandria and he is available to help you find your next residence in Alexandria and Northern VA

Sponsored by Condo 1 Alexandria / Will Nesbitt Realty LLC

Serving real estate needs of Northern VA · in Alexandria · in Arlington · in Fairfax County ·

Help me find a condo for rent!

Hello Will,

 

We are actually interested in working with an agent, as opposed to trying to do the leg work ourselves. My husband is currently stationed in Okinawa, Japan. We are awaiting orders that originally had us relocating this summer. Now it looks more like late October/November, following the new fiscal year.

 

As mentioned, we will be stateside and staying in DC on Tuesday and Wednesday, June 22/23rd and would like to commit to meeting with an agent who handles rentals. Realizing that one may not know what units will become available in November, it would still provide a head start in preparing for our relocation.

 

We are not familiar with the neighborhoods other than online research and bits of information provided by friends. My husband does wish to be (at least) within walking distance of the metro. We are interested in checking out Old Town Alexandria and other suggested areas.   

 

Thank you for your time.

 

Regards,

Sally

Sponsored by Condo 1 Alexandria / Will Nesbitt Realty LLC

Serving real estate needs of Northern VA · in Alexandria · in Arlington · in Fairfax County ·

How can I find the rental that suits my specific needs?

The goal is to find the rental that suits all of your needs, most of your wants and fits your budget. What's the most effective choice to realize that goal? You can:

Do it yourself; or

Enlist the services of a rental agent.

If do it yourself, then you are in effect your own rental agent. That means you must rely on your own personal knowledge of the area and your own contacts to find your perfect rental. Of course, you could change your own oil, put in your own stitches and you could cut your own hair, too. The only difference is that you have pay for these services and a rental agent's services are totally free to the renter!

A rental agent's job is to listen to your needs and then help you identify rentals that meet your needs. rental agents typically have in depth knowledge of the community and they are often aware of market rates. It's not uncommon for a "connected" rental agent to know of rental opportunities that are quietly listed and generally unknown to the public. A rental agent's fees are paid by the landlord, so there is no expense to the renter.

It really is in the renter's best interests to employ the services of a trustworthy rental agent.

The problem is many rental agents really only work for one landlord and thus only support their employer's building(s). Any agent at an apartment complex will only show properties at that complex or at another complex owned by the same landlord.

Many realtors and real estate agents won't deal with renters. Here's why.

After all the fees are paid, a rental agent generally makes about one eighth of a single month's rent for a rental. For a typical one bedroom apartment in the DC area the rental agent is often paid a paltry $160. (No withholding and no benefits.) So it's tough to find a rental agent who cares about your needs. Additionally, many renters are oblivious to the benefits of professional assistance and don't really take best advantage of the rental agent's expertise.

Sponsored by Condo 1 Alexandria / Will Nesbitt Realty LLC

Serving real estate needs of Northern VA · in Alexandria · in Arlington · in Fairfax County ·

Another reason you need a rental agent ...

I just found this posted on the Q&A section and thought it was an excellent lesson for renters who would prefer to act as their own rental agent.

Q. oh my goodness! what a mess! ok here it goes. My husband and I moved to Las Vegas from WI, and we were in contact with the landlord by email.Well she sent us pic and we looked at them it seemed good on "line" that is. Well in her emails she stated the house needed painting but she did not have the "money" as of yet " But she did say would paint "later" So my not so smart hubby, sent her $2600 and she faxed the lease .When we arrived 4 days later and she met us at the property @11pm! When we went in the house it was not at all what it was on line !!!!!!!!!!!!!!!!!!! I was so peeved! I TOLD HER I WANT THE $2600 BACK!She said she did not have it & I thought i was going to have a nervous breakdown! She had the nerve to say we were too picky at the moment I could have dropped kicked her!!! NO paint!, carpet coming up and dirty!holes in walls because of nails! dirty , and too top it off BIG ASS COCKROACHES!!!!!!!!!!!!!!!!!!!!! So my son & hubby took me aside to come me down!In the least we were to "maintain" the bug pest controll "Maintain" Not come into a house thats Infested! SO anyways to make a long story shorter... "LOL" we were mislead from the beggining , and she took off$700.00 and we painted only part of the interior... We did not look at the lease "date and she did not pro rate "She has march 1st -april 1st . and we got there march 27th .So we have had nothing but problems w/her and now our refrigerator does not work and we have told her time in and time out and she has never sprayed for bugs and she never has painted and she has done absolutely nothing!!! And since march we have been paying rent , its now aug and in july I got a hold of legal aid and explained to them our situation .That told us STOP PAYING RENT SEND HER A LETTER TELLING HER THIS NEEDS TO BE DONE!So we did and she came back with a nussinnce" letter of what we wanted done ! She said un authorized dogs which is a lie she knew about it!and refrigerator,and carpet. We went to court and the landlord started to talk about the rent &the judge said thats not what you have here! Nothing about the rent! The judge said if you want the money you need to sue! Then the judge said but it would be in your best interest not to ,because there are alot of things you did not do!!! Then the judge says to us why don't you just move.. And we said we are aug 21 2008. So thats what we are doing. But now we were served small claims court! I need to know what do i do now??

I won't attempt to answer this question in this blog, rather I submit the letter as a general lesson about what can happen when you choose to work without professionals. 

The questioner is well aware of the many mistakes the landlord made, but she is blind to the mistakes that she herself made. The landlord is convinced that the tenant is the problem.  The judge knows the truth: both parties are in a mess and both parties made serious mistakes.  The best thing would be for these two to part ways as quickly and unceremoniously as possible. Small claims court will sort out the left-overs to see what rent if any is due.

So what's the best/safest way to find a rental?

The goal is to find the rental that suits all of your needs, most of your wants and fits your budget. What's the most effective choice to realize that goal? You can: Do it yourself; or Enlist the services of a rental agent.

If do it yourself, then you are in effect your own rental agent. That means you must rely on your own personal knowledge of the area and your own contacts to find your perfect rental. Of course, you could change your own oil, put in your own stitches and you could cut your own hair, too. The only difference is that you have pay for these services and a rental agent's services are totally free to the renter! Worse still, if you don't have a professional doing the work you may have a botched hair-cut, engine problems or a tale like the lady with the rental question. 

What does a rental agent do?

A rental agent's job is to listen to your needs and then help you identify rentals that meet your needs. rental agents typically have in depth knowledge of the community and they are often aware of market rates. It's not uncommon for a "connected" rental agent to know of rental opportunities that are quietly listed and generally unknown to the public.

A rental agent's fees are paid by the landlord, so there is no expense to the renter. It really is in the renter's best interests to employ the services of a trustworthy rental agent.

Finding the right rental agent.

The problem is many rental agents really only work for one landlord and thus only support their employer's building(s). Any agent at an apartment complex will only show properties at that complex or at another complex owned by the same landlord.

Further, many realtors and real estate agents won't deal with renters. Here's why.

After all the fees are paid, a rental agent generally makes about one eighth of a single month's rent for a rental. For a typical one bedroom apartment in the DC area the rental agent is often paid a paltry $160. (No withholding and no benefits.) So it's tough to find a rental agent who cares about your needs. Additionally, many renters are oblivious to the benefits of professional assistance and don't really take best advantage of the rental agent's expertise.

No charge to you ... but not FREE!

When you find a quality agent who is willing to help with your search, it's a good idea to maximize your productivity before the agent loses interest in your problems. Most rental agents (like most people) are good people and they care about their client's needs. At the same time, there comes a point where the rental agent has to consider his/her own self-interests. Because the pay-off is so small for the agent, even the best rental agent loses interest very quickly if the renter has unrealistic expectations or if the renter isn't ready to make a decision. 

So, it's in the renter's best interest to take advantage of the rental agent's expertise, but it makes sense to budget your time with the rental agent. For example, rather than using the rental agent's gas or time to figure out what the renter wants, a smart renter approaches the rental agent with an idea of wants and needs, and then uses the rental agent's expertise to secure the best possible residence.

I personally have gotten to the point that I am very picky with accepting rental clients.  I make sure that I explain to them upfront what my service is and is not. If you're looking for a rental in Alexandria and parts of Arlington please give me a call.

BTW, I have two great rental listings at the moment. Both are 1 BR's well under $1300 and the rents include all utilities. One is at River Towers and the other is at the Fountains.

Sponsored by Condo 1 Alexandria / Will Nesbitt Realty LLC

Serving real estate needs of Northern VA · in Alexandria · in Arlington · in Fairfax County ·

How are rental agents paid?

I just received this:

I am a student interested in the field of real estate. I understand that a real estate agent makes money on the sale of a property based upon a percentage of the final sale price. I was wondering how a real estate agent makes money on a lease of a rental property?

Thanks for the help, Jim

A landlord lists his property with a real estate agent for a number of reasons. The landlord benefits from the agent's experience and connections, but also because the agent has access to the MLS (or Multiple Listing Service) and other venues for promoting the rental property. 

There are many ways that a rental listing can be charged, but most usually the landlord agrees to pay a portion of the first month's rent to the listing agent.  The more the rent, the higher the commission paid.  Landlords are generally happy to pay this because a listing agent saves them time and money (as compared to ads in the paper plus dealing with calls from unqualified renters).

If the renter has his own agent, the listing agent will pay a predetermined portion of the commission to the selling agent (as the renter's agent is called).  Please let me know if this helps.

Sponsored by Condo 1 Alexandria / Will Nesbitt Realty LLC

Serving real estate needs of Northern VA · in Alexandria · in Arlington · in Fairfax County ·