Property Management and Investor Information: July 2008

This is a followup to my blog yesterday. http://activerain.com/blogsview/614095/Home-Warranty-Woes-Part

Since the warranty company refused to clear my drain I had to call my plumber.  He came out this morning and snaked my shower.  He then tested all the plumbing for 15 minutes to make sure everything was draining.  It was. 

The warranty company's plumber told me that the warranty would not cover clearing the drain unless I had a main clean out.  In my old house I do not have one.  But, my plumber was able to clear the drain without using a main clean out.

Do you  see my frustration with the warranty company?

I have blogged before about home warranty companies and how property managers don't like them.

Well, I purchased the house I live in this past March and it came with a home warranty.  On Saturday, our plumbing backed up in the downstairs shower from the laundry drain.  I almost forgot I had the warranty, but did remember before I called one of my plumbers.  I thought it would be a good test for the warranty companies that I had criticised.

So Saturday at 3 pm I called and a half hour later I had a work order and a promise I would hear from the plumber.  I even got the plumbers number, which was nice.  After an hour I called the plumber and the recording stated that they would return calls, but not on Sundays.  Since Saturday was fast ending, I figured it would be Monday before hearing again.

Well, I did get a call Sunday!  It was to tell me that they would be out on Monday at 10 am.  Oh well.

On Monday they called at 10 am and said they would come to the house at 1 pm.  At 1 pm they said they would come at 3 pm.  They arrived at 3 pm. 

The house I bought does not have a clean out that I am aware of.  The plumber stated that without a cleanout, the warranty was voided and they could only provide a cleanout for $600.00.  They would not clear the line. 

So I guess the warranty I have, that cost around $300.00, is not worth much.  I know my tenants would be screaming by now.  I will update this blog with the what my plumber finds out tomorrow morning.  I have a 8 am appointment.

Here is Part 2 of 2:  http://activerain.com/blogsview/615401/Home-Warranty-Woes-Part

 One of the divisions of our company is RAM Property Services.  This maintenance division does a variety of maintenance for HomePointe's property management clients as well as other property managers and individual owners.

The list includes plumbing, carpentry, drywall, doors, painting, remodeling kitchens and bathrooms, and make ready work for vacancies.  RAM Property Services also does Inspections for occupied rental property.

Residents and owners of rental property can rest easy as the RAM Property Services staff is licensed with a general contractors  license and plumbing license (773021) and is fully insured. 

This service makes the property management office a one stop shop for residents that call in and need something fixed.  Anyone can call 916-429-1305 to order work.

Handman in Sacramento, Yolo, Placer,  and El Dorado Counties.

I just had a tenant send me this message:

I live in xxxxxxxxx, California. Recently, we inadvertently opened the mail of the owner of the property we're renting and discovered the property is in foreclosure. We've paid the guy six months in advance in rent (I know but we were desperate to get back to California). We have a six month lease.

 Anyway, our lease is up in 5 months. Do we have any recourse at all should we receive a 30 to 60 day notice to vacate? (I understand the law was changed this month to a 60 day notice on foreclosed properties)

 Also, how do we avoid such a thing in the future with the mortgage crisis being what it is in America? Is there any way to check on such a thing BEFORE we rent our next property?

 There are a few things a renter can do to protect themselves. 

First, do not pay a lot of rent in advance.  Try to only pay a reasonable deposit, no more than a months rent, and the first months rent.  That way, if the property goes into foreclosure you will not lose too much rent money.  In California it is illegal for a  landlord to charge more than three months rent including the amount of deposits to a tenant. 

 Second, If you get any mail addressed to the Owner from a bank, I suggest you look it over very carefully from the outside.  Does it look like a delinquent or foreclosure notice?   Do not ignore letters and notices posted on your door.  If you do see such a letter or notice, contact your landlord immediately.  It may just be a situation where the mortgage was not paid to the right account, or was lost.  This information will help the landlord clear it up.

There is not much else you can do.  Even a management company cannot guarantee that the owner will pay their mortgage, no matter what they tell you.  A management company could be terminated during your tenancy, so nothing the property manager tells you about how safe you are is really valid.

Employers finally have a victory in the employee-dominated battlefield of meal and rest period litigation.  On July 22, 2008, a California Appellate Court held in Brinker Restaurant Corp. v. Superior Court that "while employers cannot impede, discourage or dissuade employees from taking meal periods, they need only provide them and not ensure they are taken." 

This is a victory for employers and employees.  There are times when an employee does not want to take a break.  In the restaurant business a waiter could lose tip money when serving a big party.  Some commissioned sales people might lose income as well if break times were manditory.

Manditory break times also put a burdon on the employer to enforce breaks throughout the day.  Aren't we all adults? 

Hopefully this ruling will stand but I have heard it will be apealed.  The attorneys make too much money suing businesses on behalf of their clients.

There are Housing Authorities in most of the ten counties served by ACRC and Housing Now.  These Housing Authorities operate under the federal guidelines from the U.S. Department of Housing and Urban Development to provide both the public housing and the rental subsidy assistance program more commonly known as
Section 8. 

ACRC has a Housing Coordinator who can be contacted at:
Cell: 916-549-1044
Phone: 916-454-4005
Fax: 916-454-1099
Patti@HousingNowResource.org
www.HousingNowResource.org

To locate affordable housing opportunities in your area go to www.HUD.gov once at the site, follow the link on the lower right-hand column titled "People with Disabilities" there you will find lists of properties that have apartments below market rate rents. 

The Sacramento Housing Alliance website also has links to affordable housing opportunities in many areas of the Sacramento region.  Visit: www.SacHousingAlliance.org

Housing Now's             
Independant Living Assistance Program (ILAP)
Emergency Utility & Rent Help

Housing Now was awarded a Community Service Block Grant (CSBG) from the Sacramento Employment and Training Agency (SETA) in January 2008. 

 This funding is being distributed from Jan.'08-Dec.'08, (while funds last,) to people with developmental disabilities, living in Sacramento County who can demonstrate emergency need of financial assistance to avoid eviction, avoid utility disconnection, have utilities reconnected, or are in need of an emergency motel voucher for temporary shelter. 

 Applicants must provide identification and proof of emergency need; i.e. eviction notice, utility disconnection notice, or other documents that will demonstrate/verify emergency situation.  Upon verification of need, qualified applicants will receive assistance for the minimum amount necessary to avoid utility disconnection or eviction, to restore utility service, or a voucher for a designated amount of time at a motel.  Payments will be made directly to the agency, landlord, or utility that is demanding payment, or to the motel where voucher is given.  Persons receiving assistance from Housing Now will be asked to enroll with a payee service to help avoid future financial emergencies.

To apply for assistance, call Housing Now at 916-549-1044 or send an email to Patti@HousingNowResource.org. 

PLEASE NOTE! The ILAP is currently available for developmentally disabled residents of SACRAMENTO COUNTY ONLY, but Housing Now is working on grants to expand help to other counties served by the ALTA CA Regional Center.  We'll keep you informed of any changes!

Dear Real Estate Professional:

 Our 2008  Sacramento Area 3^rd  Quarter Residential Rental Survey is new available.  You can also access this survey at our website along with past surveys by clicking this link:  http://www.homepointe.com/owner_services_rental_survey.asp .    

 I wish I had news that rents were rising and vacancies dropping.  Instead, the market has pretty much stayed even the past two quarters with neither landlords or tenants getting the upper hand.  Some investors are losing their homes to foreclosure while some homeowners are electing to rent their homes rather than sell.  We expect the coming months to see a small increase in rents but a lot is dependent on the overall economy.  Properly priced rental property is renting at a good pace.

If you would like to be on our Quarterly Email List send your request to me via email at rmachado@Homepointe.com

Our Property Managers:

 EAST OFFICE              8856 Greenback Lane, Suite A, Orangevale, CA  95662             916-988-5300

Jason Pickens               Ext. 400            El Dorado County, El Dorado Hills, Cameron Park, Mather, Rancho Cordova, Gold River

Janelle Nord                  Ext. 750            Carmichael, Citrus Heights, Fair Oaks, Orangevale, Sacramento

NORTH OFFICE            1220 Melody Lane, Suite 110, Roseville, CA  95682                   916-781-7075

James Safonov             Ext. 650            Natomas, North Sacramento, North Highlands, Antelope,             Rio Linda, Sacramento

Greg Bomhoff               Ext. 850            Roseville, Rocklin, Lincoln, Granite Bay, Citrus Heights

 SOUTH OFFICE            5896 South Land Park Drive, Sacramento, CA 95822                916-429-1205

Shawn Collins               Ext. 900            Sacramento, Elk Grove, Laguna

Cheryl Colburn              Ext. 500            Sacramento, Elk Grove, Vintage Park

Heather Rhodes            Ext. 700            Marysville, Olivehurst, Yolo, Plumas Lake, Sacramento

Sidney Poritz, Asst Mgr Ext. 800            Sacramento     

Since 2006 HomePointe Property Management clients have been able to see their Owner Statements and copies of paid bills online.  Our password protected website, which is secure, allows our clients to establish a log in user name and password.  Once that is done, they can easily view all of their property's income statements at their own convenience. 

The documents remain online until an account is closed.  This has really helps clients that have lost their files as they can be easily replaced without having to contact a staff person to make copies. 

HomePointe has designed the system to give those owners that go paperless the lowest prices we have for management. 

www.HomePointe.com

Property Management in Sacramento, Yolo, Placer, and El Dorado Counties.  Property Management for single family homes, duplexes, condominiums, apartments, and commercial.

Now that the economy has dictated that staying in the USA for a vacation makes economic sense, it may be worth checking out NYC for your next getaway.

I am lucky, my daughter is currently living there on Wall Street.  So my wife and two sons, that live in Sacramento, went to visit her this past week.

So I can report that NYC can be seen pretty good in 4 days if you skip the museums.

DAY ONE:  Take a city bus tour out of Times Square uptown including Central Park. Watch out for branches and bring water in the summer heat.  Be prepared with ear  plugs  when the sirens start wailing  Tour the Empire State Building for first timers.  There is a line and it costs, but is worth the view.  That evening go to a play.  Get tickets in advance for Wicked or Jersey Boys or check online for others.  That evening walk through Times Square, you can do this all night if you like to people watch or just see the lights.

DAY TWO:  Walk around Ground Zero and see the construction crews going at it.  This trip I could not find any memorial, I think it was removed due to construction.  Now take a walk over the Brooklyn Bridge.  That evening take the Staten Island Ferry.  It is free and you get a good view of the Statue of Liberty.  You can do the Statue boat tour for a price.

DAY THREE:  Take a subway to the Bronx and go to their version of Little Italy.  Eat lunch and then return on the train (not the subway).  You have to take a subway and bus to get there and you will return via Grand Central Station.  Go to another play or a baseball game during the summer. 

DAY FOUR:  Take a stroll down 5th Avenue and Broadway and do any shopping.  If you have kids be sure to visit the NBA Store and the NBC Store.  Both are fun.  Eat lunch in Little Italy and then walk down Canal Street if you dare.  More junk here per square foot than any other place I know.  You will have time to visit the Metropolitan Museum if you wish. 

During your visit you will learn how to use the subway and taxis.  It is a tiring 4 days and you will  be ready to come home and rest.  But, it is fun.