Knock, Knock: Know Your Rights About Entering Rental Property

One area of the landlord-tenant relationship that should be clear between both tenant and landlord — but seldom is — is when, how and how often a landlord may enter the tenant’s residence. Some tenants think the landlord never has the right to enter, that for as long as their name is on the lease the landlord can only enter with an invitation. Conversely, some landlords believe they have the right to come and go as they please. Neither of those assumptions is correct.

Rights of entry differ for every state, although in every state a landlord may enter the rental property without notice to the tenant if there is an emergency such as a fire, gas leak, or severe water leak.

If it’s not an emergency, the rules vary, although in most states the landlord must give advance notice — typically 24 to 48 hours — of their desire and intent to enter the premises, and the reason for the visit. A landlord can’t just stop by to check on the place; there should be a specific reason, such as a repair needing to be made or the need to show the property to a prospective tenant or buyer. In some states, the landlord must only enter the tenant’s residence during normal business hours, which are generally understood to be between 8 a.m. and 5 p.m. And if the tenant refuses the landlord’s request, the landlord can enter without permission at a reasonable time.

Hopefully a landlord has worked at fostering a cordial relationship with the tenant, as well as a mutual understanding that maintaining the rental unit properly and safely is in both of their best interests. But it is best to also know your rights, and limitations, when it comes to entering your rental unit when it is occupied.

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Commercial Landlords — Time to Invest Money to Make Money

Every businessperson has heard the old adage:  “You have to spend money to make money.” Commercial landlords would be wise to heed this advice.

Unfortunately, economic times have hit commercial landlords hard since the market tanked in 2008. But that’s no excuse for those still in the game to avoid the realities of their situations:

1.  Tenants are Still Looking for Properties to Rent

Someone is going to win tenants’ leases. Will it be you? Not if you haven’t spent any money fixing up your commercial property in the past three years. Now is the time to invest a little money to make your property “pop.” You want curb appeal, but you also want to fine-tune the interior a bit to make the place look exceptional to potential renters who stop by to take a look.

At the very least, make sure the place is clean and move-in ready — nothing should stand in need of repair or be “negotiable.” Today’s market is not favorable for those kinds of landlord short cuts.

2.  Competition is High

If you want to compete with all the other “hungry” commercial landlords in your area, you have to be willing to put forth an investment. Is your space really worth what you’re asking? If you haven’t pulled the necessary reports in awhile, now’s the time to do some market research and make sure you’re priced competitively in your area for your type of property.

3.  The Market is Rebounding

Certainly, real estate is slow in rebounding… but all signs point to an upward swing. And when that happens, if you haven’t spent anything to help you, you’re likely to reap what you haven’t sown.

4. You Have to Do Your Own Cheerleading

Even if your property is primed and ready for new tenants, don’t expect them to magically appear. You have to do the legwork to move traffic to your commercial property. Start by placing a classified ad in the local newspaper’s commercial real estate section, and check into the cost of advertising in a trade magazine specific to your property’s use or location.

5. Tenants Are Online ... And You Should Be Too

Advertising on the Internet is a crucial step in finding qualified tenants. Add your listing to websites like LoopNet and Craigslist, and always include a picture or two as well as all the wonderful features of your property.

Use a word processing application to create a flier with photographs of the property and pertinent details, such as square footage, parking, zoning, and lease requirements, and save that flier as a PDF. Then email it to colleagues, friends, and owners of similar properties who might be in the market to expand their investments.

Commercial landlords who invest today will be happier – and more profitable – tomorrow.  A little financial outlay can result in huge rewards.

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