Rochester, NY Landlording Playbook

1. Leasing Process Overview
   1. Text Guest Cards
   2. Make New Applicants Respond
   3. Screen Income & Credit
   4. Showing
   5. Screen Employment & Rental History
   6. Confirm Co-applicants, Dependents & animals
   7. Final Review
   8. Security Deposit
   9. Lease Signing, Resident Policies
   10. First Month’s Rent
   11. Move in Inspection
   12. Move In

Getting this WRONG could cost you tens of thousands of dollars. 

Make sure you get this RIGHT the first time.

Waiting 1-2 extra months to find a great tenant is well worth the cost of an eviction

How to take good listing photos

• 0.5 zoom
• Landscape 
• Brilliance up
• Shadows lessen
• Contrast down
• Brightness up
• Check my website to see some examples. 

Screenshare of editing listing photos

Should I show the unit before I take applications, or take applications before I show it?

Show first: If you are local and only have 3-4 units listed at a time and CAN do in person showings. OR if your units are all 1700/mo+ in rent.

Application first: If you have 8+ units listed at a time & if they are mostly under the 1500-1700 range. 

Best software I have used

Tenant Turner: Automate showing appointments

Zillow Rental Applications: GREAT option for DIY landlords, cheap for applicants, easy for you

Don't let these Red Flags slip you by and cost you thousands!

City C of O Website

What is a Certificate of Occupancy?

How often do I need to get one?

Inspection checklist

What happens if I do not get one?

City Lead Hazard Website

What is lead paint?

What is a lead test?
Which areas in the house have lead paint?

How do I remediate it?

Fines if remediation is done wrong

2x year

February & August

Check for leaks, furnace functionality, smokes/CO2, quality of life repairs

Our schedule of messages to residents to increase monthly rent collection

• 10th - text
• 15th - notices & promise to pay
• 20th - text
• 25th - notices 

How we manage collection on court ordered payment plans without losing track.

How to collect on your judgements from evictions

We use Hunter Warfield, it integrates with Appfolio

Top level summary of Evictions in Rochester NY

TLDR Version?

Place good tenants at the start

Hire an attorney

I break down the top level steps for the 3 types of evictions

1. Non-payment
2. Holdover (non-renewal)
3. Lease Violation

Good Cause Eviction Blog Article

Nonpayment - ~4mo

Non-renewal - not permitted in Rochester

Lease violation - 5-9mo

Good Cause Eviction Blog Article

LLC's require attorneys for evictions in Rochester, NY

Miraglia & Co (who we use)

Nacca Law

Paperwork is done wrong is the most likely issue to cause delays or dismissals

14 day notice

affidavit of service

notice of petition

Proper Tenant Placement

Our approach is to drive economic occupancy to 85% and make you more net income per year over a 5+ year hold period

Ratio of generated income vs. potential income

Gross potential rent - Loss to lease - loss to vacancy - loss to delinquency = Net rent

Net Rent / Gross Potential rent = Economic Occupancy

Drive Economic Occupancy to 85%

The difference between current net rent and target net rent is my value to you

• Reduce loss to lease
• Reduce loss to vacancy
• Reduce loss to delinquency

How we drive down loss to lease

• Preventative maintenance
• Happy tenants pay & stay
• Better placements on front end
• Track & ask for rent increases

How we drive down loss to vacancy

• Better tenant placements: 2-3yr min stay
• Quick turnovers
• Less work on turns b/c more durable product
• pre-move out showings & listings

How we drive down loss to delinquency

• Better tenant placements on front end
• Systematic approach to nonpayment matters
• Preventative maintenance and keeping tenants happy