But how do you keep your tenants happy?

At Jack Jaffa & Associates, we’re committed to your success. To help you hold onto your tenants, we’ve compiled a handy list of 10 ways to be the best landlord ever.

1. Screen your tenants carefully

Before you can work on treating them right, make sure you choose responsible, conscientious tenants. Call references and meet with every tenant in person before making a decision. You want your tenants to make your job easier and to keep the atmosphere of the property pleasant and clean.

2. Hand-pick your managers

 If you own multiple rentals, you’ll probably need to outsource your property management. Be super careful about the company you choose to do this job. A manager will not be personally invested in the property’s success the way you are; make sure they’re competent enough to do the job well.

3. Keep it clean, safe and secure

One of the biggest turnoffs to existing and potential tenants is a poorly-kept property. No one wants to live in a dirty, unkempt building. Make sure the exteriors and interiors of your properties are kept meticulously clean and free of debris. Floors should be washed regularly and all garbage around the building should be disposed of promptly.

It’s equally important to keep your properties safe and secure. Make sure your smoke and carbon monoxide detectors are working properly, your building locks are secure, and your HVAC systems are functioning optimally.

Lastly, your properties should be fully compliant with all NYC housing codes. If you’re not absolutely positive you can pass any kind of inspection, be sure to give us a call. At Jack Jaffa & Associates we’ll have you fully compliant with NYC law in no time!

4. Make repairs promptly

Your tenants want to feel cared for and respected. When one of them notifies you of a broken appliance, a leaky pipe, or a defunct furnace, take action as soon as possible. Nothing makes a disgruntled tenant like ignored complaints about a dripping sink or a useless washing machine.

 5. Respect their privacy

Respect the privacy of your tenants. To you, it may be one of your dozens of rental properties, but to them, it’s home. Make sure you notify your tenants well in advance of any visits or inspections. It’s best to provide them with a minimum of 24 hours’ notice before coming to call.

6. Go the extra mile

Don’t just be a good landlord, be a fantastic one! Try to go the extra mile with some of these ideas:

• Put out a welcome note for your new tenants. You can include general information about the neighborhood and local businesses, along with your own contact details.
• Host an annual building event. Whether it’s a barbecue at a local park or a quick get-together in your own place, it will create a feeling of family among your tenants.
• Contact your new tenants one month after they’ve moved in. Ask them about the rental and assure that everything is in working order.

7. Conduct regular inspections

Most landlords fall into the habit of sprucing up their properties only when they are vacant. Get ahead of the game by scheduling routine inspections of your units. Take note of anything that needs repair or maintenance, like a broken appliance, torn carpeting, or peeling paint. This way, you’ll keep your rental properties in perfect condition and looking spiffy at all times.

8. Implement a reward system

As in every business, it’s important to show your customers – or in this case, your tenants – how much you appreciate their patronage. If you have several long-time tenants, consider implementing a reward system. You can offer complimentary carpet-cleaning, painting, or even new furnishings for an extended lease. Promise a free month’s rent for all referrals that end in a newly signed lease. You can also gift your tenants with a small holiday present to show your appreciation for their loyalty.

9. Put it in writing

Prepare your lease document carefully. The lease should detail all of your expectations and responsibilities as a landlord, including the rent collection procedure, property usage, maintenance, repairs, inspections, conflict resolution, lease terminations and evictions.

Having your expectations in writing will help you avoid disagreements and misunderstandings later.

10. Be professional, not personal

If you want your tenants to respect your property, first they need to respect you. Always be friendly and courteous to your tenants but maintain a professional distance. Never indulge in building gossip or engage in overly casual conversation.

By respecting your tenants and their properties, you can be the best landlord ever!

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We know that keeping on top of every new and existing law is easier said than done. That’s why we’ve given you a clear, concise run-down of Local Law 81 below. We’re here to make compliance simple!

What is Local Law 81?

Local Law 81 essentially expands the responsibilities of the construction superintendent while requiring them to be on-site at more job types.

Until this law was passed, the DOB only required a site safety manager for the construction or demolition of buildings that exceeded a height of ten stories. After Local Law 81 took effect, all buildings – with the exception of 1-3 family homes – that meet the following conditions require a superintendent during construction and demolition:

• New building
• Full building demolition, or demolition of more than 50% of floor area over 12 months
• Removal of more than one floor in 12 months
• Vertical or horizontal expansion
• Work requiring special inspections for underpinning
• Work requiring special inspections for protection of sides of excavations
• Other jobs posing risk to public or property, as determined by commissioner

The Superintendent’s Responsibilities

Local Law 81 has also increased the site manager’s responsibilities. It is no longer sufficient for the superintendent to show up at the construction or demolition site and oversee the work; they are now tasked with the following:

• Assuring that all of the work being done at the site complies with the approved documents.
• Keeping a detailed log of all daily activities at the site.
• Being responsible for all conditions listed in the building code.
• Notifying the DOB in case of an accident to an individual on site or to the adjoining property.
• Notifying the responsible parties in case of unsafe conditions and ensuring that the proper corrections are made.

Which conditions is a superintendent responsible for?

The superintendent’s newly expanded role includes taking responsibility for all necessary corrections. As mentioned, they are now accountable for all unsafe and unlawful conditions at the construction site and for assuring that these conditions are corrected.

Under this law, all conditions listed in BC 3310.8.2.1 must be adhered to at all times, including:

• No unlicensed equipment operators are allowed
• No work can be done at the site without the proper permits
• Sidewalk sheds and standpipes must be properly constructed

The Competent Person

The superintendent’s job just got a whole lot harder. The DOB gets that; that’s why they allow the superintendent to designate a “competent person” to be present at the work site when the superintendent cannot be there. Acting as a surrogate for the absent superintendent, this competent person can identify all dangerous conditions, take corrective measures to fix them, report accidents to the DOB and communicate construction safety instructions to workers. The competent person must be present at all times.

Site Safety Plans

Another new law relating to construction is the requirement of Site Safety Plans (SSP.) SSPs  must be present at every work site at all times and be available for  DOB inspection upon request.

SSPs are required for:

• All jobs requiring a superintendent
• New building construction or full demolition (excluding 1-3 family homes)
• Alteration
• Vertical/horizontal enlargement
• Demolition of 50%+ floor area over 12 months
• Underpinning/excavations
• Jobs with enhanced risk to public & property

 Noncompliance

Naturally, you plan on complying with Local Law 81 and the entire NYC compliance code. Be extra careful about obeying this law, as the DOB is strictly enforcing it! The DOB has announced that they will be making spot checks to verify that every construction site is in compliance with the law and they are issuing fines of up to $25,000 in cases of noncompliance.

Aside from heavy fines, those found to be in violation of the law may face:

• Suspension or revocation of license or Certificate of Competence
• Disciplinary action pursuant to the NYC Administrative Code
• Criminal prosecution
• Stop Work Orders or project delays

Don’t let this be you! If you’re worried about being in over your head, we can help! Contact Jack Jaffa & Associates for assistance in complying with all facets of Local Law 81 and the entire NYC compliance code and never fear a violation again!

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