Morning! Every other Monday, we look at ways to make money with real estate. You can check why I think real estate is one of the best ways to build wealth here. Today we move on to the check list before buying a rental property.
Buying a property is one of life’s most stressful events. Most people will hire a company like Mayflower and do it once or twice in their lives and have no idea where to start. But generally, your future home is where you will live for the next 20 years, so it doesn’t matter that much if you buy a little too high or don’t do your full due diligence before buying. With a rental property however, things are different. You cannot afford to make a mistake, or that will impact your returns, meaning all the efforts you made were just to land a bit above a safe savings account rate. Here is a little check list to help you.
Location
You know what they say, location location location. It actually depends on the property you have your eyes on. Looking for a 1 bed property in a neighborhood that is family oriented means that your target tenants will be less than if you buy the same property half a mile from a college campus.
Picture yourself as the target tenant. A central location with no parking space? That is going to be a hassle for your tenant. An “up and coming” neighborhood with lots of bars? Don’t dream that your tenants will be a lovely retired couple.
What do you need, as your tenant, to live there? You don’t have to mind the school district for a 1 bed unit, but being walking distance from a supermarket can be a plus. And so on.
Type of property
Again, depending on your budget, you can afford to buy a certain number of rooms or of square feet. That’s great. But think about your target tenant once more. A four bed house with a very small living room? Target tenant will probably have two kids or more, so a small living room will be a deal breaker. It could do if you plan on finding four young professionals to be roommates. If you plan on the roommates tenants, are there enough bathrooms? Are they accessible without going into one’s room?
Budget
Generally, you need 25% down in order to get a buy to let mortgage. The bank will also have other requirements, such as the potential rent being 125% at least of the mortgage repayments. But just because the bank is willing to lend you a huge amount, doesn’t mean you should borrow everything they offer. Think about the worst case scenario. Property stays empty for a year, can you cover the mortgage or will you have to agree on a short sale $20,000 under what you paid for just to get out? The later could ruin you, your credit score, and annihilate your nest egg.
So be very careful before you venture into real estate.
Taxes and fees
Buy to let mortgage generally have higher fees than residential mortgages. Make sure you run all the numbers to confirm the property is still a sound investment with those fees.
You will have to pay taxes on the property, and taxes on the rental income. The additional income may make you jump up one tax bracket (estimate that using any simple online tax estimator), is the operation still financially sound? Can you operate under a company name instead? The implications are complex and you should consult with your lawyer before you decide on anything. DO NOT skimp on the lawyer fees, it will hurt to shell out a few thousand for professional advice but unless you are a seasoned investor, this is money very well spent to prevent you from running your operation to the wall.
Works
How much work do you need done before you can rent the property? How much will that cost and how long will that take? During that time you will be spending more money and have no rental income. If it is just a painting job or cleaning carpets, you may offer your tenants a first month free to take care of it themselves. My tenants often try to fix things around the house because they like to live in a nice place, and I immediately cover the expenses they incur.
If more serious works are needed, will you DIY or hire a company? Make sure you clearly define the terms with a contractors so there are no bad surprises or delays. Include an additional 10 to 20% of the estimated cost of repairs and renovations into your calculations because there will be bad surprises and delays…
Tenants
Until you actually own the property, it is a bit hard to determine whether it will rent or not, but you can try a few things. Put a fake ad online and see how many replies you get. Play with the rate a bit and see the soft spot where demand starts to decline. Check out the listings at a nearby agency and see how long the property stays listed. Realtors will always tell you that you can rent your place for $1,000,000 more than market so you give them the business, take their opinion with a pinch of salt, but look at the facts: a listing gone is a rented place. How much did it go for you’ll never know exactly, but the listed price was fair enough to attract viewers.
What else would you look at before buying a rental?
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One of the biggest things I look for is a manageable maintenance fee if you’re looking at condos. I was the treasurer of a homeowner’s association, and belonging to a fiscally strong HOA is INCREDIBLY important. When the AOAO is broke, so will you!!!
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I did that mistake with my first rental, less than half of the homeowners were paying their dues, so we were asked to pay more to provide cash flow for the bills. But in France what is great if the HOA has the power to put the unit for sale to recover debts, AND will always be first to serve itself from the proceeds, even before the bank recovers the mortgage. So you get your advance back, it just takes time. Not a great selling point though.
I agree with the HOA fees 100%. I moved in with my girlfriend and decided to rent out my house since I was underwater and it was in an area where rentals are strong. The HOA fee forces me to take a loss every month. The monthly loss isn’t much, but the fee keeps going up every year.
And don’t be fooled by a low HOA for a new development. In my area, many new developments offered a low HOA to entice people to buy. Once the untis were sold, the HOA fees started to skyrocket.
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oh yes I got that one too! My UK property I bought new, HOA has gone up 30% in 4 years. But then the residents took over and now they are dealing with the costs so it is better.
I still have purchased my first property yet so this great information to read. Right now I am trying to decide on whether the first property should be a flip/rehab or rental. When thinking about it I dont want the first to be the only so I really want to build so more cash reserves for the things you mention like budget. Sometimes things happen and you want to make sure that you have enough cash to take care of them without feeling stressed or putting yourself in debt. Location is great if the home fits the location. Most people I speak with are looking for single family homes so 3/2 is what I am looking to purchase.
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3/2 is great for both families and roommates, you could look for a rehab with potential rent in mind if it doesn’t sell. I bought a property with a tenant in, if you have good tenants it shouldn’t be a problem, and you can get a refinance to free up some cash for a downpayment on a second property.
Great write-up, Pauline! As you know, we rent out half our basement to a tenant and we thought about many of these things when buying our first home. We didn’t want to live too far from the city for a number of reasons, but honestly it’s a lot easier to get people to rent when you are within 5 miles of quite a few colleges and universities, as well as when you are more central to where people work. I think if/when we buy a standalone rental property we will have to think even harder about what type of clients we would be targeting.
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yes, it all depends on your target to define the type of property.
Perfect timing. I’ve been a landlord twice but both properties were condos I owned and lived in. When I moved Iwasnt ready to sell, so I rented them out. Much different scenario than buying with intent to rent. I’m considering purchasing a rental property and was just starting to do my research. Thanks for the great advice.
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Happy to help Taynia! I have been a live in landlady too and it is much different once you let the property fully in your tenants’ hands. However it is a nice transition to have lived in the property you can relate more to their problems.
I think the location has a lot to do with how easily you will be able to attract a tenant. We have lots of rentals around our place and most of them are only on the market for a weekend before someone moves in (this is despite most of the rents being $400 a week in our area).
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Impressive. That is how it is for my UK rental too, I get over 15 applications every time a room is on the market.
Location has been a big deal for us. We have bought all of our rental properties in a highly prized school district. They all filled quickly. The other consideration I would make is not to overpay. People get real excited about purchasing a rental and lose objectivity when it comes to price. Big money in rental real estate is made at the buy when you can pick up a sweetheart deal.
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It is, however, even if you have a 0 cash flow property, in 25 years you’ll have a free house paid by your tenants. Not too bad even for a not so good investor.
Location is huge. If you have a great house on a crappy street, it isn’t going to get as much rent as an OK house on a great street. I also think people tend to only look at the mortgage payment and if they can get enough rent to cover that. You also have to consider those other variables you mentioned, and I would add that you should have enough money to comfortably cover the payments if you go for a while without tenants. If you are broke and can’t make the payment, you will be more likely to take on a questionable tenant who might really wreck your property or have to be evicted.
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Yes, being able to afford 6-12 months rent is very important, that should be enough time to get a decent tenant or a short sale.
Location and bathrooms are definitely important. Our rental duplex is near to the university and has one bathroom per bedroom, so it’s pretty easy to rent it out to students who are looking for a step up from the dorms and to have their own space.
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Sounds like the perfect location for this type of property. For a family home it doesn’t matter too much but for roommates definitely.
Very good post Pauline. Location is prime factor to get good rental income. If you buy at prime location then you don’t need to market your property, people will come to you in search of rentals and demand would be high
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yes, although prices will be high too, it can be a medium location but a great property and still give you a good return.
One of the most important things – is the rent going to be high enough to justify the purchase? Depending on how you finance the property (buy with all cash, get a conventional loan, or alternative financing), the property may or may not be cash flow positive. However, it MUST be positive overall, and unless you are comfortable “feeding” it for many years, it must at least break even on cash flow. Too often I see people who bought a rental property that is costing them every single month but “it’s okay because when I get the mortgage paid off it’ll support me in retirement.” Well, okay…maybe. But in the meantime you’re throwing away tons of money that could be invested productively. The time to think about the actual profitability of a rental (in terms of percentage return on investment) is before you buy. And if you don’t know how to figure that out, consult with someone who does.
I would support investing in a cash flow negative property if
– you are unable to save otherwise, so it is like a forced piggybank
– repayments are not a stretch on your budget
– you have a fixed rate mortgage so it will slowly become cash flow positive over time as rents increase with inflation.
– the negative cash flow is less than the capital repayments you make on the property, so it is like you are slowly buying the property but tenants are still paying for the financing.
Otherwise it should be at least a little positive, to cover maintenance, taxes, etc.
Wow, very thorough advice. The multiple points about the tax implications are really great. I think it would be pretty easy to think you’re making a big profit, only to realize that you hadn’t considered the bite that taxes would take. There are so many tax implications to consider that it’s definitely worthwhile to consult with a professional.
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There are a lot of taxes write offs too so better seek professional advice on that one.
I’m not a homeowner – yet, but I have been a renter all my life. 🙂 Location is absolutely important – and you’re very right to stress different renters want different things. Sometimes I don’t think people think about that beforehand. I want to be close to where I work and have plenty of shops around me. I’m single so I don’t care about what school district I am in or if there are any parks close by. But if you’re a parent I imagine those things would be quite important, perhaps even more important than convenience. Great things to keep in mind. I need to become a homeowner first, but owning rental property is definitely something I’d be interested in doing.
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Yes, you need to think like your tenant. It also helps if you live in the property for a while then keep it as a rental because you really know the place and its good and bad.
I love real estate, but I’m not in any position to buy a rental anytime soon. That being said, I won’t throw it out the window for the future. I wouldn’t mind being a landlord if the situation was right. Until then, I’ll keep investing in the stock market for now.
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There is also creative real estate investing, like buying a place as your main residence and renting out a basement unit, or like I even took roommates when I was single and bought a 3 bed place.
Wonderful tips Pauline. I just became a first-time landlord, but it was with a condo we used to live in. These will be great when I go to buy our second piece of rental property.
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keeping your old place to rent is great, as you really know the place. My first property I had only seen it once and it was way more complicated to manage.
Great tips here, Pauline, as we contemplate owning rental properties after our debt is gone. I would’ve not thought of not buying a smaller house in a family-oriented neighborhood. This post is full of wisdom for a new real estate investor – thank you!
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Thanks Laurie. In reality there will almost always be a market for a rental, but it may be smaller depending on the type of property for said neighborhood.
I’ve never owned a rental before so I don’t really know what I’d be looking for aside from the basics. I’d like to know the neighbourhood and find out if people actually rent there. Some neighbourhoods there is no point to buy a rental because no one really rents as it’s all family homes. Some areas are all student rentals and that is like money in your pocket. My parents own a few homes and have rented them all out over the years and they said it was the best investments they’ve ever made.
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It is a great investment. Family homes you can always find a family who just moved in and will rent for the first school year, or young professionals as roommates, etc. but it depends on the location. I would buy a not-so-ideal property if it were close to home and I could manage it easily.
Great information here! I am years away from buying any sort of property, but rental income is something I am interested in. I had no idea there were such tax implications involved. There are definitely a lot of things you have to think about before buying! Analyzing the real estate market can take a lot of time to do to ensure that you’re investing in the right property.
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I don’t know much about taxes implications but apparently in the US you can deduce mortgage interest, and be taxed on the net rental income, that is rent minus repairs, etc. in the first years, better hire an accountant.
I had a “by accident property” too, but already had 2 roommates in so it wasn’t to hard to rent my room when leaving, it just felt strange to have people living in “my home”!
Pauline! I sure hope I can find this article in 7-10 years from now. It’s a damn good article and some damn good comments to enhance the info you offer. The way I see us going is renting our own townhouse once it is paid and living in a smaller space in some other city. Have a puffy cloud of a day!
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Puffy cloud! that sounded like cotton candy. I need something sweet now. Have a good one too!
Good morning, Pauline! I think considering the scenarios you mention above is extremely important. I know we are considering renting our townhome out one day, and we are really lucky it’s near lots of medical centers and the oil industry. Many of the people travel and a small townhome is more than enough space for a weekday rental. We had no idea when we bought it, but I think that when purchasing a home it might be a good idea to consider if eventually you might rent it out. Thank you for such a thorough article!
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Glad it turned out to be such a good buy. Contractors are great tenants, you can also have a deal with the oil company directly so that the rent is paid from the company. No chasing payment, just nice, on time rent. When the contractor moves out, the next one lives there. In Guatemala most expats do that, they take their predecessor’s house and the embassy/company pays.
Great tips! I’d love to own rental properties some day…
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We live in the perfect location for a rental. It’s close to a hospital, a college, and near transportation. I think this is one of the most important factors.
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Great information rental properties it very useful.
Great tips. Location is extremely important and worth paying extra for in my eyes. I’ll take less returns to get in solid A/B neighborhoods.
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I think it is important to find a good price for the location, but if you take a run down neighborhood, you have two ways to make more money
1. Some day, it will get renovated. It can take 20 years but most town centers get freshened up after people abandon them for the suburbs, even LA is getting a makeover, who would have thought industrial lofts in NY would sell for millions, etc.
2. There is only so much money you can charge for a better location. Or vice versa, if a 2 bedroom in an excellent location goes for $1,200, it will probably be half price at $600 in a bad location, while the price of real estate is less than half. You won’t rent for $100 a month. All those foreclosures you can managed to get paid off in 5-6 years offer a solid return compared to premium property. With all the headaches it involves.
Pauline,
I hear you, and I probably should have been more clear. In the nicest neighborhoods, it’ll be very hard to find cash flow or deals that many any kind of investment sense. What I was getting at is if you can locate a bad house in a good neighborhood, that’s preferable over a pristine house in a bad area.
In my own case, my first two rentals are in excellent areas and cash flow which made the purchases a no brainer. Now that cash flow is out in the good areas, I’m buying in less desirable areas that offer much higher cash on cash returns. In the perfect world, my preference would be to keep investing in the solid areas. Mostly for security/peace of mind. But it’s not always possible to find these deals, so one has to have backup plans. I’m trying to find the right balance of blend between quality properties and large cash flows.
Cheers!
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Keep your basic leadership useful and don’t be passionate so you are certain to get the right property for your long haul arranges and not a property you simply became hopelessly enamored with that may not be right.
Thanks for the reminder of the rental income tax…we hadn’t taken that into consideration yet adn will be helpful in the calculations. Purchasing our first rental this weekend!! We have a son in college and it is close to campus, downtown and our train line.
Excellent article with a lot of great tips for new landlords!
I want to add to your point about location. Some people make the mistake of turning their home into a rental when they need to move but forget to consider if there is a solid market for rentals in their neighborhood. You are better off selling your house than dealing with extended vacancies while you try to find a suitable tenant if your home is in an area that doesn’t attract renters. There are inexpensive services like RentRange and RentFax that will provide not only an estimate of rents, but also what percent of the market are renters in your local area.
You also need to consider your return on investment. Either your Cash on Cash return or the Net Operating Income of the property. If you can get a better return on a bond then it might not be worth the hassle of owning a rental property.
Thanks for the excellent tips!
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