Posted November 16 2010, 3:07 AM PST by Windermere Guest Author

Considering becoming a landlord? How to evaluate whether to rent or sell your property

Posted in Selling and Property Management by Windermere Guest Author

Over the last few years, we have seen an increase in homeowners choosing to become landlords rather than placing their homes on the market.  In deciding whether or not becoming a Landlord is right for you, there are a number of factors to consider, but primarily they fall into the following three categories:  Financial Analysis, Risk and Goals.

CalculatorThe financial analysis is probably the easiest of the three to assess.  You will need to assess if you can afford to rent your house. If you consider the likely rental rate, vacancy rate, maintenance, advertising and management costs, you can arrive at a budget.  It is important both to be reasonably correct in your assumptions and to have enough reserves to cover cash-flow needs if you’re wrong.  The vacancy rate will be determined by the price at which you market the property.  Price too high and you’re either vacant or accepting applicants that, for some reason, couldn’t compete for more competitively priced homes.  Price too low and you don’t achieve the revenue you should.  If you want to try for the higher end of an expected range, understand that the cost may be a vacant month.  It is difficult to make up for a vacant month.

Consider the other costs renting out your property could accrue. If you have a landscaped or large yard, you will likely need to hire a yard crew to manage the grounds. Other costs could increase when you rent your home, such as homeowner’s insurance and taxes on your property. Also, depending on tenant turn-over, you may need to paint and deal with maintenance issues more regularly. Renting your home is a decision you need to make with all the financial information in front of you.  You can find more information about the hidden costs of renting here.

If your analysis points to some negative cash-flow, that doesn’t necessarily mean that renting is the wrong option.  That answer needs to be weighed against the pros and cons of alternatives (i.e., selling at the price that would actually sell), and some economic guesswork about what the future holds in terms of appreciation, inflation, etc. to arrive at an expectation of how long the cash drain would exist.

Risk is a bit harder to assess.  Broadly though, it’s crucial to understand that if you decide to lease out a home, you are going into business, and every business venture has risks.  The more you know, the better you can mitigate those risks.  One of the most obvious ways of mitigating the risk is to hire a management company.  By hiring professionals, you decrease your risk and time spent managing the property (and tenants) yourself.  However, this increases the cost.  So, as you reduce your risk of litigation, you increase your risk of negative cash-flow, and vice versa… it’s a balancing act, and the risk cannot be eliminated; just managed and minimized.

In considering Goals, what do you hope to achieve by renting your property? Are you planning on moving back into your home after a period of time? Will your property investment be a part of your long-term financial planning? Are you relocating or just hoping to wait to sell? These are all great reasons to consider renting your home.

Keep in mind that renting your family home can be emotional.  Many homeowners LOVE the unique feel of their homes.  It is where their children were raised, and they care more about preserving that feel than maximizing revenue.  That’s OK, but it needs to be acknowledged and considered when establishing a correct price and preparing a cash flow analysis.  Some owners are so attached to their homes that it may be better for them to “tear off the band-aid quickly” and sell.  The alternative of slowly watching over the years as the property becomes an investment instead of a home to them may prove to be more painful than any financial benefit can offset.

In the process of considering your financial situation, the risks associated with becoming a landlord, and the goals you hope to achieve with the rental of your property, - ask yourself these questions.  Before reaching a conclusion, it’s also a good idea to familiarize yourself with the landlord-tenant-law specific to your state (and in some cases, separate relevant ordinances in the city and/or county that your property lies within) and to do some market research (i.e. tour other available similar rentals to see if your financial assumptions are in line with the reality of the competition across the street).  If you are overwhelmed by this process, or will be living out of the region, seek counsel with a property management professional.  Gaining experience the hard way can be costly.

J. Michael Wilson is the dedicated broker at Windermere Property Management Seattle, and has 17 years of experience managing properties in the Seattle region.


5 Comments

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  • That’s an interesting point of view! It is important to have analysis or evaluation, whether to rent or sell your property. Thank you for providing very useful and informative post.

    Posted January 31 2012, 4:52 PM by how to become a landlord

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  • This is a very informative blog. This blog is very helpful for those persons, who provide their house for rent.

    Posted September 20 2011, 4:00 PM by christchurch real estate

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  • [...] most out of your investment. If you aren’t sure if you are ready to sell, you can always consider becoming a landlord or finding a property manager to handle tenants. But if you have decided to put your house on the market, it is time to let go of [...]

    Posted February 28 2011, 2:32 AM by Deciding to sell (Home resolutions, part IV) | Windermere Real Estate Blog

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  • Another alternative that many are considering especially when looking at a transfer and an existing home that is underwater ... rent your existing home and then rent where you move. You continue to have the deductions (plus depreciation... check with your accountant) and in many communities throughout the country even today your rent will get you more house than if you purchase. Another major factor to consider is that it avoids the short sale scenario which oftens takes the transferee out of the purchase market for a couple of years at a minimum.

    Posted November 17 2010, 1:50 AM by Steve Curtis

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  • As a mortgage lender in the Bay Area and a former in house lender for Windermere Properties of the East Bay I saw all too often home owners struggle with the decision of selling or renting their home.

    With todays buy and bail rules 8 out of 10 times it seems better to sell and move rather to be qualified of two mortgages and not counting rents.

    Posted November 16 2010, 6:30 AM by Brian LeBars

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