your home for lease or Rent
How do I lease out my
home? How do I list my home for rent? If you are asking
these questions and you are a landlord (or a potential one) interested in leasing
your Orange County, CA home, the first question is usually
"where do I start?" You might be tempted to
advertise the home yourself using the newspaper, Pennysaver,
means, but how will you know if you are pricing the home correctly to net you the highest rent? How will
you find highly qualified applicants?
How will you screen them (credit check and
references)? Will you be protected legally by
using the correct forms and contracts? If these are
legitimate concerns, then the answer is to use a licensed Realtor to list your home for lease, to
assist you in finding a qualified tenant, and to utilize all
of the California Association of Realtors contracts and disclosures to protect you legally.
I am a home leasing specialist so let me help you with your
My five goals as your
lease listing agent:
Price the home accurately to
attract the most applicants and net you the highest
Market the home using the widest
exposure including the Internet (MLS), advertising, and
Locate and screen highly qualified
applicants and do it in the shortest amount of time
Protect you as a landlord by using
California approved contracts, disclosures, and lease
Add value by referring you to
property managers, home warranty, insurance products,
repair people, and more
Why should you use Ron
Denhaan & Associates of Realty One Group to
lease your home ?
Experience - I am one of
the top leasing agents in my office. I have the experience
and know-how to handle your transaction
Marketing - Using the Internet
(MLS), advertising, networking, and other marketing
methods, I give your home the highest possible exposure to
Attract qualified tenants - I have an steady supply of potential tenants who
find homes for lease through my web site and other
marketing tools. I match these daily contacts to my listings.
Thorough screening of potential tenants
- I review an applicant's credit, references,
income, and employment before presenting them to you.
High quality photos of your listing - Take
a look at a typical listing and it will become
readily apparent that many real estate agents skimp on
photos for leases. Your listing deserves better!
As a former semi-professional photographer, I will take at least
10 high-quality photos of the home and post them
on the MLS to help drive tenants to the listing. Here is
a portfolio of some of my listing
want to lease out my home. Where do I begin?
me. 949-290-3263. I will walk you through the steps and help you with the
whole process, as outlined below.
you provide me with comparables for my home for lease prices?
this is one of my first steps. See pricing below.
will you determine the monthly price range for my home ?
will do this by using MLS comparables I will run recent "comps" for
similar homes in your neighborhood that will help us determine
the right monthly rent price range. I'll e-mail the comps to
you so that we can review the current market rates and decide
on a monthly rent range that works for you.
Do you primarily
look for tenants with good credit?
Yes, absolutely. My philosophy
is that tenants with good credit will make better tenants for
your home. A tenant with good credit will want to preserve their credit rating by making timely
rent payments. It does take longer to find a qualified tenant
with good credit, but in the end I feel it is worth the wait!
How do you screen
We always check credit using a
three bureau credit report. We may also request other
documentation to prove income, job history, rental history, and credit
Do I have to accept any
tenant, even if they have poor credit?
No! You have the right to accept or reject a potential tenant based on credit
worthiness and your opinion of their ability to pay
have the right to review an applicant's credit, income, and
employment history, and you may reject an applicant if their
credit worthiness falls below your comfort level. However, you may not reject an applicant based on race, religion, or
What about pets, water
As the Landlord, you may
specify your preferences for allowing pets, water-filled furniture,
or smoking. You have the option of allowing pets and you may
charge an extra deposit for each pet.
Do I have discretion over
which pets I will allow? For example, only cats, only small pets,
only one dog, only certain breeds, or no pets allowed ?
Yes, this is typically done by
specifying "submit on pets". This means the final
decision is yours as to what pets you will accept from a tenant.
You can specify only cats, only small pets (under a certain
weight), only one allowed, or extra deposit required with second
pet. You can also disallow certain breeds if you feel they could
be a liability. You are in no way required to allow any pet, so
you do have full discretion on this.
Do you use a yard sign?
lockbox, flyers? MLS listing?
Yes, we use all of the
above, but the final decision on any of these is yours.
What is the tenant
required to pay up front?
The tenant pays the
first month's rent and all security deposits (including pet,
key deposit, etc) prior to taking possession of the house. This
is typically paid with a cashier's check.
What is the maximum
security deposit I can charge?
In California, the maximum
security deposit allowed is two times the monthly rental
amount for an unfurnished home, or three times the monthly
rental amount for a furnished property. However, it is more
common to ask for a security deposit that is closer to the monthly
rental amount (eg., rent $2200/mo, security deposit $2500).
Asking for a very high security deposit might discourage many
Can I lease my home out
furnished or does it have to be unfurnished?
Either is fine, with unfurnished
being far more common. A furnished lease usually commands a higher
security deposit, and this is expected by tenants. Also, many
tenants seeking furnished leases, usually do so for shorter terms
(eg,, 3 months, 6 months, etc) because they are renting the home
while they are working on a remodel of their home, moving in from
out of state while waiting to buy, etc.
Are all potential tenants presented to me?
Yes! As the homeowner,
you have the final say in selecting your potential tenant,
based on credit worthiness. However, we will screen out certain
tenants if you have a credit threshold for example. This way, you
won't have to waste your time reviewing unqualified applicants.
All others however are passed on to you for review.
Do you also
do property management?
No, our job is to
find a qualified tenant for you. We can refer you to a property
manager if you would prefer to have one to help manage your
What is the cost for your
Commissions are negotiable.
Please contact me to discuss.
Are there additional fees
if the tenant renews the agreement or stays for many years?
No. Just a one-time fee, which
is usually a percentage of the first year's rent. Your
relationship with your tenant is 100% your business after
How quickly can you get
my home on the market?
Usually within one day. I
typically send you a listing agreement via e-mail. Once this
is signed, I can take photos, put up a sign, and have your
home on the MLS within 24 hours!
You mentioned disclosures
above. Are there a number of disclosures required to close a
Yes, there are a number of
disclosures that we use for every lease. Technically they are not
required (you could always rent out your home on your own without
them). However, it is wise to include them, as they may help
to protect you from liability. Having tenants sign all of the
disclosures will show that you (the landlord) properly informed
the tenant of certain conditions and that you have installed all
of the mandatory safety devices in your rental property (eg, water
heater strapping, smoke and CO2 detectors).
Is it a good idea to do a
long lease? Two years or more?
I generally advise against
doing an initial contract longer than one year. This is
because you may want to keep your options open each year for
rent increases. or you may want to sell your home if the market turns
decidedly positive. I think it is also a good idea to use the
first year as a trail period with your tenant to see if the
two of you have a positive relationship. The worst case
scenario might be to find yourself in a long term contract
with a very bad tenant! You can always agree to sign a second
year agreement if you do have a great tenant.
Will you help me extend the
lease after the first year?
Yes. This is done using a one page
form where you can extend the leasing dates, change the rental
amount, or modify any other terms of the lease.
What about also offering
a lease-option on the home?
I can help you
with an option if you are also interested in selling your
home at the end of the lease period. My lease-option web page here, explains all of the aspects
of these transactions and what advantages it brings to you, the
Can I list my home for
lease and for sale at the same time?
certainly can, through the use of separate MLS listings. This
way you have the option of taking the deal that comes first.
It is also a good way to hedge the market by offering either a
higher sales price or rental price.
Can I still sell my home
while it is being leased?
Yes, you always
have the right to sell your home and most standard contracts do spell out terms for the tenant for showing the
home and cooperating with the sale. However, you must also
honor the remainder of your contract with your tenant.
If the tenant is hesitant to cooperate, you can offer the home
to investors as already rented, or you can offer attractive
terms to your tenant to move out early, such as forgiving the
last month's rent or to assist with moving costs.
If my tenant gives notice,
how soon can you re-show my property for lease?
We typically include a form at the
beginning of each lease, which asks the tenant to agree to
cooperate with showings after they have given 30 (or 60) days
notice to terminate. This document also covers use of a lockbox
and yard sign.
Do you have landlord references?
Yes, I certainly do! Happy to
provide these to you!
you have any other questions, call me today
at 949-290-3263 to discuss!
If you are interested in leasing or renting
your home, please give me a call. I am a highly experienced agent who can help you
with your home in Orange County, CA. Call me today at (949)
290-3263. Home leasing agents, Orange County.