How to Handle Your Tenant Showing Appointments

In the past we talked about ways to locate potential tenants or tenant buyers and what to say to them on the first phone call. Today, we are going to talk about showing the property to the potential tenant and getting a deposit to hold the home for them. This step in the process will by far take up the most of your precious time so it is important that we get it right and make the most out of every appointment.

If you remember we ended our phone conversation with the prospect by asking them to call us to confirm their appointment. In most cases they will call and confirm. If not you have one of two choices, you can call them and find out what is going on or you can move on to the next prospect. If I am having trouble filling a unit I will call them, if I don’t think I will have trouble I don’t follow up. To me this is a good way to screen them; if they can’t simply call you when they said they would, they may not be the best tenants for you.

Always get to the property about 10 minutes early, you need to have enough time to prepare for the show you are about to put on. When you get there do the following:

· Pick up all loose trash in the yard

· Be sure the front door is wide open

· Turn on all lights and open doors to bedroom closets and bathrooms

· Open all window coverings to let the light in (unless the window makes the place look bad)

· Plug in your air fresheners or do whatever smell good technique you prefer

· Start the fireplace if there is a gas log

· If you use flyers put them out where it is visible along with your application and any other marketing material.

The brighter the better and it needs to smell pleasant to make the best impression.

Now that you have made the absolute best first impression you can be sure to greet each prospect as they come to the door. Look them in the eye, smile and introduce yourself. Build report quickly by saying something about the weather, or ask them about their drive to the unit and then have them walk around on their own. Let them know to come and talk to you when they are done looking.

When they approach you call them by name (remember they love to hear their name and like people who use it) and ask them what they love about the house or ask them their favorite part of the house. If there is the smallest bit of interest they will respond. You will then want to agree with them and tell them that you love that part too. At this time get them talking about themselves and their situation. You can also use this time to start your screening process. Here are some example questions you can use:

· How many people will be moving with you?

· Tell me a little about where you are living now. (this one is great, there is a reason they are moving and you can dig into it and make them feel the pain of staying where they are to help encourage a quick decision)

· How do you and your landlord get along (if they don’t, you don’t want them, period)

· Where did you grow up?

· What do you do for a living?

This can go on forever. Your two goals here are to get some information about them and to let them talk about themselves for awhile. You know people become instant friends with other people who listen to them talk about themselves. Before talking about the rent you are hoping for be sure you have a good feeling for what they are looking for financially. Ask them what they pay now and what they can afford to pay.

I would spend at least 10 to 15 minutes on this before you talk about what you are looking for. At that time go over your price sheet with them or let them know what the rent and deposit is. Tell them about the number of calls you are getting and that you normally fill vacancies very fast. You will also want to let them know it takes you a few days to process the application, but most people do the application there and leave a deposit so you hold it for them. With no deposit you cannot hold it and it is first come first serve. Right after explaining this, be sure they have an application in front of them with a pen and as soon as they give you the completed application, be sure they have the deposit to hold it.

I Will Definitely Buy Real Estate Within A Year

Investing in real estate has become a trend in India. Not only the residents, NRIs are also showing a great interest in Indian properties. Owning a house is a symbol of prosperity but owing more reflects affluence. Despite the fact that investing in Gold and Mutual Funds is more convenient and beneficial, real estate tops the list. 2007 was considered as the golden era of real estate in India and the boom subdued subsequently but seems like ‘Achhe Din’ are back. The number of home buyers is rising. There would always be a need for homes to live in, so this makes sense to buy a property. Let us see some facts that one need to know before buying a property this year.

1. For living purposes, one needs four walls and a roof, so that’s a necessity. But the return on investment is ascertained. Within a small duration like a year or so, the appreciation is going to be fairly flat. The magic can happen only when the Govt. plans something for the better infrastructure of the location. When the growth is only 4 to 5%, it is not wise to pay 9.5% on the loan drawn for the purchase of the property. This was about when one wants to liquidate the assets for a shorter duration of time. If one plans to hold the property for more than 5 years, real estate turnout can actually be good.

2. The ready-to-move properties are preferred over the under-construction ones because the return is instant in case one gives the house on rent and there is no possession delay. With the rise in inflation and decrease in the need for comfort and convenience, affordable housing units are selling fast and for the young people or newlyweds, rent is a more probable option. One should keep renting a house if the monthly EMIs are more than the monthly rent.

3. It is wise to pre-approve the loan so that the property buying is not delayed due to paperwork but there is a catch. One need to finalise the deal within 8 months at stretch, otherwise, the loan processing fees need to be paid all over again. Keep the finances in mind. The larger the down payment, the more loan one can draw from the bank and lesser would be the EMI. Less EMI means less pressure on the monthly budget. So, before buying a house, try to manage the down payment as much as possible.

4. Location, location, location! One should never forget the oldest rule of buying a property. The houses at the outskirts can be bought at more flexible prices as compared to the city ones. They are just at the peripheral so away from the city hustle but closer to the city life. The prime locations are not in the budget for everyone but these extended locations are connected to all the prime locations and can be a good bargain if one is planning to buy a property this time.

5. Invest in the builder with a good track record and deliverables. If someone is planning to buy a property in the state he is not familiar with, going with the reputed builders is advisable. Instead of going blind, one can hire a professional agent with considerable experience.

The property price in India is levelled. There is no scope for the correction. The builders already have the huge inventory that they need to sell. The price is already the best they can offer, thus, buy a property now before there comes a twist in the Indian real estate market.

Property Management Provides Peace of Mind

While real estate can be a lucrative investment, managing tenants, repairs, and related issues can be challenging. This is especially true for owners who live in another location or have full-time jobs beyond their real estate investments. For these individuals, hiring the right property management company can provide much-needed peace of mind. Here are questions to ask when interviewing a potential property manager.

1. How long have you been in business?

Not only is a lengthy record in the industry often indicative of a trustworthy business, but it also means a manager has likely dealt with most problems that tend to crop up with rentals. Experience with a range of issues, including legal, accounting, emergency response, and maintenance expertise, is essential.

2. Are you licensed by the appropriate state and industry authorities?

In most states, licensed managers must take an approved property management course and passed a state licensing exam. A licensed property manager in charge, or PMIC, is allowed to manage other managers and run his or her own business. He or she is knowledgeable about state regulations for handling rental income, security deposits, and other financial matters.

In addition to licensure, certification can indicate more extensive industry knowledge. These credentials are granted by trade organizations, including the Institute of Real Estate Management, National Apartment Association, National Association of Residential Property Managers, and the Community Associations Institute.

3. Can you provide referrals from past clients?

A property manager should be able to provide contact information for current or past clients that have agreed to speak on his or her behalf. Potential clients should check out the addresses of which the business is in control to ensure that they are being run properly. By the same token, relying on referrals from trusted contacts is a good way to vet a short list of potential companies.

4. What fees do you charge?

While there can be a wide range of industry fees, the standard costs include a management fee ranging from 4 to 12 percent of the monthly rent, depending on the location and condition of the real estate, whether there is more than one holding, how many units in each, and what types of services are required. Some companies charge a monthly vacancy fee when the home is uninhabited, while others require the full fee regardless of whether there’s a current tenant. A set-up fee for a new client can be up to $300. Also, those relying on a management company to find tenants can expect to pay 25% to 100% of the first month’s rent (usually around 50 percent).

5. How often do they inspect?

The answer to this question is a key to ensuring that a real estate investment is protected. While a property management firm should inspect anytime there is tenant turnover, regular inspections should still be done when there’s a long-term tenant. Intervals can vary, but units or homes should be inspected at least once a year, as well as an external inspection every quarter to notice any potential developing issues.

Acoustical Soundproofing Products For Auditorium Soundproofing

Auditorium Sound proofing

The Sound proofing Challenge

The goal of auditorium design is to deliver fine clarity to actual sound for all members of the audience irrespective of their seating position. Public speakers, performers, musicians, and singers all need quality soundproofing in the auditorium, so that every word is intelligible and the music is rendered with great harmony. The audience wants to experience superior acoustics having least “live” or “dead” spots in the auditorium.

The acoustical materials selected for soundproofing an auditorium have to be durable, class A fire rated, decorative, and able to absorb sound reflections to regulate background noise, and also to scatter the sound waves to generate more exposure and balance to the sounds originating from the stage.

Soundproofing Treatment

By installing fire rated, decorative, ceiling or wall sound panels in an auditorium, the sound reflections as well as their reverberations inside the room can be controlled better to deliver higher quality sound. Reverberating sound waves within the auditorium will be received by specially designed Architectural Sound Panels for transforming sound to kinetic energy. Diffusion Panels will help to scatter the reflected sound waves to provide balance to the live and dead spots in the auditorium. You must also install sound panels as a background in the stage or behind the musicians for controlling reverse echo. The ideal auditorium is usually fan shaped with a sloping or curved ceiling and inclining floor sloping down towards the stage area. This shape is meant to break standing sound waves.

Acoustic Results

The acoustical panels installed for soundproofing an auditorium will receive and transform the undesired background noise, reducing the reverberation time to within 2.0 seconds. This will result in better clarity of speech for the audience, and even out the tones rendered by the musicians. The diffusion panels scatter the noise for better balance spread all over the room irrespective of seat location. This will provide a more enjoyable experience and ensure that the audience will come back again.

Additional Soundproofing Tips for Your Auditorium

Well-designed auditoriums are designed with non-parallel surfaces that help to break up standing sound waves. Preventing “dead” spots and scattering the acoustics in the room are two other functions achieved. If your room is shaped more like a gymnasium, there will be repeated reflections of sound waves. This will increase the possibility of “live” and “dead” spots, and hence you need more diffusion panels. Keep in mind that absorptive panels minimize background noise, and diffusion panels scatter sound reflections in various directions for better acoustic balance in the space. For auditoriums shaped like a fan having sloping floors, a ratio of 10-1 between the number of diffusion panels and sound absorption panels is recommended. The aim is to absorb sufficient background noise in the auditorium to create excellent speech clarity, but leave adequate reverb in the space to mix the musical tones together.

Interior game offers free consultation on soundproofing interiors in properties and individual homes. Interior designing and decoration tips also be given at free of cost.

Acoustical soundproofing is a must nowadays in interior designing and decoration. Author is an interior designer and consultant in acoustical issues. Diffusion panels and wall panels for interior soundproofing, Vinyl sound barriers and acoustical doors and window acoustical products are available with us