Service Animals Q & A

Service Animals

Q: What defines a service animal?

 A: The ADA defines service animals as a guide dog, signal dog, or other animal individually trained to provide assistance to an individual with a disability, including a physical, sensory, psychiatric, intellectual, or other mental disability.

Q: Does a service animal need to have any identifying collar or harness?

A: Although many service animals wear special collars or harnesses, by law they are not required to wear any special identification equipment.

Q: How can I tell if my tenant or applicant requires a service animal.  They do not look disabled to me.

A: When it is not obvious what service an animal provides, only limited inquiries are allowed.  Staff may ask two questions: (1) is the animal a service animal required because of a disability, and (2) what work or task has the animal been trained to perform.  Staff cannot ask about the person's disability, require medical documentation. require a special identification card for the animal, or ask that the animal demonstrate its ability to perform the work or task.

Q: Can I still charge a security deposit for a service animal?

A: No.  "Pet" deposits cannot be charged for service animals.  Nor can you charge "pet rent".

Q: I have a tenant that has a service animal that is never on a leash.  He barks and is disruptive.  He has bitten a member of my staff.  What, if any, recourse do I have?

A: Service animals must be under control of their owners at all times.  If a leash or harness interferes with the animal's work or the individual's disability prevents the use of these devices, the individual still must maintain control through voice, signal or other effective control.  If you have a service animal that is out of control, you can issue a lease violation.

Athena Magruder 

VP Operations

Mission Real Estate & Property Management, Inc.
3600 Pegasus Dr #15 Bakersfield, CA 93308

www.MissionRE.com

Thinking about making your home rental or apartments smoke free?

Thinking about making your home rental or apartments smoke free?

A few articles ago I quoted the price of an average 2 bedroom turn at $4,000.  This includes the cost of vendors, replacements, advertising and payroll for the leasing agents.  That cost is multiplied exponentially if your tenant was a heavy smoker.

“To turn the unit, it costs at least 3-4 times more if the person in the unit was a heavy smoker,” says Eric Wiegers, California Apartment Association Senior Vice President Communications.

That is significant.  If you are already looking at a $4,000 bill, tripling that cost will triple the time it takes to realize a return. 

Let’s say you are charging $800 rent on a two bedroom.  For this example, let’s assume that your tenant left your apartment in a reasonable condition and it only costs you $2500 to turn your unit.  At that price it will take you approximately 4 months to see a return on that investment.  If you have a heavy smoker and need to fully restore your unit you are now looking at nearly a full year of rent to recoup your cost.  With the average lease term running 12 months in California, you are turning your units faster than you can realize a return.

So how will you stop the bleeding and increase your NOI?  Many owners are now restricting smoking to the exterior of their units.

Mission Real Estate & Property Management has a lease addendum available that can instruct your tenants regarding a smoking ban within your units.  Call us if you have any questions on transitioning your investment to a non-smoking property.

http://www.missionRE.com

Athena Magruder

VP Operations

Mission Real Estate & Property Management, Inc.
 3600 Pegasus Dr #15 Bakersfield, CA 93308

(661) 829-7839

Bakersfield Rental Demographics

Know your Customer and Know your Price Point

Effectively marketing to your target demographic and knowing if your asking price is reasonable are the keys to properly renting your investment property.  The information below should give you a starting point. For further information or for a property specific quote, please call (661) 829-7839.

Bakersfield Demographics and Average Rental Prices by Neighborhood

Bakersfield Median Age: 32
Bakersfield Median Income: $39,982

Neighborhood            Average Price per Bedroom

42nd St $453 Amberton $375 Artisan $425 Avalon $475 Baker St $333 Belsera $449 Benton Park $342 Brighton $467 Brimhall Estates $467 Campus Park $450 Casa Loma $371 Castle Ranch $360 City in the Hills $500 Country Rose $699 Crystal Ranch $529 CSU Bakersfield $591 Downtown $338 East Ridge $493 East Side $328 Emerald Estates $425 Fruitvale $481 Greenacres $398 Greenfield $358 Haggin Oaks $542 Hampton Woods $517 Hillcrest $387 Homemaker Park $321 Kern City $450 La Cresta $325 Lakeview $275 Laurel Glen $488 Liberty $417 Masterpiece Estates $625 Mobile Town $375 Mondavi $431 Mountain Meadow $524 Oak Ridge $319 Oildale $321 Oleander Sunset $333 Olive Dr $399 Park Stockdale $388 Pheasant Run $431 Polo Grounds $330 Quailwood $376 Rexland Acres $350 Ridgeview Estates $450 Riveroaks $533 Rosedale $449 S. San Lauren $465 Seven Oaks $550 Southern Oaks $450 Spice Tract $399 Stockdale Ranch $508 Stone Creek $492 Stone Meadows $444 Terra Vista $450 Tevis Ranch $445 The Oaks $467 Tyner Ranch $392
Athena Magruder
VP Operations
Mission Real Estate & Property Management, Inc 3600 Pegasus Dr #15 Bakersfield, CA 93308
www.missionre.com
(661) 829-7839 *Pricing information from Trulia.com