Your rental needs a plan too

When a storm heads toward the coast, tenants look to the landlord for answers. Who do they call? Should they shutter the windows? What happens to the lawn furniture? If those answers are unclear, small problems turn into big ones fast.

A little planning in early summer keeps your property safer, your tenants calmer and your own phone from ringing off the hook.

Inspect the property before the season peaks

Schedule a walkthrough with your tenant’s cooperation and check the things most likely to cause trouble in high wind and heavy rain.

• Roof condition, flashing and any signs of past leaks
• Gutters, drainage and the grading around the foundation
• Windows, doors, seals and garage door condition
• Trees and large limbs near the structure
• Fencing, sheds, screened enclosures and carports
• Smoke detectors, outlets and the electrical panel

Fix what you find now. A repair done in June is almost always cheaper and easier to schedule than the same repair in September.

Put expectations in writing

Review your lease and consider a one-page storm preparation sheet for tenants. It does not need to be fancy. It should say who to contact, what the tenant is responsible for, such as bringing in outdoor items, and what the landlord will handle. Provide it at move-in and again each June.

Make sure you have current phone numbers and emergency contacts for every tenant, and confirm they know how to reach you or your property manager.

Document everything

Take dated photos and video of the exterior, interior and any appliances at the start of the season. If damage happens, you will have a clear before picture. This protects you, the tenant and any insurance claim. Keep copies of leases, vendor contacts and your policy details in a folder you can reach from anywhere.

Check your coverage and your tenants’ coverage

Landlord policies and tenant policies cover different things. A landlord policy generally addresses the structure, while a tenant’s belongings are typically their own responsibility. Encourage tenants to carry renters insurance, and talk with a licensed insurance agent about your own policy, including how it treats loss of rental income. We are not insurance advisors, so treat this as a list of good questions to ask.

Line up your vendors early

After a storm, the best roofers, tree crews and restoration companies are booked out. Having relationships in place makes a real difference. Our preferred vendors page is a good place to begin, and if you would rather hand the whole thing off, our property management team coordinates inspections, tenant communication and repairs for owners every day.

After the storm

Once it is safe, check in with tenants first. Confirm everyone is okay, then assess the property, photograph any damage and contact your insurer promptly. Keep receipts for emergency repairs. Clear, kind communication goes a long way, and tenants who feel looked after tend to stay.

Plan for vacancies too

If a unit sits empty between tenants during storm season, it still needs attention. Secure outdoor items, check that the property is locked and shuttered where appropriate, and arrange for someone to look in after any major weather. An empty home with a small leak can turn into a big repair if nobody sees it for weeks.

It also helps to keep a simple property file for every rental: lease, inspection photos, vendor contacts, utility account details and insurance information. When something happens, you will be glad everything is in one place.

Quick answers

Who is responsible for outdoor items at a rental?

That depends on the lease, which is why a written expectation is helpful. Most leases ask tenants to secure or bring in their own outdoor belongings.

Should I require renters insurance?

Many landlords do, and it is worth discussing with your attorney or insurance agent. It protects tenants’ belongings, which a landlord policy generally does not.

Can a property manager handle storm prep for me?

Yes. A good manager schedules inspections, communicates with tenants and coordinates vendors before and after a storm.

Questions about buying, selling, renting or managing a property on the Volusia coast? Call Urbanista Realty at 386-492-7441 and let’s talk it through.