InnerLoopLandlords.com - Houston Texas

Offering Multiple Months of Rent in Exchange for a Better Rental Rate - Yes or No?

2012-01-15T19:42:00.000-08:00

Often times individuals applying for a property will offer to pay multiple months of rent up front in an effort to negotiate a better deal on a property. Doing this poses some challenges for both parties.

If you are considering making such an offer, you need to be sure you trust the landlord. If the property you are leasing still has a mortgage, there is no guarantee the landlord will apply that money towards his or her note. You may come home one day and discover the home is going into foreclosure and you have no way of recovering your money. If you do trust your landlord, then we would recommend you offer no more than three months.

If you're a landlord and you're considering accepting an offer of multiple month's rent in exchange for a lower offer, make sure you do a thorough check on your tenants. If you find yourself in the position of having to evict them, you may not be entitled to keep the balance of the rent. If you like the idea of receiving more than one month, we suggest limiting it to three months until you get to know your tenants.

Lights in the Heights

2011-12-05T11:52:00.001-08:00

Deck the halls with boughs of holly and let the fun begin! It's that fabulous time of year when Woodland Heights hosts Lights in the Heights. I was driving around the neighborhood this weekend and saw so many people putting up their Christmas lights. This is going to be a great year primarily because the organization has made some changes to improve the event.

This year's Lights in the Heights will be held on Saturday, December 10 beginning at 6:00 pm and ending at 10:00 pm. No vendors will be permitted on the Norhill esplanade and security will be tighter. And since they haven't been widely publicizing the event, there may be fewer people attending. These changes promise to make it a cozier event.

So for those of you who do not know what this event is, here's the scoop. Woodland Heights is comprised mostly of Victorian and Craftsman Style homes. Beginning about 25 years ago, the residents began heavily decorating their homes for Christmas. They would then block off a couple of streets one evening to allow the people within the community to celebrate with one another. Each year it grew from just one or two streets to several. Recognition is offered for houses with the best decorations.

During the event itself, many homes throughout the community will be hosting musicians who will be playing Christmas music from the front porch. The style of music will be anything from 4-string quartets to jazz to a cappella. This year, rock music will not be permitted as the community wishes to keep the noise level down.

Please note, that there will be several private parties throughout the community; so be careful not to crash any of them.

Should you find you are unable to attend Lights in the Heights, take a leisurely drive through the community any night in December and enjoy the beautiful decorations; many are worth seeing in daylight as well.

Attention Investors - Potential changes in financing

2011-06-04T10:16:00.000-07:00

The interesting thing about Real Estate is that it's always moving in one fashion or another. I have found that when Home Sales drop, Leasing rises and vice versa.

Right now, the powers-that-be in Washington D.C. are considering making it a requirement that 20% be put down on all homes that are being financed. If this bill, law, mandate, whatever you want to call it, passes the economic impact on Real Estate will be as follows.

First time home buyers will need to have saved 20% for a down payment alone in addition to any other money they will need to cover closing costs. In Houston, depending on how close you move to the city, a decent home starts around $140k. Saving $28K is no easy task, especially in today's economy. This will reduce the number of first time home buyers - and interestingly, according to Wells Fargo, this is the new sweet spot.

People have to live somewhere, so the only option they have is to either buy or lease. And home sellers will have to either drop their home prices dramatically or become landlords. Either way, if this thing passes through Congress, I anticipate the market demand for lease to go up and the supply of rental properties will not be able to meet the demand.

So, here's your gamble. If you're looking to buy up rental properties for investment purposes and you decide to wait for Congress to decide before doing anything, you can expect to see an increase in asking price for such properties if Congress decides to pass the requirement to put 20% down.

At any rate, it appears as though Congress is making the home finance business an arduous process so I don't expect it to be an easy process to buy a house any time soon.

Corporate Housing - Houston

2011-04-15T23:12:00.000-07:00

Corporate housing is basically a furnished apartment. Initially, they were leased by corporations for their employees who were temporarily residing in Houston. Now, anyone can lease furnished apartments for a variety of reasons.

The process of acquiring a corporate rental can be rather complicated and boring. So, I'm not going to put you to sleep with a bunch of details. However, there are some basics you need to know.

Houston does not have an inventory of furnished rental apartments just waiting for someone to lease. These days, you pick your property and a third party converts it into a furnished unit.
Your options include two different types of properties: Apartment communities and privately owned properties. Sometimes private owners will have their property set up specifically as a furnished apartment or home. These are rare but they do exist.
Most properties require 1 year leases. There are some apartment communities that will accept shorter term leases. Most condo and hi-rise buildings do not allow short term leases. This really limits your choices.
A furnished unit may or may not include utilities and maid service. When negotiating for a furnished unit, it helps if you know what you need. Expect to pay about $2000 above the base price of an unfurnished apartment or home. This number can be lowered by placing utilities in your own name, hiring a maid or even reducing the number of televisions in the unit.
Once you find your property, you'll need to allow up to 5 business days for it to be converted to a furnished apartment.

Finding a furnished apartment can be a lot of work and very frustrating. Use a Realtor who is experienced in leasing. They can make this process easy for you and prevent you from wasting a lot of time.

Calling all Students

2011-04-14T19:30:00.000-07:00

It's that time of year when students from local universities, such as Rice and U of H, begin seeking out housing for the upcoming school year. Often times, groups of about 4 or 6 students try to lease out a large home to live the year out as roommates.

If this is you, here are some tips to help you get the place you want.

It doesn't matter how smart or responsible your parents think you are, you are still just barely north of 20 years old and you're broke. For this reason, landlords are not really excited about leasing their rental property out to a bunch of kids. So, if you approach your search keeping this in mind, it will make your search that much easier.
There are some landlords that will lease their large homes to students; however, they are very far and few between. Once you find the property you like, you have to be prepared to pounce. You can't spend too much time thinking about it because there's another group of students right behind you vying for the same property.
Have all the members of your party on the same page and ready to go. The best way to start is to contact a Realtor. A Realtor will have access to the Multiple Listing Service and can help you find places for lease. He or she can screen the properties to determine which ones will accept roommates and which ones will not. Don't work with more than one Realtor, seek out one you like and have everyone communicate with her.
Have all the members of your party fill out the lease application early. Don't worry about having an address just yet. Tell your friends to make sure that social security numbers, drivers license numbers and birth dates are clear and legible. If your parents are going to guarantee your lease, have them fill out a guarantor form and have it ready; you don't need to give this information to anyone until you find the place you want to lease. Your Realtor can provide you with an application and guarantor forms.
Generally speaking the security deposit will be the equivalent of one month's rent and will be made out to the property owner in the form of a cashiers check or money order. Cashiers checks are acquired from your bank - they can explain how to acquire one.
Be prepared for application fees. They can range anywhere from $35 - $50/person. Those are usually required as money orders.
And finally, all of you should look at the properties at the same time so that you will be in a position to grab it if it looks like a keeper. If only 1/2 of your party looks and you have to wait for the other half to look before making a decision, you could loose the property.

Doing this work up front will save you a lot of headache. Good luck with your search and let us know if we can be of service.

The Accidental Landlord

2010-10-21T10:42:00.001-07:00

I'm sure many of you have seen the reports that home sales have dropped in Houston. True, it's not as bad here as it is in other parts of the United States.

Even so, many home owners are either not in a position to lose money on the sale of their home or just don't want to. Still they need to move on to their new home. So, what do they do?

They lease their house instead of selling.

Many of the homeowners that take this path never planned to be here, they sort of "accidentally" got here. And the thought of being a landlord keeps them awake at night as they toss and turn envisioning their home being torn up by complete strangers.

Yes, there are risks to being a landlord. However, if done correctly, the benefits can outweigh those risks.

I've discovered there are 4 things that give a person pause when considering becoming a landlord.

Will my tenant pay their rent on time?
Will they fulfill the lease agreement?
Is my tenant going to tear up my property?
Is the tenant going to call me every day complaining about something that needs fixing?

There are things that can be done to ensure that landlords sleep at night while renting out their property.

A very good start is to hire a real estate agent to list your property for lease. Just by doing this one thing, you can eliminate people you might not want renting your property. I have discovered that people who are not comfortable having their backgrounds checked usually don't approach Realtors to assist them in their property search. Beaudry Properties checks an applicant's Credit, Criminal, Check Writing and Criminal History. We also conduct Employment and Rental Verification either in writing or through phone interviews.

We are also able to provide all the forms necessary to lease your property beginning with the application and ending with the lease agreement and all required addenda. Not only do we provide the forms we also do the paperwork for you - of course your final approval/signature is still required but you are not left to determine the process on your own.

A typical security deposit is the equivalent of one month's rent. That is usually enough to handle small repairs in the event such are required. Should your tenant have a pet, you can also collect a pet deposit.

As part of the lease agreement, the landlord can require tenants to pay upfront for repairs that are not deemed the responsibility of the landlord as outlined in the Texas Property Code.

Through our partnerships we are able to provide property management services. And our sister company, Inner Loop Landlords is just an added tool we use to market our client's lease properties.

If you think you might be an "Accidental Landlord" and you find the entire process daunting, you are not alone. Contact us and we'll help you through the process.

Inner Loop Hotspot - Zelko Bistro

2010-08-31T12:00:00.000-07:00

I had lunch with a friend of mine today at a very quaint bistro on 11th Street @ Beverly St. called Zelko Bistro; named after it's executive Chef, Jamie Zelko. We think that Ms. Zelko is on to something here.

I've passed by this place on several occasions but haven't yet had a chance to stop by until today. One of the things that attracted me to them is that they look like a place one would find in Marfa, TX. It has a minimalist look to it. No fluff, just really good food.

The food here is very fresh and the wait staff is attentive and very friendly. I get the impression that everyone likes working there. The menu has a wide variety of food choices - it definitely has a gourmet touch to it without being over priced.

I had the fish tacos while my dining companion enjoyed a serving of their meat loaf. Both of us rated our plate a 9. My rating was based on flavor and texture of food. Lots of both.

If you would like to know more about Zelko Bistro and their menus, visit their website.

Bon Appetit.

Midtown Madness

2010-08-12T17:36:00.000-07:00

Midtown is one of Houston's newest inner loop neighborhoods. Well, that's not exactly correct. Truth be told, the area has many historic landmarks. However it has only been within the last five years that it actually defined itself as one of Houston's managed districts. A lot of the area in Midtown was just just empty lots and dilapidated buildings until investors and developers arrived with some vision.

A great feature of this neighborhood is the strength and enthusiasm radiating from the community itself. People within this community are involved. Local residents can enjoy events such as Art in the Park where local artists display and sell their art in one of Midtown's beautiful parks. Or Plant and Pedal, a project that fosters improvements through planting flowers and trees.

The list of restaurants in the area is quite impressive: Brennan's, Cyclone Anaya's, Reef, Farrago's, Ibiza and Crave Sushi are just a few. And if one wants a little late night fun, there's Howl at the Moon, Pub Fiction and 13 Celcius.

In sum, Midtown offers one a completely stocked and established residential community close to downtown. For more information about Midtown and everything it offers, visit their website .

Investor Tip # 1: Start the process with the right agent.

2010-05-11T11:47:00.000-07:00

Envision that you found what you thought was the right investment property to purchase. You clean it up, you put it on the market but nothing happens. No one is leasing the property. So, you hire an agent to lease the property for you and discover you have to come down on the lease price significantly more than you thought. What happened?

Perhaps hiring an agent with strong leasing experience when you initially purchased the property would have helped.

We have had several investors approach us for our help after they purchased an investment property because the agent who sold it to them didn't "do leasing". Oftentimes the investor discovers that the agent who sold them the property wasn't exactly accurate regarding the market lease rate for that specific property. The anticipated cash flow didn't happen. Understanding the lease market is an important first step if you want to maximize your investment from the start.

I began my Real Estate career in leasing having written up at least 300+ lease contracts to date. In these transactions I represented the Landlord, the Tenant or both. I understand the market and what drives tenants towards specific properties. I know what can be detrimental to getting a property leased and what makes it a coveted prize.

Buying an investment property at a good price is only a great deal if you can get it leased at a rate that makes it worthwhile. Partnering with someone who can see it all the way through to the end really can save you a lot of headache and stress.

Moving Season has Arrived

2010-05-09T09:23:00.001-07:00

In March it seemed that nothing would lease. Perhaps it was a combination of several things: Uncertainty regarding the economy, a large market of unemployed people and very cold miserable weather.

We had several properties available for lease starting in January; and now, for the most part, they are leased and off the market.

Our inventory started moving in April. Requests for assistance in finding a suitable property for lease finally began pouring in and haven't stopped. We expect this trend to continue through August.

It's amazing what a difference a month can make in this business.

The Six Wards of Houston

2010-04-02T15:09:00.001-07:00

I grew up in Kingwood and remember that the only time I ever heard mention any of the wards of Houston was during news casts. I never really understood them. But now that I live in the loop and practice real estate, I hear about them all the time.

My clients and friends are always asking me about our wards, so I've decided to do my research and write a little piece on them.

When the Allen brothers left New York to come to our neck of the woods in 1836, they purchased 6,600+ acres of land along the Bayou and called it Houston. Once the city was incorporated in 1837, they divided the city into political districts. These districts, referred to as "wards", were strictly based on geographical boundaries and never took into consideration the number of people within the boundaries. Their purpose was to create an electoral district for administrative and representative purposes.

Initially, there were only four wards. In 1866 the fifth ward was added and 10 years later, thereabout, the 6th ward was added. A map of these wards can be found here.

I had assumed that since the Allen brothers came directly from New York, that the idea of the ward system was born from the 5 Burroughs of New York. My research, however, has taught me that the Burroughs of New York were developed long after the Allen brothers left New York. It turns out that the ward system was used in other U.S. cities, such as Chicago, and not an original idea even to the Allen brothers.

The city redefined it's districts and no longer used the ward system in 1906; and in 1928 the wards were completely removed from maps. However, the neighborhoods still remain and the residents continue to proudly refer to their homes by the wards in which they reside.

I am a very nostalgic person and love the preservation of History. That may be why the Heights has such a special place in my heart. So, I would love to see the six wards of Houston forever remembered in recognition of our humble beginnings.

West Ave - Oooo La La

2010-03-24T09:59:00.001-07:00

Gables West Ave is the ambitious mixed use residential development at the corner of Kirby and Westheimer. The project takes up one city block and is a combination of residential living quarters and retail shopping.

Mixed use developments are a result of the desire to be able to live within walking distance of shopping, dining and playing. This recent phenomenon in Houston is born from the rising cost of fuel and a desire to leave behind smaller carbon footprints. In a city such as Houston where the absence of zoning laws make it difficult to provide an effective mass transportation system this is especially true.

A recent visit to this pedestrian friendly development left us almost totally speechless. Words that immediately come to mind are, chic, hip, elegant and stunning. The first thing that strikes you the most is that the property has high ceilings almost everywhere. Then you notice the details, the elegant stone work and the Art Deco.

Each apartment unit comes with nothing short of 10' ceilings and if you should reside on the top floor, your ceilings are as high as 12' or 14'. Add ceiling to floor windows to the mix for an elegant home you'll never want to leave.

Interiors include Brazilian hard wood floors, two-toned granite in gourmet kitchens, painted accent walls, stainless steel appliances and digital programmable thermostats. Our favorite interior feature is the I-Pod docking station that feeds your desired tunes through a built-in speaker system. They really get their clientele!

The entire residential part of this community is apartment living. We assumed that some aspect of the project would include condominiums since Gables recently converted their sister property on Kipling into upscale condos and sold them off. No such plans seem to be in the making for a similar fate at this property.

They have started leasing their residential units and have exciting plans for the retail aspect of their project. Tootsies, a high fashion women's retail store is slated to move in shortly. Robert Del Grande is planning on opening a restaurant along similar veins as his restaurant Cafe Annie as are the owners of Eddie V's planning to open something special. Oh, and let's not forget the 10,000 sq. ft. Roman day spa.

Pedestrian friendly communities seem to be the next attraction for various locations in Houston.

Other mixed use developments are on their way to Houston, too. Houston icon, Ed Wulfe, since 2005, has been developing the area at San Felipe and Post Oak. And GID Group out of Boston is in the planning process of Regent Sq uare located at the corner of Allen Parkway and Dunlavy.

Woodland Heights

2010-03-19T08:31:00.000-07:00

If you're looking for a charming historic area of Houston in which to live, Woodland Heights is the place to be. Platted in 1907, this area is one of the closest residential communities to downtown Houston.

The homes in Woodland Heights are generally bungalows or arts and crafts style homes. One can still find several of the Craftsman homes that were so popular last century. Many of them have been renovated to include modern features while keeping with the original feel and layout of the home when it was originally built.

This community is bound as follows: 11th street to the North, 45 to the East, Studewood to the West and I-10 to the South.

Garage apartments or one bedroom apartments start at $600 in this community and two bedrooms places start close to $900. If you love to walk or ride bikes in your community, this is a great place to live.

Woodland Heights also has a lot of personality. Every year, one Saturday in the month of December, the community hosts an event called Lights in the Heights. Residents during this time of year totally redefine "bling". And each year, it becomes more interesting. For just one evening, large sections of the community are corded off so that pedestrians can walk up and down the streets to enjoy the creatively decorated homes while sipping Wassel and listening to various performers play Christmas music.

Some even say the community has a quirky side to it. We would have to agree. Always in good taste, residents of this community find fun and creative ways to express themselves.

If you would like to learn more about this community, you may do so here: Woodland Heights Civic Association

Today's Rental Market

2010-03-04T08:23:00.000-08:00

This time last year, if you were a landlord, you could get top dollar for your property. And if you were a tenant looking for a property, you were very very lucky if you got your first choice but more likely, it was snatched up so fast, you ended up with your third choice. I can't tell you how many applications I submitted just minutes too late for my clients last year. It was crazy.

The reason rental properties were so popular then was that so many people were afraid to buy. The economy was tanking so a lot of people, worried they would lose their jobs, decided to lease instead buying. Well, that was a year ago and today, it is a totally different market.

Now, there seems to be an abundance of properties available for lease but not as many people seeking. What's changed?

We have a theory.

It isn't so much that more people are buying houses. Yes, it is true that home sales are picking up some in Houston but not enough to warrant such a decrease in leases. No, our belief is that there are many many people out there that are unemployed and because they don't have income to declare, can't move. So they are either allowing their leases to go month to month or they are renewing where they are. They simply don't have the extra money for deposits and moving expenses to change their situation.

So, if you are a landlord with a tenant in a financial bind, it might just be in your best interest to work something out with them than to allow your property to go on the market.

Inner Loop Hot Spot - Lola's

2010-02-22T13:12:00.000-08:00

Located at the corner of Heights and Yale, Lola Restaurant is still the new kid on the block. It's been there for about a year and I drive by it every day. And each time I do drive by it, I say to myself, I need to try that place. Well, early this week, I had a lunch meeting with a business associate and I have to say.... Wowee! And then, I had lunch there again this afternoon.

The environment can be described as a contemporary diner. Lots of light from all the windows and nice simple wood tables. The bar is comprised of refurbished shuffle boards. Very nice. The atmosphere is casual; you place your order at the counter then they give you a number you take back to your table. Their servers bring the food to your table.

It's hard to explain their food. It's fresh everyday food with a gourmet touch to it. I had the roast beef and cheddar sandwich as did my colleague. We loved it.

They serve breakfast (all day), lunch and dinner. Since the area is dry, they don't have a liquor license but it is BYOB.

If you'd like to see their menu, go here.

Bon Appetit....

I'm just mad about Saffron

2010-02-15T09:03:00.000-08:00

This little inner loop 14 unit community is on Hazard St. just south of Richmond. We have 1 and 2 bedroom units available. Interiors are updated and usually include wood or tile flooring. Offstreet parking is available, there is a laundry room on site, and all units offer central air and heat.

Painted in tones of soft yellow and contrasted with black iron, this property has great curb appeal. Due to it's location, tenants have easy freeway access. One could easily cycle to Rice University. Walking distance to La Tapatia and other local restaurants.

For more photos and information, including viewing appointments, visit us as Inner Loop Landlords.

Attention Roommates - This 2 bedroom is just for you

2010-01-26T20:29:00.001-08:00

This really is a BEAUTIFUL condo. The Reata is a condo community conveniently tucked between Waugh Dr. and Dunlavy just off Allen Parkway. From here you can easily access all the freeways, Downtown, the Med Center and the Galleria. Stages Theater, Laugh Stop and various small restaurants are within walking distance.

This condo includes gated garage parking, a washer/dryer and two balconies. Hard floors recently installed in living room and fresh carpet has been put down in the bedroom. Since the unit is located on the third floor of the community, no one lives above. From the front patio you get a great view of down town. Kitchen and bathrooms have been updated with granite countertops and both bedrooms have large walk-in closets.

Calling all students from TSU and U of H

2010-01-21T08:27:00.000-08:00

Inner Loop Landlords has some beautiful affordable housing just a block away from Texas Southern University. The photo above is from a 3 bedroom duplex on Isabella. There is a ton of space in this apartment plus a large storage room. Hardwood floors and fresh paint throughout. The dining room has a really nice accent wall. Large kitchen with utility room attached. The landlord is supplying the Washer/Dryer. The property is gated and nicely landscaped. All this for $975.
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We also have one bedroom units available in the same area on Isabella. These are really nice. Hard floors throughout, updated bath, kitchen complete with dishwasher. Stackable washer and dryer included. FREE high speed internet. Landlord also pays for water.

This little community is gated and requires a code to access the property. Security cameras are also on property.

Ready for move in: $600/month.

A touch of class in the heart of the Medical Center

2010-01-20T21:49:00.000-08:00

If you spend much time in the Medical Center, you know it's a very busy place with a lot of construction. What you may not know is that in the middle of just about everything, there is a gorgeous condo community called The Valencia. This resort style community offers an array of amenities such as a cyber cafe complete with wide screen tv and internet access and a recreation room to entertain guests complete with billiard table.

You can also relax by the tropical pool complete with water fountain. Or entertain guests under the gazebo while grilling on the barbecue.

Inner Loop Landlords is featuring a 2 bedroom 2 bath condo available for lease for only $1600/mo. The unit is beautifully appointed with wood floors, granite counter tops and stainless steel appliances. Both bedrooms have their own bath and computer desk and are separated by a spacious living area thus affording each occupant plenty of privacy.

For more information about the Valencia, you can visit their website.

One Park Place - Downtown Houston's newest luxury addition

2009-04-08T20:31:00.001-07:00

Houston icon, Marvy Finger, hits it out of the park with the introduction of his latest property, One Park Place. This beautiful downtown high rise over looking Discovery Green offers leasing at it's very finest. Located near Houston's nicer hotels and downtown shops, residents can easily walk to the Toyota Center for basketball, hockey and concerts, Minute Maid park for baseball and the George R. Brown Convention Center for various events. And if one is familiar with Houston's tunnel system, access is nearby.

If you ask Marvy what he thinks the number one reason is that people move it would be due to noise. He not only believes this he also proudly incorporates this belief into his design. The units in this building are noise-proof. From the wrapping of the pipes to the raising of the wood floors in each unit. Even the patio doors quietly slide open and closed so as not to be heard from your neighbor's patio.

Spacious living areas donned with the latest and greatest features leave no doubt in anyone's mind that the quality of lifestyle this rental property offers is as good as it gets. Interior features include wood floors, granite countertops, front load washer/dryer and the vent hoods over the stove carry the heat and smell out of the building. Pocket doors? Yes!

Nothing was left out when designing this building. It offers it's residents a gorgeous swimming pool with fountain, a business center and conference room, a media room and a morning room where residents can get their coffee. Then of course, there is the valet parking, complimentary to residents and their guests.

Though the building continues to be under construction, it has reached enough completion to allow residents to begin moving in. If you want to experiencing true luxury high rise living without committing to a mortgage, One Park Place is THE PLACE to consider.

Houston Inner Loop Hot Spots

2009-03-25T18:44:00.000-07:00

Perhaps your you're new to Houston's inner loop living or you're an old-timer. Whatever the case, we can all benefit from knowing about Houston's favorite hang-outs.

Today, we want to tell you about Onion Creek. Many people ask what exactly is Onion Creek cafe?

It's a cool place to hang out. Conveniently located on 6th Street in the Heights, it's very much like a place you would find in Austin off Lake Travis. Earthy, hip and comfortable. And to top it all off, they have great taste in the music they play.

They have a full array of coffee drinks, beer and wine. And their food menu is awesome. We would like to suggest that you try their potato salad. It is hands down the BEST potato salad you'll ever taste.

During the day, they offer free wi-fi 'till 4:30. During that time you'll find many people working from their laptops. Post wi-fi time, the after-work crowd begins to meander in for their well earned libations. The place fills up and livens up.

Be sure to try Dry Creek and Cedar Creek, too!

Tips for staying ahead of the game

2009-03-24T20:48:00.001-07:00

The rodeo is behind us and summer is ahead. The lease market in Houston's coveted inner loop area has been really tight. Now that we're moving into the "moving season" it's about to get even tighter.

Here are some tips to help make sure you stay ahead of the competition.

1) If you're looking at private properties (i.e. condos, garage apartments, etc.) have your application fee ready in cash. Once you've identified the property you want, you'll need to convert it into a money order. App fees vary, but for the most part, they range between $25 - $50 per applicant. Some landlords will accept a summary of your credit report from such services as "freecreditreport.com" or "annualcreditreport.com" It wouldn't hurt for you to print that out and have it in hand when you submit your application.

2) Be prepared to put down a deposit with your application.

3) Make sure everything on your application is legible. The important things are going to be Social Security Number, Driver's license number, date of birth, rental history and employment history. Make sure you provide phone numbers for verification purposes.

4) Work with a Realtor that knows the area. Honestly, there's no great secret to working the inner loop area. You just want to be sure the Realtor you're working with is willing to help you find the right lease property. It's possible you'll need to go out and look more than once. It's not unusual to put in an application on a property and discover it's no longer available. I've had this happen several times with one client but after 4 attempts, we found the perfect place.

5) Best case scenario regarding pets is to not have any. If you have a dog, non-aggressive breeds are the best. Landlords get more and more nervous about renting their properties to people who have dogs that might hurt someone.

Happy Hunting. If we can help you find something, don't hesitate to contact us.