Owner FAQs

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Emporium Deck, Outdoor Patio, Beach house

Frequently Asked Questions
What Landlords Need to Know

The team at Barsky Property Management is available to answer your questions during business hours, and we love to hear from you! For your convenience, we have compiled this list of common questions and answers that you can refer back to at any time.

Rent Collection • Barsky Services • Tenant Screening and Issues
Maintenance & Repairs • Laws & Regulations • Property Sales

Rent Collection

When do I get my money each month?

The rental funds must clear the tenant's bank account before disbursing funds. It usually takes five business days for such clearance. We begin the payment of all bills if the landlord's account has a positive balance and money is available immediately. The owner’s rental income distributions will go out on the 10th, 20th, and 30th of each month, depending on when the tenant pays their rent. The landlord statement will show details of all activity on the account for that month. Fully detailed landlord statements are generated on the last day of every month.

What are the initial rental fees, and how are they collected?

It is generally preferred to collect first month’s rent and a security deposit. We usually take a nonrefundable cleaning fee to have the property cleaned after it is vacated, plus a refundable security deposit totaling one and one-half (1 1/2) month's rent. The property is automatically professionally cleaned between each tenant. The clients hold the security deposit, as mandated by the New Jersey Department of Community Affairs, Division of Codes and Standards, to be returned within 30 days of lease termination.

What does Barsky Property Management do if the tenant does not pay rent on time?

The rent is due on the first of each month and is considered late after the fifth. If payment is not received by this date, we will deliver a "72-Hour Notice" to the tenant to pay the rent or vacate. If they have not paid by the end of the notice period, we will notify the owner and file at the courthouse for a FED (eviction) hearing within 10 to 14 days.

Barsky Services

How will Barsky Property Management find tenants for my house? How long will it take?

We will immediately put your home on our list of available properties utilizing all avenues of advertising: RentCafé, MLS, external signs, internet, open houses, newspapers, etc. We frequently communicate with multiple real estate brokers and major companies' relocation offices and have a large pool of tenants-in-need.

It usually takes two to four weeks to rent a home. It sometimes takes longer in the winter. A home goes on the list of available properties as soon as we receive notice from the existing tenant and permission from the owner to re-rent. Many factors affect the speed at which a property rents, including supply/demand, time of year, location, and condition. Our property manager will recommend a market rent based on these factors.

What kind of properties do you manage?

We manage a portfolio of single-family homes, duplexes, multi-family, mix-use and commercial.

What happens if I pull out of our contract?

If the contract is canceled prior to its termination date and is canceled due in no part to negligence by Barsky Management, we ask to be given a 60-day written notice and a cancellation fee equal to one month’s rent. All Barsky Management’s unreimbursed costs and expenses, including third-party vendors and attorneys’ fees, if any, are to be paid in full upon full release of the contract.

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Do you require deposit reserves at the onset of our agreement?

Each situation is assessed on a case-by-case basis. Under normal circumstances, we do not require reserves to be deposited at the onset of a property management agreement but may if your property needs extensive make-ready repairs.

What if I already have a tenant in my property?

We would take over the management of the property where you or the previous property management left off.

Tenant Screening and Issues

How is the property protected if the tenant causes damage?

In most cases, the security deposit collected upon move-in is more than adequate to repair the minor damages caused by tenants. Should the tenants leave the property owing more than what is covered by the security deposit, they will be billed. If they do not pay, it will be turned over to a collection agency.

What is Barsky Property Management's tenant screening process?

We ask that all prospective tenants apply through the property portal on RentCafé. We use ScreeningWorks Pro to screen all applicants and obtain background, credit, and eviction checks to ensure reliable results. Usually, the results are available within an hour of applying but could take three to five business days.

How do I get my house ready to rent?

Your home must be left in professionally cleaned condition because the tenants will be paying a nonrefundable cleaning fee. We prefer to arrange this cleaning to follow the cleaning guidelines strictly. If there are carpets, they must be freshly cleaned, and all debris and personal belongings must be removed from the house.

It would be best to consider painting any room with dirty or marred walls. A neutral color is best. We will be happy to discuss any necessary repairs or painting with you. Neutral window coverings such as blinds should be left, but not curtains that match a particular bedspread or couch.

If the tenants are requested to maintain the yard, the yard should be freshly mowed, weeded, and trimmed, and the leaves and debris should be removed.

What happens if the tenant leaves before the end of the lease?

The tenant is responsible for the rent for the term of the lease. If they are forced or choose to leave before the termination date, they will be charged for the rent until the property is re-rented to acceptable persons under the same terms and conditions of the original lease. The owner is responsible for attempting to re-rent the property as soon as possible to minimize the tenant's costs.

Maintenance & Repairs

How fast do you respond to owner or tenant requests?

We have full-time staff, including a foreman, to respond to emergencies immediately and address all other requests within 48 hours.

Can I use my service personnel to make repairs to my property?

We are more than happy to work with your service personnel. However, we require that you allow us to schedule our appointments for service at your property.

Will I get called in the middle of the night with emergencies?

We will handle all emergency calls, and we will notify you via your online owner's portal or email with what is going on with your property.

All non-emergency repairs come to us as a work order request submitted by the tenant. If it is a repair essential to the maintenance of the property and less than $350, we will order the repair, and you will see an entry for the payment of that bill in your following statement. If the cost is more than $350, or if there is a question of what should be done, we will call you for direction.

My property manager has suggested that I paint, replace a few rooms of carpet, and have the house power washed before placing it on the rental market. I'm not selling — why should I go to all this trouble and expense for tenants?

A well-maintained property attracts better tenants, leases in a shorter time, and generally brings higher rents. Well-qualified tenants realize they are sought-after and shop for good-quality homes that offer the best value for their rent dollars. By not having the property in top condition, there will be more prolonged vacancies and the problems associated with attracting lesser-qualified tenants.

Laws & Regulations

What are New Jersey's requirements for smoke detectors and carbon monoxide detectors?

Per New Jersey Code, smoke detectors are required in one- and two-family dwellings. In multi-family dwellings consisting of three (3) or more units, smoke detectors must be located in all interior common areas and units. Carbon monoxide detectors must be installed in the immediate vicinity of each sleeping area in any dwelling unit and near any gas-burning appliance. It also establishes that the owners and occupants/tenants are responsible for upkeep and testing.

New Jersey also requires a portable fire extinguisher to be placed in a readily accessible area with non-obstructed view within 10 feet of the kitchen and located in the path of egress.

Owner certifications of installation and operation are mandatory upon application and renewal of rental property registration on both State and Municipal levels.

What are the essential documents for a residential lease in New Jersey?

1. New Jersey residential lease.
2. “Protect Your Family from Lead in Your Home” pamphlet.
3. “Disclosure of Information on Lead-Based Paint and Lead-Based Paint Hazards.”
4. “Truth in Renting New Jersey” handbook.

How do I get a better understanding of the latest security deposit laws?

A security deposit is money that belongs to the tenant but is held by the landlord for protection against damages or unpaid rent. The New Jersey DCA Security Deposit Law limits the amount of a security deposit that a landlord may charge. Problems and disputes can be directed to the New Jersey Courts at www.njcourts.gov.

Does my property need to be registered with the State of New Jersey?

Yes, under N.J.S.A. 46:8-27 and N.J.S.A. 55:13A-1, all landlords of residential rental dwellings in the state of New Jersey are required to register their rental units. For landlords who own three or more residential units in a single building, the registration is processed through the Department of Community Affairs (DCA). The registration can be processed through the municipal clerk for houses of two residential units or fewer.