The ins and outs of renting

Las Cruces Realtor a ‘rental health’ expert

Las Cruces Bulletin

Owning a home is considered an integral part of attaining the American dream. But there’s dozens of reasons why home ownership may not be realistic, opportune or even possible.

The burden of a home loan is usually too much for young Americans just starting out in the workforce (if they have even established the necessary credit). A whole house is often just too much space for singles or couples with no children. City dwellers, especially those who like the hustle and bustle of a busy downtown can’t find —and don’t want—homes with abundant square footage. Folks who travel for a living have no need for a spacious home base, and retirees hitting the open road drive their house wherever they go.

Renting is as much a part of the American dream as is owning a home. College freshmen devote as much time and energy to finding the perfect apartment as they do to choosing a class schedule. Urbanites make a sport of apartment hopping, always hoping for nicer, rent-controlled digs within walking distance of the office. People who are employed seasonally, or in educational institutions for nine months at a time, mold their lives around the rental opportunities in their chosen area.

But whereas finding a realtor to start the search for a home to buy is as easy as logging onto the internet, finding a rental isn’t as cut-and-dried.

Where does a renter go to find what’s out there?

Some realtors list rentals along with homes for sale, but many don’t. Googling “Rental Management” calls up a list of names, maybe long and informative, maybe not.

In Las Cruces, one name to check out for a rental is Beth Johnson of Las Cruces Homes & Land (LCH & L).

“I started my company, Las Cruces Homes & Land, in 2012 specifically to do property management,” Johnson said. After the home sales market downturn in 2008, she wanted to diversify and have an additional income stream besides working with buyers and sellers.

Working with traveling nurses, “snowbirds” or people in the process of building a home made it obvious to Johnson the number of people in need of a rental with nontraditional terms. “In January of 2013 I started with 33 units, all duplexes over by New Mexico State University (NMSU),” Johnson said. Throughout the year, she added a couple of more rental homes. “That year, however, I mainly concentrated in learning the ins and outs of the process of property management.”

Throughout her first year, Johnson also noticed a real need for short term or “some other term besides the normal oneyear.”

Most people have some kind of pet

“Another need that became apparent is the fact that most people do have some type of a pet. I came up with a set of rules and regulations that tenants need to agree to if they have a pet. This has made the expectations clear on what needs to be done when a pet owner rents a home,” she said.

In 2014, LCH & L really blossomed and Johnson more than doubled the number of homes she managed to around 75. As the company continued to grow, she continued to learn the business. In 2015, the company expanded to include 125 homes, and this year, “we are at over 160 and growing.”

Keeping up with that many rentals might seem like an impossible task.

“In the first two years it was basically all on me and my husband Greg,” she said. “In November, 2015, I was very fortunate to have fellow Realtor Marci Braddock come on board. She took over the tenant responsibilities immediately and has continued to be invaluable.”

The maintenance side as well, has been a bit overwhelming. In November of 2015 LCH & L was able to bring on board a longtime friend and co-worker of her husband to oversee all of the maintenance requests.

Photographs make a difference

“The work flow is the same for each home,” Johnson said. Once she signs on a new rental, the home is professionally photographed by Organ Mountain Media Group. “I feel that the professional pictures look amazing on the website and it has been invaluable in the look of our homes and how they are presented to the world.”

Braddock completely photographs the home and everything is documented including all the walls, inside cabinets, inside appliances, floors and the exterior front and back.

Inspections make it work

A move-in inspection is given to the owner as well as the new tenant. When the tenant moves out, the process is repeated (called a moveout inspection). Other than normal wear and tear, any damages are completely documented, Johnson said.

“I have all of the homes set up on a two-, three- or four-times-peryear maintenance check. This is to allow the appropriate service to get a look at the homes inside and out,” Johnson said. “If anything looks wrong or needs attention, then it is seen quickly and can be fixed before it turns into a large expense for the owner. AC filters are changed out, smoke detector batteries are changed, fire extinguishers are charged, etc.”

From losing everything in the market crash to turning it all around has been quite an experience for Johnson, but one she appreciates and enjoys.

Las Cruces Homes and Land is located at 1701 Calle de Mercado, Suite 1. The phone number is 526-9515.