Preparing Your Property
First impressions matter. A well-prepared property attracts better tenants, commands higher rent, and reduces vacancy time. Invest in making your property move-in ready.
Essential Repairs & Updates
- Safety items: Smoke detectors, carbon monoxide detectors, secure locks, handrails
- Plumbing: Fix leaks, ensure good water pressure, check water heater
- HVAC: Service heating and cooling systems, replace filters
- Electrical: Test outlets, replace broken switches, ensure adequate lighting
- Cosmetic updates: Fresh paint in neutral colors, clean or replace carpet
Deep Cleaning Checklist
- Professional carpet cleaning or hard floor polishing
- Clean all appliances inside and out
- Wash windows, blinds, and light fixtures
- Clean bathrooms thoroughly, re-caulk if needed
- Pressure wash exterior, driveway, and walkways
- Landscaping: mow, edge, trim bushes, add fresh mulch
Professional photography is worth the investment. Quality photos generate significantly more inquiries and can reduce your vacancy by weeks.
Setting the Right Rent
Pricing is both art and science. Set rent too high and your property sits vacant. Too low and you leave money on the table. Research the market to find the sweet spot.
Market Research Methods
- Check rental listings: Compare similar properties on Zillow, Apartments.com, and Craigslist
- Use rent estimate tools: Zillow Rent Zestimate, Rentometer
- Review recently rented: Look at properties that actually rented, not just listed prices
- Talk to local agents: They know actual market conditions
Factors That Affect Rent
- Location, school district, and neighborhood safety
- Square footage and number of bedrooms/bathrooms
- Property condition and recent updates
- Included amenities (washer/dryer, pool, garage)
- Pet policy (pet-friendly properties often command premiums)
- Seasonality (spring/summer tends to be higher demand)
If your property doesn't get inquiries in the first week, your price is likely too high. Adjust quickly - every vacant week costs you more than a small rent reduction.
Marketing Your Listing
Getting your property in front of qualified tenants requires a multi-channel approach. The more visibility, the faster you'll find the right tenant.
Where to List
- MLS: Work with an agent to list on the Multiple Listing Service
- Major platforms: Zillow, Trulia, Realtor.com, Apartments.com
- Social media: Facebook Marketplace, neighborhood groups, Nextdoor
- Craigslist: Still effective, but be prepared for more screening
- Yard sign: Captures drive-by interest in your neighborhood
Effective Listing Elements
- High-quality photos (15-25 images minimum)
- Accurate, detailed description of features
- Clear rent amount and lease terms
- Move-in date and deposit requirements
- Pet policy, parking, and utility information
- Nearby amenities, schools, and commute times
Respond to inquiries within 2 hours. Tenants are often viewing multiple properties - fast response times significantly increase your chances of booking a showing.
Screening Tenants
Thorough screening is your best protection against problematic tenants. Apply consistent criteria to all applicants to stay compliant with fair housing laws.
Screening Components
- Credit check: Look for payment history, not just score (minimum 600-650 typical)
- Criminal background: Follow HUD guidelines for consideration
- Eviction history: Check for prior evictions or landlord judgments
- Income verification: Require 2.5-3x monthly rent in gross income
- Rental history: Contact previous landlords about payment and behavior
- Employment verification: Confirm current employment and stability
Fair Housing Compliance
Federal and Texas fair housing laws prohibit discrimination based on race, color, national origin, religion, sex, familial status, or disability. Apply the same criteria to every applicant and document your screening process.
Use a professional screening service that provides compliant background checks. Services like RentPrep, TransUnion SmartMove, or MyRental make the process easier and legally safer.
Lease Signing & Move-In
A well-drafted lease protects both you and your tenant. Use a Texas-specific lease form and document the property's condition before handing over keys.
Essential Lease Provisions
- Parties and property: Full legal names, complete address
- Lease term: Start date, end date, renewal terms
- Rent details: Amount, due date, payment methods, late fees
- Security deposit: Amount and conditions for return
- Maintenance: Responsibilities of landlord vs. tenant
- Rules: Pets, smoking, guests, noise, alterations
- Termination: Notice requirements, early termination penalties
Move-In Process
- Collect all move-in funds (first month + security deposit)
- Complete a detailed move-in inspection with the tenant
- Take dated photos/video of every room
- Provide keys, remotes, and access codes
- Share important contacts (emergency, utilities)
- Review lease highlights and answer questions
Use the Texas Apartment Association (TAA) lease or Texas REALTORS residential lease. These forms are regularly updated for legal compliance and include important protections for landlords.
Ongoing Management
Good landlord-tenant relationships start with clear communication and responsive maintenance. Set expectations early and follow through consistently.
Maintenance Best Practices
- Respond to repair requests within 24-48 hours
- Schedule regular preventive maintenance (HVAC, plumbing, etc.)
- Keep a list of reliable, licensed contractors
- Document all repairs and maintenance performed
- Conduct periodic property inspections (with proper notice)
Rent Collection
- Set up online payments: Services like Cozy, Buildium, or Venmo make collection easy
- Be consistent: Apply late fees as stated in the lease
- Communicate early: If a tenant is struggling, discuss options before they fall behind
- Document everything: Keep records of all payments and communications
When to Consider Property Management
Professional property managers typically charge 8-12% of monthly rent but handle tenant screening, maintenance coordination, rent collection, and legal compliance. Consider this option if you own multiple properties, live far away, or simply value your time.
Treat your rental like a business. Keep separate bank accounts, maintain detailed records, and consult with a tax professional to maximize your rental deductions.