Apartment/ Real Estate Rental Tips, Please?

[calin22]

^not naman. i see, ganun pala yun.
Thanks sis. Ill wait nalang nga muna for now.

[Kristalle]

@geekgurl

Re airbnb, I'm seriously considering two different persons who inquired seriously about my unit. Ang dilemma ko naman is, both are ofw's , yung isa is from the US and yung isa is from Dubai. Am inkling on the one from US, both kasi are inquiring on halos same dates which is like for a month's duration of stay. Pero mukhang matino din tong isa naman from Dubai ( I snooped on their FB, twitter, IG)..nakakahinayang na coincidental pa talaga same dates ang gusto nilang stay.

Pano ba ang paglilinis nito ng unit? I'm thinking before and after stay lang???or hotel-like ba eto na everyday??

[geekgurl]

hi sis kristalle

hindi naman everyday cleaning..ang suerte naman ng mga guest mo. May ibang guest kasi gusto nila na sila na maglinis or yung iba naman nagrerequest for a certain fee. Pero yung ibang host, they provide a weekly cleaning kasama na change of beddings, linen, towels or yung iba would give twice a week. Depende kung gaano katagal yung stay ng guest. Saken may nagstay ng 1 month so every week ko pinapalinis sa part time cleaner ko.

Sis basahin mo muna kung may review yung guest. Pag puro positive review, yun na lang accept mo.

[ziva]

I am also interested to host in Airbnb through my studio unit in Buendia Makati so helpful sakin ang thread na to to adress most of my concerns which are:

1. Pumapayag ba usually ang condo admin sa airbnb and other sgort-term booking sites if they find out?
2. How much are the cleaning fees usually for a 23 sq.m. unit?
3. ok ba magpa interior decorate muna to get nice reviews?

Any additional inputs here would be greatly appreciated! Thanks! 

[saltandpepper001]

Hi! I have a condo unit here in bicutan Pque. And tinitirhan namin ngayon. We're moving to Thailand for good. Plano ng husband ko parentahan to fully furnished.  50sq.mtrs. 2bedroo. complete sala set.. Tv, oven, stove and 1 queensize bed, and 1 double deck. 1 refrigerator. Tas may cage sa taas (washing area) 1 washing machine. Damit na lang dadalhin ng titira. How much kaya magcocost yung mga ganto pag pinarent out. Kinoconsider ko rin yung mga magiging tenants mo nga. Alam ko sakit talaga sa ulo pag may pinapaupahan ka. Tas malayo pa kami so mahirap to bantayan. Ano marerecommend nyo mga sis. Ibenta na lang tong condo o paupahan?

[j_in_tokyo]

Im also hosting a unit sa AIRBNB for 8 months now.
Yeah, tama yung sabi nila, seasonal sya.
May times na marami kang guests pero may times na zero like ngayong October, wala pa ako guests.
Pinakamarami kong guests were June and July, nacompensate nung kita ko yung monthly amortization ko.
Right now meron na ako approved guests for November and December, halos fully booked na sya.
Mostly guests ko are balikbayans.

Sa pagscreen naman, I usually read the reviews ng mga hosts nila,
Minsan may nga newbies so I asked a lot of questions bago ko i-approved.

If more than 10 days yung stay ng guest ko, I send my caretaker to clean the unit, and change the linens and towels every 7 days.
Nagbigay din ako free water, coffee, tissue.

[crzysxycl]

Hi sisses! Ask lang sana ako ng advice sa mga nagpapa rent ng condo. How do I start? Bukod sa contract, ano pa dapat iprepare? Anong mas OK, fully furnished o hindi? Also, yung association dues ba yung tenant dapat mag bayad? Sorry sa noob questions. Thank you!

[Tea97]

Hello. Contract, and then photos ng unit, para may record ka anong condition ng unit (and contents) when you rented it out. This also comes in handy when you advertise the place (online). I prefer fully furnished, kasi move in na lang gagawin ng tenant, and then you can charge a bit more. Check mo rin yun meralco meter mo, para alam mo at what point nag start when tenant moved in, ie. you know when the bill is due to your use, and when for your tenant.

Yun assoc dues - mas madali if ikaw na lang magbayad - para di ka na lang mabibigla na hindi pala nagbabayad si tenant. I-factor in mo na dun sa rent mo, kasi more or less fix na yun price per sqm ng assoc dues. In some cases, you can get a discount if you pay the dues annually in advance.

Good luck!

[crzysxycl]

^Salamat ng marami sis! So dapat din pala kung fully furnished, nakalagay sa contract na babayaran ni tenant kung may masirang gamit sa condo. How about cable and internet sis? Mas ok bang isama ito, I mean pakabit na ba ako? Iniisip ko kasi paano kung nagpakabit yung first tenant tapos ayaw naman pala nung next.

How about tax sis? May kailangan din ba ako bayaran? Sorry wala talaga ako idea. Thanks!

[ney2me]

Hi sis, we used to rent a studio-type condo in malate. Ganito set-up namin ng may-ari:

Contract- merong contract na pipirmahan, 1 yr ang usual na length ng contract; 2 months advance and 1 month deposit. If di magamit ng rumerenta yung 1 year, wala na ibabalik na bayad ang may-ari. If ever matatapos na ang kontrata, puede gamitin yung 2 months advance, yung 1 month deposit kapag me mga nasirang gamit, dun kakaltasin ng may-ari.
Mode of payment: cash sa amin, pero mas ok if cheques mo na lang para hassle free at on time ang payment
Condo dues - kami ang nagbabayad monthly since kasama na sya sa water and electric bill, included na rin dun ang common water at common electricity (para sa maintenance, elevator, lighting ng corridor s etc)
Internet & cable - kami na rin ang nagpakabit, pero nung umalis kami, ako na rin ngpa terminate.
Tax - if im not mistaken, merong binabayarang tax yung owner annually.

Before mo iparent, gawa ka ng list ng mga gamit na ipapagamit mo at pirmahan nyo pareho. And yung contract dapat detailed at ipa notaryo mo na din para iwas ka sa sakit ng ulo.
Goodluck sa business sis

[crzysxycl]

^salamat ng marami sis, dami ko natutunan.

[D4thAngel]

Hi mga sis, I will soon be renting out my condo, pero I would prefer short-term lang or transient type. I furnished the condo, pero hindi ko na palalagyan ng cable. Maybe the digital antenna like RCA or ABS CBN TV Plus would suffice. Prepaid wifi na lang din ilalagay ko if ever.

How about tax sis? May kailangan din ba ako bayaran? Sorry wala talaga ako idea. Thanks!

Sis nagtanong ako sa taga-BIR, parang percentage tax ang babayaran. I should get a trade name muna from DTI, Bgy clearance at buss permit, then submit everything to BIR. Kukuha ako OR to issue, then pay 3% percentage tax based on gross rentals, payable every 20th of the following month. I will attend a BIR seminar para mas maintindihan ko.

Sa mga nagpapa-rent ng condo- ano usually ang nae-encounter na problem? Do I need to change the lock set everytime magpalit ng tenant?

[crzysxycl]

^Hi sis! Mas ok ba pag short-term rental lang? Nag check ako sa olx, meron dun 2k per day kasama na wifi, pinag iisipan ko pa rin kung paano. Thanks sa info sis about tax, siguro dapat mag attend din ako ng seminar.

[D4thAngel]

Para sakin sis, mas ok yung short-term kasi mas mataas then ma-enjoy ko pa din yung unit, at hindi masyado maluluma. May mga sis tayo na nagpapa-rent via Airbnb, kaso di ko lang alam kung gaano ka-strict si property manager pagdating sa ganun. May magre-rent sana sakin for more than a month lang, then nag-inquire ako kanina sa Admin, they were asking kung relative ko or may rental income na involve. Sabi ko, it's like I would let somebody use the unit in exchange of a favor, ex-deal ba pero hindi ko talaga pauupahan. Until now wala pa reply sakin. Yun ata magiging problem pag short-term, baka may restrictions. Sis check mo din Property24, madami din nagpo-post dun.

[crzysxycl]

^Oo nga no, di agad maluluma unit pag short term. Will check property24, thank you sis!

[D4thAngel]

Sis, unfortunately the management wont allow short term stay. Dapat daw at least 6 months.

[crzysxycl]

^aww, thanks sa  info. hmm, paano kaya ginagawa nung ibang nakikita kong nagpaparent sa olx na daily yung rates, meron din weekly rental..

[Tea97]

Just wanted to ask condo landlords or property managers how they are doing at the current market? Dumadami ang condo sa business districts (Ortigas, Makati, BGC) and even outlying areas (Ortigas ext, Taguig) at mga nagpapaupa, so are you getting the returns you want/expect?

I still get 8% returns (net of monthly dues) pero di pa factored in yun amilyar at miscellaneous costs (advertising, runner, upkeep).

I'm thinking of adding another one pero sa dami ng condo sa Makati at Ortigas, baka magbagsakan na ang rental rate.

[sneezes]

Hi guys,  I need a 3rd party opinion lang..

I'm planning to buy a condo for our own use...our current home is owned by us. We just want to upgrade, since our neighbourhood is not that subdivision style -- we have small streets, folks doing laundry outside and some (if not most) extend their "living rooms/kitchen" outside...so its not a good picture...

So here's my dilemma, I like to purchase a dmci project which is currently on presell, 2br will require 25k monthly dp but TO date will be 2020 pa...so me and my family will have to wait for 5 yrs before moving in.  My parents preferred something that we can already move-in, and there are some affordable units from Suntrust (ST) and Empire East (EE) developers.

ST cash requirement is very manageable ~120k move-in requirement plus ~8k monthly dp (12 mos) then the rest are loan (~22k per month for 10yrs). The towers btw is recently turned-over (2015). 30sqm 2BR

EE cash requirement is manageable at around ~20k per month (12mos) +150K move-in requirements, then ~27k monthly loan amort for 10yrs.  BUT the towers are already 10yrs (TO 2004-2007). 56sqm Loft type

Unit wise, I'm inlove with DMCI project (2br 56 sqm w/balcony)..i would have reserved for this long ago if not for the bad reviews that i've read regarding their post sale service as well as pmo.  I think that dmci unit/development is way better than ST and EE.

My sister will help me in paying the monthly amort, though I'm paying for like 75% of it. She let's me decide wc unit to choose -- basta she will give a fixed amount regardless of wc unit I choose.

I'm a newbie when it comes to real estate investment..so I'm really not sure if its better to get the affordable one (ST/EE) or get the better unit and just wait for 5yrs..

[Tea97]

@sneezes - merong mga DMCI properties that are RFO, usually ang payment scheme is you pay 10% DP, stretchable up to 8 months, pero if I'm not mistaken, you can move in na within that period.

Since the planned property purchase will be for your own use, questions to ask yourself are:
1 - what is the min floor space you need? If there are at least 3 of you (parents and you) and occasionally your sis, you want at least 2BR. Ang 30sqm for a 2BR is too small for me. Livable kahit papano ang 45sqm. Ideally don't go over 60sqm unless you are willing to pay at leas 60*100 per month for the monthly dues. 100 is the upper rate, it can be lower depende sa condo. I believe EE charges 100 per sqm.
2 - will the property suit your lifestyles - you as a working person, and your parents with their various activities? If your concern is security kasi baka late ka na umuuwi, best to get one in the CBDs or near your place of work. Ayala and DMCI are good w security measures. Is it close to your parents' place of activities? Do they want to go to Baclaran every so often, to church or to your relatives or to the mall. Kung mall mall lang ang activities nila, make sure meron malapit na masasakyan papunta sa mall. Kung gusto lang nila magpahangin sa swimming pool or recreation areas, then choose one that has these amenities.
3 - is there a need to move urgently/now? Kasi marami pang mga units for turnover this year or next na nakapreselling price pa rin. I think developers are aware that there is a possible oversupply, many are making their payment schemes more affordable by stretching the DP period.

Ideally if buying for your own use, make sure it is made of good quality (you dont want to do renovations/repairs in a year - Megaworld/EE was not good in this area in the past, ewan ko lang if that has changed now), and you would be happy to live in that place for a long time. I wouldnt want to go too low end too kasi baka jologs din yun maging neigbors na palaaway. I think DMCI is a better choice, they have ones that are ready for occupancy sa Sheridan or Flair sa Mandaluyong. Others that have RFO projects are San Lorenzo ng EE in Makati - maganda location (near CBD and airport) pero dami units (ie dami nyo nag sshare ng amenities), FLI's Linear in Makati - naka easy pay schemes na most units. These units' contract price vary between 2.5-3m, almost same ng sa EE you mentioned, and you can move in na within a year's time.

Best of luck!