Apartment/ Real Estate Rental Tips, Please?

[eischied_21]

Lagay mo rin next time yun mga penalty per sira/breach ng contract (eg. smoke stains/smell P25k; holes in the wall P2000, etc) - hopefully macover ng the sec dep.

I think this is a good one to include in the contract. Do you have list sis how much the cost per sira? I think need ng consultation ito from a contractor para tama ang estimates na mailagay sa contract.

[rasee16]

Hi ladies, Profile of my tenant is late 30?s. Mag isa lang daw sya kasi she?s based in mindanao. she needs a place to stay in makati. But apparently, hindi naman sya halos yung nakatira. Sabi ng guard, bihira lang daw sya sa unit. Parang pinsan nya yung nandun, mga 2-3 people.

I stated in my contract na no modifications and I charged 2 months security deposit. Di ko pa binabalik kasi di ko pa napapaayos yung aircon. She?s texting me na pakibalik na daw agad kasi ?iningatan? nya naman daw ang unit and she had a miscarriage daw so she needs cash. Aba, looks like she pulled the guilt card on me pa.

Yung huling tenant ko naman, may dalawang anak na younger than 6 years old. Iniwan na puro drawing ang walls, cabinets, puro tusok ng pencil ang leather seats.. haay mas ok pa ata magparent ng bare unit para walang sakit sa ulo

[amethyst028]

^condo ba yan sis? I think next time you should stipulate in the contract that it is mandatory to give you a list of people who will stay in the unit. Some condos they require that rin kasi.

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Pansin ko sa building namin ang daming chinese. No smoking yung building and even inside the unit pero pag nakakasabay ko sila sa elevator amoy nag smoke. Then ma ingay pa sa corridor pag naglalakad. Pwede kaya isumbong yun sa admin?

[liana]

^ Yes, sis pwede yan isumbong. That's what I did sa building namin.

[Tea97]

Sis Rasee16 - normal lang mafrustrate, but don't let it cloud your judgment though when it comes to furnishing a unit.

Just make it a rule - pag nag furnish ka ng unit, normally iwwrite off mo na yun, kaya dont spend too much - mga midrange lang para di masakit kapag nasira - dont think you (or your own family) will use it again. Mababawi mo pa rin naman yun sa rent, kasi at least 3 to 5k dagdag ng furnished unit vs bare - in a year, at least 36k yan, and good for, say 2 years. So as long as ang total investment in furnitures (capital expenditure) etc is within 3k x 12mos x 2 years, go mo na.

Kapag yun tenant mo, within the first year sira lahat, charge mo na ng fees - kasi meron ka naman resibo, pakita mo na lang yun as basis for the charges. Di pa kamo kasali dun yun pamasahe, oras, canvassing, delivery fee etc.... so nakamura na sya - pede na rin nyang kunin yun item para libre ka na sa disposal.

Kung meron lang talagang isang organization na nagrereport na si tenant ganito ganyan e hindi marunong magbayad on time, o naninira ng gamit, etc - malaking tulong yan sa mga nagpapa-upa. Kaya nirerequire ko na rin ngayon landlord referral letter or HR good character letter - para ma-rate ang potential tenant in terms of a. good payer; b. maingat sa gamit; c. di nanggugulo ng kapitbahay (anti-social behaviour). Pawis at oras din natin yan mga ginamit para itaguyod mga rentals e.

Re yun over-staying guests - state mo rin sa contract mo only the registered tenants are permitted to stay. Anyone who stays na hindi registered for more than 50% of the term (so 182 out of 365days for a year - kasi considered residence na nya yan unit mo) need to get your permission, if not, it is a material breach and may result in termination of lease and forfeiture of sec dep. Haaiist, hirap nga lang patunayan yan unless may guest log book na accessible sa iyo or yun door lock mo e may biometrics (thumb-print) , parang sa mga office.

God bless, I pray you make the right decision wrt the SD and in choosing the next tenant.

[Tea97]

^ Yes, sis pwede yan isumbong. That's what I did sa building namin.

Kausapin nyo admin to post signs in chinese na strictly bawal manigarilyo at may penalty ng P10,000  para talagang may magsumbong at may pera pa para sa condo association or para bonus ng security guards.

[sima]

^hi sis Tea97, may I know kung anong condominium unit yung nagbibigay ng ganyan kalaking penalty?  Kasi sa SM Field Residences, sobrang baba lang ng penalty fee for smoking in the balcony kahit na ilang beses ko nang ini-lobby na magkasing-taas lang ng penalty fee ang sampayan na mas mataas pa sa railing ng balcony (which is merely an eyesore) kumpara sa smoking na health hazard.

[amethyst028]

Update lang, may mga naka paskil nang circular na no smoking sa may harap ng elevator pero walang naka indicate na amount sa penalty. At talagang may chinese translation pa ang dami na kasi nila sa building namin.

[Tea97]

^Need to be strictly enforced - dapat siguro sabihin sa Admin na may P100 kung sino man yun makahuli sa akto - whether guard or resident, for every penalty na maenforce.

^^Wala pa - haven't heard of any condo enforcing a P10k penalty for smoking. But it has to start somewhere - lalo na if nagiging malala yun condo - dumidikit yung amoy sa paint, sino magbabayad nun kundi condo HOA din naman? Dapat ngang gawin productivity-based bonus ng mga admin - para maimplement savings and penalties (income) ng condo.

[eischied_21]

Hello mga sis, magtatanong lang about RPT. May bibilin akong H&L kaso the problem was RPT lang ng lot ang binabayaran ng owner sa property nila and hindi declared ang house sa city hall. So pina-survey na lang namen yun bahay and binagyan ulit kame ng new Tax Declaration which is for house only. So dalawa na yun Tax Declaration na hawak ko yun old (lot only) and new (house only). We already settled all the RPTs to date.

Medyo naguguluhan lang ako sa city hall. The first time I asked, I think 5 months ago, they told me na never bayad ng RPT ang owner, then this month ang sabi naman dun sa isang banch ng city hall kun san belong yun baranggay ng property na bibilin ko, ang sabi naman is bayad hanggang 2016. Ngayon naguguluhan ako sa mga tao sa city hall dahil iba iba ang sinasabi nila. How can I make sure na bayad na talaga sila ng previous years. I just want to make sure bago ko ibigay sa seller yun remaining balance ng property. Also, makikita ko ba to sa Tax Clearance or Tax Certificate? Thank you.

[swtgrl_bee]

Bababa kaya ang real estate ngayon? Sino may alam dito? Thank you.

[plumpolka]

^nagreresearch din ako about that sis. hahaha! waiting pa pero parang may chance na oo e according sa mga naresearch ko. since madami nawalan ng work, madami ang hindi magco-commit sa long term investments like real estate so bumababa ang demand. and nakikita ko din nga sa mga ads ng condo ngayon, only those with "savings" daw yung mga ineentertain nila. di ko na maalala exact words na ginamit e and sobrang daming mga "lockdown promos" ngayon up to 20% off pa mga condo. but then, i might be wrong basta yan lang yung naobserve ko lately and from what i read.

[liana]

^Feeling ko rin bababa in a few months. I heard last week sa news na madami na daw nagpapa rescind ng condo contract. Mahirap na din kasi ngayon kumuha ng tenants if ipapalease.

[swtgrl_bee]

Ito kasi mga sisses ang kwento. Bago yung lockdown may kausap na kami. Kukuha sana kami ng house and lot. Bago ito COVID ah? Nagbayad na kami ng reservation na 50,000. Pero ito nagkaroon ng COVID, so medyo 80-20 ako kung tuloy. 80% go ko, kasi may budget ako for that. Kaso naisip ko baka naman bababa pa yung presyo eh di mas okay di'ba? Pero pinapakiramdaman ko itong contractor namin eh, parang walang chance na bumaba yung value ng property. Hmmmmm.

[eischied_21]

You should know the TCP before covid and compare its price now. Feeling ko stretch lang naman yun payment terms para mas lalong maging affordable sa mga buyers. Opinion ko lang so do your research very well.

[exquisitegem]

^I agree on the possibility that the payment term is just stretched kaya parang mababa yung offer ng ibang developers ngayon. So check on the TCP din before COVID.

We were able to get a preselling unit last year and hindi naman bumaba yung value.

[amethyst028]

first hand experience ko as a landlady and a property manager, sa personal property ko na vacant madaming inquiry and gusto nila ma view yung unit, posted an ad 2days ago pa lang.

sa commercial property ko laundry business/computer shop yung tenant nagpapa discount sila kasi mahina pa daw. i gave them a discount kasi nakaka awa din. free yung month of april na rent since closed naman nila that time.

condo that i  am managing (not mine), tenant is on a 10year lease. ni rent lang nila yun para malapit sa school ng mga kids, but the problem is mag distance learning na ang school so hindi nila need tumira doon as of the moment. same scenario humihingi ng discount pero 50% off ang asking nila na discount. unit is 104sqm. 4 bedrooms. pumayag si owner mag discount pero not 50%.

sa other properties mine, family, others that i am managing so far no issue. hindi rin humingi ng discount. updated ang payment.

regarding price of property, nope it will not go down for big developers. pero yung mga individual sellers yes may chance lalo na kung desperate na sila for cash, and i'm predicting dadami yung mga assume balance/pasalo unit espcially for condos. 

[ilovejapan]

Hi Mga siz! Any idea how much magpa-transfer ng title ng lupa?

500 sqm lang naman. I'm not sure if naka depende sa laki.

[amethyst028]

^6% capital gains tax computed sa selling price or zonal value whichever is higher, trasfer tax 1.5%. depende kung pasok sa treshhold ng vat kung pasok additional 12% VAT. BIR ang mag co compute.

just an update lang din, i rented my townhouse already july ang move in ng tenant, current place ko na rentahan din 1yr. advance ang bayad not pogo, pinoys working sa bpo. i think i got lucky lang, although madami pa din naghahanap ng house for rent or sale.

even though down ang economy meron pa din like i have a friend selling a lot sa high end village, inalok ko dun sa kilala ko na nakatira dun. interested siya and will drive by to check the lot sakto pala naghahanap dad niya. 90M yung price ng property.

for me kung kaya niyo mag invest sa property go for it. kahit small lot lang or condo. meron at meron pa din kasi naghahanap. just be wise lang may mga property kasi na pa lugi kaya kailangan pag aralan ng mabuti.

[crzysxycl]

hi mga sis. ask ko lang, sino dapat magpa notarize ng contract? yung landlady ba or tenant? thank you!