Now is the time of New Year's resolutions and an artificial restart for many of us.  This is a time taken to reflect on what goals we may want to achieve in the year ahead.  In many cases, financial security will be a primary objective for individual households as the recession continues through 2010.  Many people are grateful for the beginning of a gradual stabilization and cautiously hopeful for the recovery of the economy.  Although the majority of us do not have direct influence on the big companies and banks, we do control how we run our individual households, and many of us will be tightening our spending budgets and looking for ways to save.  Below we have provided some online resources for everything from keeping a balanced budget to finding ways to shop a bit smarter.

Know your budget: Before you can adjust your household budget to save, pay off debt or get ahead in your payments, you have to have a realistic look at what you owe and what you earn.

• Bankrate: This site offers numerous online calculators from home budgets to which saving options will give the best returns. You can also begin to look at whether a home equity line of credit would be a good way to get rid of your debts or if now would be a good time to refinance under a lower mortgage rate. http://www.bankrate.com/brm/rate/calc_home.asp
• BBB Develop a Working Budget: A printable worksheet that comes with other details to consider when calculating and understanding your budget. http://www.bbb.org/alerts/article.asp?id=709
• Kiplinger.com Budget: An online budget form that will help you get started figuring out where you stand for the current month. http://www.kiplinger.com/tools/budget/
• Microsoft Budget Templates: If you already use Microsoft Office, consider downloading one of their free budget templates. One of these Excel worksheets can help you keep track of your monthly expenses and be altered to fit your specific needs. http://office.microsoft.com/en-us/templates/CT101172321033.aspx

Revisit your grocery list: Reconsider how you buy groceries and what you buy.

• Always shop with a list - Some suggest a list for any shopping trip you take. Always have a clear idea of what you need. This will help you find the best deals and not get distracted by impulse buys.
• Buy generic brands - When you compare ingredient labels you may be surprised how similar or exact the name brands are with the generic. Try a couple taste tests, not everything generic will be ideal for your pallet, but some may surprise you, and savings could sweeten their flavor all the more!
• Buy in bulk - Many stores now offer you the option to save by buying in bulk. Never use enough of it in time? Consider teaming up with family or neighbors and splitting your purchases. Maybe you don't need 10lbs of chicken, but 5lbs at $2 less per pound is savings to the bank.
• Pack more snacks - When shopping, look for items you can easily put in the car, at the office or anywhere you might get the munchies. This way you can curb you hunger before you decide to hit the fast food on the way home.
• Home Ec 101: Bake and Cook - Take on the personal challenge to become a better chef. Don't have the time? The internet is full of quick and easy casseroles, muffins, and other recipes that can help you get through your day. You will save money in the 15 minutes it takes to make these meals and you may find them more satisfying than microwave dinners.
• Home brewed coffee - If you are addicted to your caffeine, then it is time to invest in a coffee pot with a clock and timer. You can still grab the coffee on the way out the door without being slowed down. Need it at work? Consider a French press where you can brew coffee conveniently at your desk without any machines, filters or mess.
• Find your green thumb - If you have the property consider making a garden with your favorite greens. Fresh tasting rewards combined with natural stress relief. Don't have the property? Consider a container garden (or even an indoor container like the Aero Garden) for some of your basics. Maybe get to know you neighbors and join in a community plot.

Coupons, discounts and closeouts: Many sites online now offer ways to compare the best deals by product or store. Whether looking for new electronics or ready to head to the grocery store, check out these sites before you buy. Also take time to review the forums with customer input and reviews. A bit rough around the edges, the customer reviews on these sites are often short and to the point.

• The Bargainist: This site lists both sales and coupons. Easy to use search - just type in the product you are looking for and it will check for any deals currently available. http://www.bargainist.com/
• Cool Savings.com: A membership is required. If you don't mind printing your own coupons, this site is ideal for the busy shopper who knows what they want but does not want to sift through mailers, the newspaper and magazines to find a good deal. http://www.coolsavings.com/
• Coupon Mom: A list of coupons, free offers and much more. A great way to search out grocery coupons. There is a membership but as with similar sites, this is free. http://www.couponmom.com/
• Deal Catcher: Coupons, sales and rebates galore. Review sales by stores as well as by item rather than brand. http://www.dealcatcher.com/
• Fat Wallet: The savings here can be found in the online forums. Savvy consumers share information and special deals. There is also the plethora of coupons and discounts listed by store or category. http://www.fatwallet.com/
• RetailMeNot: A twist to the coupon frenzy, this site offers the coupons for online retailers. Many online retailers or stores with online shopping offer discounts or special deals with certain coupon codes or key words. RetailMeNot searches for these codes for you so you can use them on your next purchase. http://www.retailmenot.com/
• SlickDeals.net: Mostly user driven, this site helps to create a community where bargain hunters can congregate and share what they have found. The latest deals page can be fun to review but you can also search for products by name. http://slickdeals.net/  

Be an educated consumer: Be more particular about the products you buy. Taking time to read reviews and learn the pros and cons others have experienced before you buy will help you choose better products that will last longer.

• Buzzillions.com: After compiling reviews from customers that are sent to major retailers in response to the products they sell, Buzzillions then puts all those reviews together into an easy to read snapshot with an overall rating. You can then read the individual reviews from other consumers like you. http://www.buzzillions.com/
• Epinions: This site is user driven with opinions on everything from products to entertainment. Perhaps you want to know more about a book, video game, movie or iPod? Most likely someone has given their two cents about it here. http://www0.epinions.com/
• PriceGrabber.com: This site helps the consumer compare prices between online retailers. Many popular products also come with reviews and ratings. The price comparison also includes some of the used markets such as Amazon Marketplace. http://www.pricegrabber.com/

Rack up rewards: There are many programs out there to reward shoppers. Take the time research them and find one that works for your shopping style. If you shop online there are shopping portals that offer rewards. If you shop a little bit everywhere, consider a credit card with flexible reward points. If you shop at one store the most, get a rewards card with them. *A thing to remember with reward credit cards is that they usually come with a higher APR. It is better if you can charge and then pay immediately and not rollover this debt. That way you can get the rewards without the extra interest.

• CreditCards.com: If you use credit wisely, then you might consider a credit card rewards program. This site offers an easy glance through some of the programs available. Also consider looking at individual card company sites. http://www.creditcards.com/reward.php
• Ebates: An online shopping portal that received favorable reviews from some bigwigs like Good Housekeeping and CNN. Not only do you get a discount when shopping, but you can get bonuses as well. http://www.ebates.com/

Buy and barter used: Flea markets and garage sales can be great if you have the time and the weather to get one going. Maybe you don't have either? Then how about trying the same bartering and selling online? Besides the already popular eBay, you may be surprised at how many sites there are that will allow you to exchange, sell and buy cheap!

• BarterBee.com: A site specifically geared towards recycling CDs, DVDs and computer or consol games between households. Once you sign up for a membership you list your used items for sale. Sell items to get points. You can then use those points to buy other CDs, DVDs or games that you want to try out. Of course you wouldn't use this site to make cash - points are used for like items. http://www.barterbee.com/
• Craigslist: An online mismatch of services, used goods and announcements by city location. Here you may be able to find used items cheap. It can be the ordinary like used furniture to the not so common. For example, I once found someone who had new pavers left over from a patio project that they are willing to sell at a discount just to get them off their lawn. You may also be able to find cheap services such as yard work. However, users beware, there are no regulations on this site and you should take precautions when working with anyone on this list. This site definitely has a mixed history of great successes and terrible wrongs. Be careful. http://www.craigslist.org/about/sites
• eBAY: One of the most popular and well known online auction stops, eBay has been around since 1995. Users have the ability to rank other users for the ease of trade transactions. Probably the biggest garage sale on the internet. http://www.ebay.com/
• SwapThing: This site allows for consumers to trade and barter items or services. There is also the option to do flat out sales. Unlike an auction site, you can barter privately and do not have to list items for auction. You enter what you want and it will match you with others who have it available. http://www.swapthing.com/home/index.jsp

Get it FREE: There are some sites that will help you sift through the spam to get free items. Be warned that some of the free items still come with many "free" emails.

• Coupon Mom: Already mentioned above, this site also lists ways to get free samples of many products. http://www.couponmom.com/
• Free Shipping.org: This site lists all the free shipping deals and codes. If a site offers a free shipping offer, they have it listed. If you need a code to get free shipping, they have most of those too. http://www.freeshipping.org/
• Hey, It's Free: This blog website run by Goob works to find out the real freebies on the internet. Goob goes out there and finds out if a site is just spamming or if there really is something for free at the end of all the forms. That wisdom is then passed on to the readers of this sarcastic but informative blog. http://www.heyitsfree.net/

Compare Insurance Carriers: It is true, if you have been accident/incident free for a while you may be able to save by switching to another insurance carrier. Every company may offer something different in incentives, but take a look and see if a switch can't save you some money this year.

• InsWeb: Recognized by sites like Kiplinger and Forbes, this online insurance comparison site will help you by getting quotes from agents after you supply your information. http://www.insweb.com/
• NetQuote: An insurance comparison website. You fill in the information and the agents work out your rate with their company. http://www.netquote.com/

Be your own travel agent: Consider your vacation plans carefully in advance. When shopping for tickets, shop around to more than one vendor. It is not unusual for some airlines to give better deals then the online travel agencies. If you are a spur of the moment type of traveler, you might consider researching a couple major cities before tempted by last minute weekend travel deals. Like consumer reports, travel blogs are a great way to get more information before you go. Did you know you could see an opera in Vienna for $5? Well, now you do…

• Budget Travel: In print and online magazine from Frommer's Travel, the site also offers free articles on featured destinations, trip ideas and advice from other travelers. http://www.budgettravel.com/
• Kayak.com: This travel search engine is different in that it does not sell you the deals, it just works to find them for you. This is one of the easiest ways to search online travel agencies (i.e. Expedia) and the travel companies (i.e. airlines). http://www.kayak.com/
• Lonely Planet: Supplementary to the printed books, this website offers information about popular travel destinations as well as tips from other like-minded travelers. http://www.lonelyplanet.com/
• USA.gov: Want to stay close to home but still get away? Check out the official state travel sites for the 50 United States and U.S. territories. http://www.usa.gov/Citizen/Topics/Travel_Tourism/State_Tourism.shtml

In our area, the made-up snow days at the end of the school year made this past year seem long. Therefore, it's a bit jarring to be thinking about back to school supplies already. However, planning ahead can help prevent a lot of the headache in back to school shopping. Many times the quest for new supplies and clothes can seem like an endless scavenger hunt that quickly eats through money in the bank! Below we have compiled a few tips on how to keep the costs low, as well as things to consider when deciding on which supplies will best fit your student's needs. We have also taken a look at a few of the activities you can still be doing the final days of summer to keep your child's mind sharp and ready to jump into the next grade. Students on average lose a month of learning during summer vacation and can lose over two months of learning for harder subjects.* Luckily, there are ways to battle the summer brain drain while still having fun! *"Summer Vacation Slide" by Barbara Pytel

Back to School Supplies Armed with a supply list provided by the school, it is time to begin the scavenger hunt. As you look for supplies for your children, below are a couple items to keep in mind.

• Waste Not, Want Not Take a look through left over supplies from last school year. Did older children leave something the younger ones can use? Where certain supplies never used or still have some life left in them? Do some supplies just need new batteries, lead, erases or other refills? Also, check older items that may be spruced up a bit with stickers, photos, etc. - it makes for a fun project for the younger kids and can help get them excited about going back for the next year.
• School Supply Closet If you don't already have one, set up a supply closet/space where you can keep old and new supplies all year round. Here you can keep packets of pencils and stacks of paper or notebooks that you know will be used throughout the year. Buy commonly used items in bulk and you will save in the long run.
• Collect Year Round Now that you have a School Supply Closet set up in your home, you can more easily take advantage of deals as they arise during the year. With a place to neatly keep school items you will have a better idea of what you need more of as you shop. Although Back to School sales can be good, you may find even greater bargains at the end of the season or during clearance sales.
• "Ouch! My back!" Backpacks are often overloaded with school supplies and can cause back pain and muscle soreness for students of all ages. A backpack should only be 10-20% of the student's weight. If a smaller student is expected to carry a lot, then you may consider getting a rolling backpack.
• "But everyone else has one..." The plaintive cry of so many children around the country. But be strong - get only what your child really needs for school. Get supplies that are basic and therefore timeless. Fancy cartoon or pop-icon covered supplies are short lived. If you do get them, only get a few that you are certain your child will use before they become "unfashionable."
• Quality is still #1 You can shop cheap without going so generic all you get is poor quality. You don't want to buy supplies that will break, leak, rip, or fall apart before the end of the first week. (I still remember a black glued notebook I had in high school that literally just fell apart at the seems with paper scattered about the floor - not fun!) Make sure there is some quality in the products you buy. Keep in mind how roughly binders may be handled, how pens may be shoved at the bottom of a backpack and how that same backpack will be tossed, dropped, kicked, lugged, shoved and zipped/unzipped more times than worth counting.
• Batteries not Included Avoid gimmicky and flashy supplies that twirl and light up. Teachers find these are very distracting in the classroom. If you do get a fun item like this, keep it at home where it can make the homework blahs a bit more fun.
• Accounting 101 As your children get older, include them in the budget planning. Working together on budgeting for supplies will teach your students how to prepare and why all the flashy supplies may not be worth it. You will soon find your child will learn to appreciate the cheaper supplies so they may budget for one or two more fancy items.
• Organization 101 Along the same lines as Accounting 101, sit down with your older children and take the time to recall what worked or didn't work last year for their learning. Did they find note cards useful and need more this year? Did color coding subjects help or would an all in one binder be more useful? Are they still struggling and need to try something new?
• Munch a Lunch Increasingly, online access allows parents not only to review the menu but to check their child's account and upload more funds when necessary. Many schools are also adopting healthier menus. If you don't have a picky eater, this may be the most convenient option. However, if you do have a picky eater in the house or if your child has any food allergies or dietary restrictions, then packing a lunch is the better way to go. Buying food and snacks in bulk has decreased the grocery bills of many households. With a bit of pre-planning, you may actually save money if packing lunches with items you know your children will eat. For growing teenagers with insatiable appetites, giving them as many snacks as possible can help curb the fast food purchases and the extra expense of impulse hunger-buys. Packing Get a good, strong lunch bag. Brown paper bags don't hold up well and are not environmentally friendly. A good lunch bag will protect other items from spills and with a small ice pack can keep food at a safe temperature until eaten. Free Tupperware is good (i.e. sandwich meat containers) however they only have so long to live after being tossed around in a lunch bag. Good containers is a worthwhile investment as they will be used 5 days a week to pack a healthy and full meal! Munchies Include your children in planning lunches for the week. Do this on a regular basis as they may have been all about bananas the last two weeks but are now sick and want a different fruit or veggie. Find out if lunches are satisfying - are they still hungry or brining extra home? If they are brining a lot home, find out if they are preferring a food/snack served in the cafeteria. If you are trying to save money by buying in bulk, you may be able to buy this favorite to pack in their lunch or find a healthier alternative instead.
• Free Shipping Shopping for school supplies online is not out of the ordinary anymore. Many office supply stores and their competitors are allowing parents to shop from the computer. Compare shipping rates - you might even get free shipping with purchases at a specified total.

Back to School Clothes Most kids grow out of their clothes and shoes at an amazing rate. Keep their closets full with basics and not the trendy fashion of the day. Keep clothes practical and you won't break the bank!

• Basics, Basics, Basics Keep the clothes to the basics as much as possible. Going for trends and fads will only hurt the checkbook when your child refuses to wear them again. This doesn't mean you can't get trendy clothes if it fits your budget. One way to make this easier is to get your child involved in the budget process. Let them know how much is budgeted for the season and then shop together for some basic items while saving for a few "gotta have" fun items.
• Playground Attire (At Every Age) Can you run, jump, play and have fun in those clothes? Make sure your kids try moving around in the clothes they want to buy. Oddly cut pants are no fun for young kids to play in and skinny jeans will not be as appealing to that middle school student once they try to sit in a chair hour after hour of class. Make sure your children on aware of the functionality of their clothing choices. Finally, make sure you check out what is allowed at the school. Funky, trendy, or skimpy may not be practical and they may get your child sent home too! Take care to read slogans on t-shirts, ambiguous language or even blatant references to questionable or illegal subjects (i.e. drugs/alcohol) may not be allowed as well.
• Hand-Me-Downs (Even with the Neighbors!) If you have more then one kid, hand-me-downs can be great. Especially if you stay with the basic and timeless classics, it will be easier for the younger kids to use what their older siblings can no longer wear. With how quickly they grow through clothes, most of the clothes will be in great condition and you can't beat the price! If you don't have older siblings, consider roving the local garage sales. Or talk with parents at the school, some parents plan exchange nights where they all bring clothes their kids can no longer wear and exchange with each other - again, you can't beat the price of a good barter in kind!
• Consignment & Charitable Stores Both consignment and charitable stores can offer a great way to fill your kids closet. Get your children involved. At the consignment store they can make their "own" money by turning in old clothes for cash or store credit. Going to charitable stores, children can learn early how to stretch their dollar. Especially when shopping for items they know they will not be using often - so they need a white dress shirt for choir but will only wear it one season - a charitable or consignment store is a great fit. For the really creative kids, this can be a great way to mix and match and create their own style for cheap.
• Shop In and Out of Season Without a doubt the department stores and outlet stores will run great deals and back to school sales. But also keep a look out for seasonal closeouts. Items you may not use this year might be used the next - just be aware you may have to do some good guessing on future sizes! Again, when shopping seasonal or end of the year sales, make certain to go for basic and timeless styles - the trendy may be a good bargain, but may not be worn by a stubborn teen next year.

Back to School Learning As mentioned in the intro above, research has shown that children lose about a months worth of knowledge over a 3 month summer vacation. For more difficult subjects this loss may be even more. There are ways to keep your kids mind sharp and even learn new things over the summer while keeping it fun and relaxed.

• Homework Hour Okay, I know we just said to keep it fun and relaxed...it still can be with a scheduled time at night for quiet "study" time. Try to leave an hour open twice a week (or more) for a homework hour where you and your kids play a challenging game, watch a documentary, quietly read, or they can play an educational computer game - there are many online covering everything from dinosaurs to foreign languages. It will help keep you child's mind sharp and attuned to concentrating on one task like they will have to when real homework starts again in the fall. Of course this is generally for the older student, younger kids wouldn't need to do a whole hour - something more comparable to what they do in a school activity. The idea is not to sit them down with a chart to fill in or tables to review. Instead, get them to apply some of their learned knowledge in an activity.
• Summer Reading If not done during homework hour, summer reading can be done daily. Read to the younger kids, read along with the older ones and read quietly next to the tweens and teens. The idea is to again make the environment conducive to some reading time. Take a trip to the library once every two weeks to stock up on books. Perhaps an older kid might be interested in entering one of the many reading contests that happen every summer. Read the same book as a family and compare opinions. Read books related to an upcoming summer vacation. Read books with a movie fast approaching and compare them to each other. Read non-fiction books as well. Simply put - read!
• Inquiring Minds Want to Know Consider making national pastimes a chance to learn - How do fireworks work? What creates a thunderstorm? Why do we celebrate July 4th? Which constellation is that? How does a camera work - perhaps put it on manual and figure what different apertures and shutter speeds can do. Or turn a family road trip into a chance to learn a bit more - stop at a national park or try a different cuisine from what you get around home. Challenge yourself to look at items we take for granted as possibilities for learning and experimenting.
• Did we say Experiments? What better time then summer to make a mess in the backyard. Make a homemade volcano, your own play dough, or put together a model car/airplane/ship/dollhouse. Get your kids involved in projects - perhaps you are doing a home improvement, although you child may be too young to help with the tools, they might be able to help you figure the square footage as you plan your project. Need help in the garden? Don't make them the "weed puller" - instead let them help you tend soil, plants, discover bugs, create a sculpture or taste some ripe berries off the vine.

Perhaps you inherited property or purchased property as a new investment and now you are contemplating becoming a landlord. If you decide to rent an extra piece of property, you should know some ground rules. In this months article, 'How to be a Good Landlord,' we will discuss some of the basics that every landlord should know. We will discuss what it takes to be a landlord, what makes a good rental property, what are your responsibilities as a landlord, how to advertise your property, how to avoid legal pitfalls and how to evict a tenant if the relationship deteriorates. Overall, this is a short list, hopefully it will help you start with a little more direction and know-how.

Do you have what it takes to be a landlord?

The decision to become a landlord should not be taken lightly. Contrary to popular belief, this is not the type of job where you just sit back and watch the cash flow in. Regardless of the challenges, more than half of landlords are self-employed. Doing it yourself will mean you take on the responsibilities of a small business owner. You need to have great communication skills. You will be working with all types of people; sometimes even the difficult ones. Being an effective communicator in person and in writing is vital. You are an accountant. This includes everything from rent payments and deposits to repair and maintenance costs. You are a manager. You may have staff to train and watch over. Their professional behavior reflects upon you and your property. If they are inconsistent with your policies they can damage your business or even get you into legal trouble. You may also need to contract repair or maintenance jobs you cannot complete on your own. You will need to project manage these items through to completion. You are a marketing director. Getting your place advertised and your units filled is an ongoing challenge. Advertising also includes many legal regulations that you should know (more on this below). Your knowledge of this business should also include legal knowledge. Consulting a lawyer is recommended for anyone starting as a landlord, especially since every state has specialized landlord/tenant laws. But in addition to this, you will be responsible in making sure any staff or contractors you use also know the laws when working with tenants. You should be dedicated and patient. Being a landlord is a tough road to start. You should be prepared for hard work with a slow, trickle-in type of income, especially at the beginning. On average, a landlord should only expect about a 10% profit annually. The rest of the monies will be recycled into items such as mortgage payments, taxes, repairs, management costs, insurance, advertising and a rainy day fund (to name a few). There are tax breaks available to landlords, however, these are not enough to turn your profit margins sky-high. These qualities listed above will help you become a great landlord.

Perhaps there is a trait above that gives you pause. "I really don't want to manage all the accounting." or "I don't want to live onsite or nearby." All is not lost. You can hire a property manager. Doing so will cost you about 10%/month of any monies the property takes in. However, it can be a wonderful way to manage your business. When looking for a project manager, treat it like any other contracted service. Perform rigorous interviews, check references and make sure you have the same ideas about responsibilities of each party. Find out if they are insured, if they already have working contracts with maintenance and repair companies, and if they charge any extra fees for these contacts. Once you decide on a property manager, be certain to create a detailed contract covering all responsibilities. As with any of your other endeavors with your rental property, keep all your records and agreements in writing! Other professionals you may use to help manage your property include accountants, maintenance specialists, marketing directors and lawyers. Of course all of these will eat into your profit, but be honest with yourself and utilize these people when you need them. You can save yourself headaches down the road if you strengthen any weaknesses at the beginning.

What makes a good rental property?

When purchasing a rental property, there are some important questions to ask:

Do you have a enough for a down payment? Because rental property is viewed by lenders as a higher risk, you may be asked to put as much as 25-40% down on the property. Lenders calculate about 75% of your mortgage payment will come from renters. This leaves you with 25% to make up and even more if you cannot rent all the units. They may give you the option for a lower down payment at a higher interest rate. However, the higher interest rate may defeat any benefits.

Could you live on the property? If you use one of the units as your own residence this will help lower the risk factor for lenders. Lenders can offer a lower down payment and you can learn the ropes of being a landlord without being far from your investment.

Can you get the rent you need for the mortgage? Take a look at the neighborhood and compare the rental costs. Your rental rate needed to cover mortgage should not be too far above the market or you will lose your ability to rent units. - If you inherited or already own the property, you should consider if you can meet current mortgage payments. It may be more beneficial to sell the owned/inherited property and reinvest in another neighborhood.

Is the building up to code? Make sure to hire a home/building inspector before purchasing the property. Make sure the inspector is aware that you hope to rent the place as this may change some safety and code requirements. Take time to make yourself familiar with codes for your locality. This will help you ask better questions and understand any improvements you may need to make.

Is the property maintained? At first you may think it won't be a problem to repaint, re-roof, update the wiring and plumbing, etc. until your list becomes too long for the investment to be worthwhile. Again, hire a home inspector and make certain you know what needs repair and the estimated cost of repairs before you buy.

Is the property secure? Review reports on neighborhood safety. Check for ample lighting, especially at entrances and in parking areas. Make sure windows and doors are solid. Consider the cost to change all the locks and add window locks. Think about the security of your tenants in the property.

What are the responsibilities of a landlord?

Let's assume you are going to take on most of the business yourself and have found a wonderful property to rent. Now, what are some of the responsibilities you have as a landlord?

Tenant Screening: Your first interaction with possible tenants will be the background check that includes a financial review and calling references. Overall, you must perform background checks fairly. You should not do the check on one person and not on the other as this favoritism, or "trusting your gut feeling," is a disservice to all involved. You owe it to yourself, possible tenants and current tenants to perform fair background checks. For yourself, you can avoid headaches with tenants that don't pay the rent or have caused problems, such as costly repairs, in the past. For possible tenants, you may be providing that reality check - can they really afford your rental? For your current tenants, consistent background checks let them know you are looking after your investment giving them a sense of security. On average, working with an agency, this will cost you about $20 per check; an investment well worth the cost.

Clear, Consistent Communication: To avoid any misunderstandings, make sure all your interactions with tenants are clear.

• HAVE A CONTRACT! Make sure you supply the tenant with a copy of the contract so they may reference it if any questions arise. Review the contract with a renewing tenant and discuss any questions they may have over the language or meaning.
• Collect rent on a schedule. Keeping consistency with your tenants is imperative. If you are too lax one month, you may have a hard time collecting rent the next month. Or, if you are lax with one renter and not another you can create tension or even a legal issue.
• Always provide written notice before entering a tenants space. This varies from state to state. However, for good business practice and common curtsey, let the tenant know when you need to enter the property they call home.
• Use signs, flyers or other WRITTEN communication to inform tenants of policies and policy changes. Provide all tenants with copies and/or make clear postings around the complex.
• Serve notices and warnings in writing. Verbal notices will not protect you if a situation deteriorates. Make certain to give your notices in writing and make yourself available for questions or discussion. Serving a notice and then disappearing from sight does not offer clear communication and can aggravate a situation!

Provide a Safe and Maintained Environment: Every landlord should offer tenants a living space that is up to code, safe for habitation and in working order. Even if you decide to contract out maintenance services, you should provide your tenants with repairs in a reasonable amount of time. Make good relationships with contractors that understand the nature of the work and are willing to come out after normal working hours. Save money for a rainy day so you can pay for emergency repairs when they arise. Maintaining the property will encourage tenants to take pride in their home and maintain their surroundings. Also, strive to make your tenants safe. You cannot control all conditions. However, changing locks, providing ample lighting for parking and having emergency procedures written and distributed are a few of the ways you can keep your tenants safe.

How do you advertise a rental property?

Advertising a rental property is important for getting units filled. Today you can use everything from word of mouth to online sites to advertise your property. In larger cities, you may even use "finding agencies" or real estate agents/brokers to advertise. When advertising your property, keep a clear list of amenities and useful services in the neighborhood. When composing your advertisement you must watch your wording as you cannot exclude any demographic. There are many federal laws/protections that regulate how you advertise your rental. The fair housing laws make it illegal "To make, print, or publish, or cause to be made, printed, or published any notice, statement, or advertisement, with respect to the sale or rental of a dwelling that indicates any preference, limitation, or discrimination based on race, color, religion, sex, handicap, familial status, or national origin, or an intention to make any such preference, limitation, or discrimination." (Source: U.S. Code Collection - Cornell University Law School). In addition to this clause, many states and cities may also prohibit discrimination based on marital status and sexual orientation. Most landlords have good intentions to rent to all qualified tenants. However, there are certain ways of wording advertisements which may be perceived as discriminatory. For this reason, you should carefully choose your wording when advertising your rental property. Avoid words and phrases such as: prefer, suitable for, ideal for, ethnic neighborhood [or other cultural identifiers]. For a good list, take a look at the Pennsylvanian Human Relations Commission's Reading Between the Lines: A guide for housing and commercial property advertisements as they include a list of terms to avoid. Another resource for examples is the Guidance Regarding Advertisements Under §804(c) of the Fair Housing Act by the US Department of Housing and Urban Development. Keep in mind this good rule of thumb: always describe property, never describe people.

What are some legal pitfalls to avoid?

There are a lot of legal concerns when renting out property. As we have seen, the law influences advertisements of rentals. In addition to this, you create a contract agreement with your tenants every time you rent. Therefore, it is important to have sound legal advice as a landlord. Establish a relationship with a lawyer who you may hire for any contract questions or possible representation. No one ever wants anything to get as far as a lawsuit. So here are some ways to avoid legal pitfalls in the first place:

• Always perform background checks with every possible tenant.
• Call tenant references.
• Treat every tenant the same in process; never cut a corner for one tenant because of a "gut feeling" or personal relationship.
• Keep all notices in writing. 
• Keep all due dates consistent from month to month and from tenant to tenant. 
• Always perform background checks on any staff.
• Make certain all staff are trained. They should know what they can and cannot do for tenants. If they are handling rental paperwork or advertising, they should know fair housing laws.
• If you contract out maintenance work, make certain they treat your tenants professionally. Although they don't work for you full time, they do represent you since you hired them.
• Keep housing up to code and safe for living.
• Investigate any complaints against your staff immediately.
• If a situation arises, consult a lawyer. Know how to legally proceed before taking any action.

How do you evict a tenant?

Evicting a tenant is one thing all landlords would rather avoid. However, sometimes circumstances deteriorate and eviction is the only feasible solution. If you have tried open communication but cannot get the tenant to pay rent or obey rules of the property it may be time to start the eviction process. The rules behind evicting a tenant vary from state to state. It is therefore imperative you discuss your options with a lawyer. Indeed, for the best security, you may want to do the whole eviction process through your lawyer. Regardless of the ups and downs involved with evicting a tenant, make certain to always maintain a professional decorum. Do not allow personal emotions to collide as this can only lead to further legal issues. Keep all of you requests in writing. The first step to any eviction is to send a written notice for them to pay back rent, fix problem behavior or move out. For example, in some states you may send a Demand for Rent or Notice to Quit form to a tenant who is behind rent payments. Or you may send a Notice to Cure Breach of Lease to inform the tenant that they must fix behavior that is contrary to your rental agreement. A Notice Regarding Termination of Lease may be used in some states when there is no chance for reconciliation. For example, the tenant is involved in illegal activity on the premises such as drug trafficking. If problems have not be rectified after notices have been given, then a suit is filed against the tenant. Upon winning this, it is law enforcement personnel who deliver written notice when the tenant may remove their items from the premises. You should never remove a tenant's items yourself. Using the police will ensure that you cannot be accused of taking or damaging any of the tenant's property. Essentially, make certain to obtain legal advice, serve warning notices required by your state, keep all notices and communication in writing and use local law enforcement to help keep you protected from any accusations of unfairness.

None of the above is a substitute for legal advice. An attorney should be consulted.

FREE Rental Agreement Forms

In cooperation with our partners at Lawchek® and Lawsonline™, Homecheck is pleased to provide a sample Rental Agreement Forms for FREE. This is not a substitute for legal advice. It is never recommended that an individual undertake his or her own representation in such matters as real estate law, even though most states do permit such activity. Any individual who is serious about proper real estate transactions would want to have capable legal assistance. An attorney must be consulted.

• Blank Rental Agreement Form Example Rental Agreement Form
• Blank Apartment Lease
• Blank Notice to Quit "

This work is protected under the copyright laws of the United States. No reproduction, use, or disclosure of this work shall be permitted without the prior express written authorization of the copyright owner. Copyright © 2008 by LAWCHEK, LTD."

Resourceful Links

Fair Housing by CivilRights.org
www.fairhousinglaw.org 
The Fair Housing National Multimedia Campaign is designed to increase public awareness of the Fair Housing Act and its protections, encourage the reporting of fair housing discrimination to the appropriate agencies, and provide information and resources to help communities and institutions support individuals and families who exercise their fair housing rights.

Landlord.com
www.landlord.com
In early 1998 the decision was made to spin Landlord.com off as a separate entity, dedicated to providing services to landlords and other real estate professionals on-line.

National Fair Housing Advocate Online
www.fairhousing.com
The National Fair Housing Advocate Online is a resource designed to serve both the fair housing advocacy community and the general public with timely news and information regarding the issues of housing discrimination. Find local organizations to help with any Fair Housing questions: http://www.fairhousing.com/index.cfm?method=agency.search

National Fair Housing Alliance
The National Fair Housing Alliance (NFHA) is the only national organization dedicated solely to ending discrimination in housing.

US Department of Housing - Home & Communities
www.hud.gov/offices/fheo/
The Office of Fair Housing and Equal Opportunity (FHEO) administers and enforces federal laws and establishes policies that make sure all Americans have equal access to the housing of their choice. We can help you with your housing discrimination problem. If you feel your rights have been violated, let us know.

US Department of Justice - Fair Housing Act
The Fair Housing Act, 42 U.S.C. 3601 et seq., prohibits discrimination by direct providers of housing, such as landlords and real estate companies as well as other entities, such as municipalities, banks or other lending institutions and homeowners insurance companies whose discriminatory practices make housing unavailable to persons because of: race or color, religion, sex, national origin, familial status, or disability.

Many people are skeptical when they hear about neighborhood watches. Many think it involves a lot of effort with minimal impact or effect. However, most police departments will inform you otherwise. A neighborhood watch can help police cut down in crime as you are going to notice suspicious, out of place behavior in your neighborhood before they will. An example that is often used is the scenario of the stranger hanging around your neighbor's car. You look out your window and notice a stranger at your neighbors car and know they do not belong to that car. However, when a cop car drives by the stranger casually looks up and waves hello. The officer cannot tell that person does not belong to that car or neighborhood, he/she may wave back and simply drive ahead. Obviously a call from someone in the neighborhood would inform the police of the stranger's suspicious behavior and they can question them. So how does a neighborhood watch work? How do you set one up? How can you and your neighbors reduce crime and help the police in your area?

Why should our neighborhood start a watch?

Still haven't convinced you? Fair enough, lets look into the benefits of a neighborhood watch a bit more. Unfortunately, most neighborhoods don't consider a neighborhood watch until there is already a problem with thefts, burglaries and/or vandalism. Today, many households have two working parents and kids gone at activities so the home is empty a majority of the day making it a target for thieves. A neighborhood watch helps to place other sets of eyes on your home when you are away. Your neighbors get an idea of who belongs there and will more easily recognize something out of the ordinary. The neighborhood watch will also help build a community partnership. Neighborhoods today are more isolated, people do not know their neighbors so it is more difficult to identify normal behavior for a household. Some neighborhoods have taken this a step further and used the watch to help community in the time of an emergency. Recently in Saucier, MS a neighborhood watch group used their ties to make a list of all those staying behind when Hurricane Katrina came ashore. After the storm, members used this list to make sure everyone was accounted for and also used the list to set up aid for the community including food, water, clothing and other necessities (Neighborhood Watch Needs You, National Crime Prevention Council). In addition to building a sense of community, a neighborhood watch can also help keep the community informed. A neighborhood watch sets up a phone tree system so you know if someone has had a problem in your area. Without this system you may not hear about vandalism or some other problem until a much later date or not at all. Finally, a neighborhood watch helps the police in you area do a better job. As in the example in our introduction, neighbors are the ones that can inform police of suspicious behavior that would not be obvious to them. Also, neighborhood watches may help police build a case on crimes. For example, in one neighborhood, there was a vandal who was slashing tires. In most cases this would only have been a "slap on the wrist" with little real consequence to the vandal. However, with the neighborhood watch, they were able to document that 80 tires were slashed in the neighborhood during the same crime spree. This made it much easier for the police to build a case for stronger prosecution of the vandal (Open Letter to Watch Groups in Kent). These are just a few examples of ways a neighborhood watch can help your community.

What does a neighborhood watch involve?

Meetings - The last thing anyone wants is more meetings to attend! With a neighborhood watch there are really only two major meetings that need to be done.

The First Meeting - The first initial meeting with your neighbors is to see who is interested in joining. This is a vital meeting in that it is where everyone learns what is involved and expected of participants. Once people find out how little time is involved, many neighbors will express an interest. At this meeting you will want to cover setting up a map, a phone tree, and electing a captain and co-captain(s). You may also want to distribute information on programs like Operation ID or other crime prevention programs that your community may find beneficial (your police department can help you find materials or you may also look to the organizations listed in ourMore Info on the Web section).

Yearly Social - After a watch is in place, there should be at least one neighborhood social per year. This may be a BBQ, Community Garage Sale, Neighborhood Picnic, or some other type of family friendly, all-inclusive gathering. At these social events, captains and co-captains may easily give quick highlights and goals for the year. This could be done as a speech or flyers handed out at the event. This would also be a good time to check and see of any changes in information for the watch - such as a change in phone number, etc. After a quick recap of watch business the rest of the social is a community building experience. It is a chance for neighbors to get to know one another and put faces with names. It should be fun - not tedious!

National Night Out - National Night Out (NNO) is sponsored by the National Association of Town Watch. It is an annual event for neighborhoods to participate in to promote safety and awareness in their community. Taking place on August 1st of every year, the identified goals are: "heighten crime and drug prevention awareness; generate support for, and participation in, local anti crime programs; strengthen neighborhood spirit and police-community partnerships; and send a message to criminals letting them know that neighborhoods are organized and fighting back." Again this is organized around some social activity such as BBQ, block party, or flashlight walks, to name a few. A neighborhood watch can register their event with NNO and receive helpful information about how to set up their event. To find out more visit their site at www.nationalnightout.org/nno/.

Captain & Co-Captain - Captains and co-captains are those who help organize records and keep track of the changes in the neighborhood. Captains are the contact point for people to notify of changes such as phone numbers or new residents. Usually captains will organize a welcome for any new residents welcoming them and informing them about the neighborhood watch to see if they would like to participate. And most importantly, captains are informed of any problems in the area. It is assumed the effected party would have notified the police. However, the captain can also track events and report it to their contact with the police department; as in the example above, it was a captain who brought it to the attention of the police that over 80 tires were slashed in one crime spree. Keep in mind the police don't have a database that would track minor crimes like this, thus a neighborhood watch can help collect this useful information. Captain should be by no means be an exhaustive position! Instead, they are helped by co-captains and can have their duties covered by co-captains when gone. Many neighborhoods will assign more than one co-captain to help share responsibility. One example is to have a captain designated as the main police contact and then multiple co-captains for each block or cul-de-sac for neighbors to report to.

Phone Tree - A phone tree is the easiest and fastest way to help notify the neighborhood of important events. Like other phone trees, each person only calls a few people and then the next group calls the next so no one person is calling everyone. After a crime has happened a phone tree may be used to help notify the neighborhood a certain type of crime at a specific location occurred. Today, some may opt for an email instead of a phone call. However, make sure to somehow include all that want to be involved. Some residents may not want to use email and still need a mini phone tree.

Newletter - This is not the quickest way of giving out information but it is effective. Either pamphlets or emailed letters will help give the neighborhood updates of what has been going on the last couple of months. Unless there are major concerns, newsletters may be quarterly or every couple of months. Many times these newsletters can also inform residents of local events or holiday related safety and laws; for example, safety tips and local laws for the use of fireworks on the 4th of July. If working with a police department representative they may already have a newsletter available to which you may tack on neighborhood info before distributing. Newsletters are not required for a watch, but some do find them useful.

Map - The map is a extremely useful tool for the neighborhood watch. A standard map will show the streets involved in the watch, the homes, names of residents, phone numbers, emergency in-state and out-of-state contact numbers and email. This information is always voluntary. However, many residents will find the extra security worth it. Most of us will not know an address of our neighbors, instead we know 'it is three doors down' or 'just around the block'. This map will help get the exact address if the need arises to notify the police and neighbor of a problem. This map may be used in a number of ways. This can be used by a neighbor who sees someone prowling outside a window at night to call the neighbor and the police. If there is smoke from a house, a neighbor can tell the fire department the exact address and notify the resident if they are not at home. Or it might be used with the phone tree to raise the alarm in a neighborhood. One example of this is a vandal just broke the front window of the house but was scared off and got in a car and drove off down the street. You can call the neighbor down the street and see if they saw which way the car turned or can see the license plate. All this will help police track them down. This is a good time to note, that a neighborhood watch is used for information gathering - at no point should neighbors be running out in the street as vigilantes to stop crime. Instead they use the phone tree, map and neighborhood connections to track events and relay information to the police!

Operation ID - Operation ID is a way to encourage citizens to inventory their valuables. Residents mark or engrave valuables with a special number. Usually a driver license is used as this is public information and also identification back to you. If you use your driver license number, then make sure to put your state initials before the number and DL after so the number cannot be changed and will help police identify out of state items. NEVER use your social security number! Valuables may be marked with your identification number with invisible marker or engraved. Keep an inventory list of all items marked and store in a secure location such as a lockbox or fire proof (locked!) safe. Once you have inventoried items you may get some decals from the police for your windows and items. If your police department offers these decals it is usually a limited number. You may have to purchase more decals for all your items. Many neighborhood watches purchase an engraver for the neighborhood and then check it out to neighbors. They also then get decals for all participants so the neighborhood is covered and burglars are deterred. **If you sell an item with your ID, then cross it out with one line and initial it. Also make sure to note it on a bill of sale for the buyer. Keep a copy for your records.

Going the Extra Mile - Make an effort to look out for each other on a daily basis. Help each other better protect their homes and the neighborhood by encouraging neighborhood participation in activities.

• Get all neighbors to turn on porch lights at night.
• Help older neighbors or others who may need help with the safety of their home. For example, help trim high bushes in front of their door/window or change light bulbs in high outdoor lights.
• Have clean up parties to help clear out vacant lots, playgrounds/parks or abandoned cars. Help clean graffiti right away.Work together to beautify the neighborhood, let would be criminals know you care about where you live!
• Recognize captains, co-captains and other participants who go that extra mile to help others!
• Use the neighborhood watch to sponsor safety events. For example, invite fire fighters to a meeting to help better prepare residents against fire.

How do we start a neighborhood watch?

So how do you start a neighborhood watch? First, contact your local police. Not all departments have facilitators to help set up a neighborhood watch, but they will have resources available. Even if they do not have an official representative, ask the department if an officer may be able to stop by the meeting, many times something like this can be arranged in advance. Next, set up a meeting with your neighbors to give out information and see who is interested in participating. This should be a meeting place accessible to all, maybe a school or church in the neighborhood. As mentioned before, this is the vital meeting where you explain to others what is involved and expected for participation. You will find that many neighbors will express an interest, especially after they find that it does not require a great deal of time or effort. At the first meeting get as much information as possible as it is harder to get the information later. Nominate a captain and co-captain, hand out a form for residents to submit information for the community phone tree and map. Find out if residents are interested in meetings every few months or general meetings about fire safety or if they want to stick with one annual meeting per year. Once the first meeting is over and the information is gathered, the captain and co-captains can compile the phone tree and maps. These will then be given to every participant in the neighborhood. And that was the major bulk of the work. Now it is up to residents to keep information up to date and work with their neighbors on community projects or socials. That's it! 

There are many benefits to a neighborhood watch program. Start the dialogue with your neighbors and see if you can start one in your community. It is a great way to build community, cut down on crime and rethink what a "neighborhood" is all about!

Welcome back to Rocky’s Corner! Last month we started Part 5 of an 8 part series of Preventive Maintenance Tips for your Home.

This month we will begin with Part A - tips for Spring. Every Spring-Part A

APPLIANCES:

• Vacuum coils under or behind refrigerators and freezers.

 AIR CONDITIONING UNITS: Central Air Conditioning

• Make sure the condensing unit located outside is not covered up with leaves, newspaper, etc.
• Change or clean the filters regularly.
• Be sure all access panels are secure, with all the screws in place.
• Set the thermostat in the cooling mode.
• Run your air conditioner for a few minutes now, before you need it.
• Schedule a maintenance call before it gets hot to have a technician check the following items:

1. Check for proper refrigerant (Freon) levels. A low level indicates a leak, to be found and repaired before adding Freon.
2. Check all electrical components and controls.
3. Clean evaporator and condenser coils, as needed.
4. Oil motors as needed.
5. Calibrate thermostat.
6. Check condenser for cracks.
7. Check filters.

AIR CONDITIONING UNITS: Evaporative Air Conditioning

• Clean unit; check belt tension and adjust if necessary; replace cracked or worn belt.
• Clean or replace air filter; clean condenser or evaporator coils and condensate drain; remove debris from outdoor portion of unit. AIR

CONDITIONING UNITS:  Wall and Window Air Conditioning

• Have your unit checked out to make sure it is working properly before you need it.
• Clean dirt, insects and debris from the grills and cooling fins.
• Replace dirty filters.

ATTIC:

• Make sure all your gable, soffit, and ridge vents are open to allow proper ventilation.
• Make sure insulation covers the entire attic floor; look into hiring a professional to add more to meet recently updated building codes and reduce future cooling and heating costs.
• Check to make sure your attic and/or whole house fans are working properly; consider installing attic or whole house fans.

CARBON MONOXIDE AND SMOKE DETECTORS:

• Change batteries and check to make sure they are operating properly.

CAULKING AND GROUT:

• Inspect caulking and grout around tubs, showers and sinks; considering replacing if necessary.

CLEAN CARPETING:

• Have your carpets cleaned regularly to remove the dirt and grit that can wear them out prematurely.

DOOR SILLS, WINDOW SILLS, AND THRESHOLDS:

Fill cracks, caulk edges, repaint; replace if necessary.

DRAIN-WASTE AND VENT SYSTEMS:

• Flush out system.

HEAT PUMP:

• Lubricate blower motor.
• If you didn’t have an annual check-up done last fall, schedule one now to have a certified professional to inspect the wiring, check belts (replace if needed), and oil the moving parts.

HOT WATER HEATING SYSTEM:

• Lubricate circulating pump and motor.

PEST CONTROL:

• Termites can cause thousands of dollars worth of property damage before the homeowner even realizes they have an infestation and other pests can threaten your family members and pets with bites and diseases
• Contact a pest control specialist for a free inspection and evaluation of your risk; and for hiring a regular service to keep your home free of all pests; including insects and rodents.

SCREENS FOR WINDOWS AND DOORS:

• Clean screening and repair or replace if necessary; tighten or repair any loose or damaged frames and repaint if necessary, replace broken, worn or missing hardware; tighten and lubricate hinges and closers.

WATER HEATER:

• Every six months you should turn off the power source and drain it completely until it is clear of sediment.
• Also inspect flue assembly (gas heater); check for leaks and corrosion.

ANTENNA:

• Check antenna and satellite dish supports for possible leak source.

BASEMENT AND FOUNDATION:

• Check grading for proper slope away from foundation wall. Inspect for cracks and moisture and repair if necessary.

DECKS, PORCHES AND EXTERIOR WOOD STRUCTURES:

• Check all decks, patios, porches, stairs and railing for loose members and deterioration, such as cracks, splintering, decay, and insect damage; treat wood, set nails and repair or replace rotted boards, as needed.
• If professionally cleaned, sealed and maintained, it should only be necessary to refinish and/or stain your wooden decks every two or three years.
• It is also necessary that surfaces be thoroughly cleaned and dried before adding another coat of stain or protective finish.
• Remove mold and mildew, fungus, tree sap, grease and bird droppings with the appropriate commercial deck cleaners (or homemade mixtures) and a stiff brushed broom.
• Clean mildew and fungus by mixing one cup of chlorine bleach per gallon of water; scrub and rinse well. Sodium bicarbonate works well to remove dirt, mildew and the weathered gray residue from sunlight degradation.
• Oxalic acid will remove metal stains around nails and dark tannin stains often found on redwood, cedar and oak.
• Use care and follow manufacturers’ directions when using these products, wear eye protection, long pants, long sleeves and gloves; cover surrounding vegetation with plastic and rinse well.

DRIVEWAY CRACKS:

• For asphalt, remove dirt and weed debris from cracks, spray with a high-pressure hose sprayer; treat with weed killer and patch with a special patching product.
• For concrete, the only alternative for cracked driveways and garage floors used to be removal and replacement, but these days there are overlayments that may be professionally applied to cover surface cracks as long as the concrete is still structurally sound.

Join me next month for Part 7 of our series on Preventive Maintenance Tips for your Home. Visit us at www.freminshomeimprovement.com

Q. About six months ago we bought a new home and the builder provided a one year home warranty. Recently we discovered a defect, but when we contacted the builder, he said that because we did not discover the defect during the final walk-through that it would not be covered under the warranty. Is this common practice?

A. No, this is definitely not common practice. Most builders will repair defects that are found at any time during the warranty period, provided that they are covered by the terms of the warranty, and are obviously the fault of the builder. Read your warranty contract carefully to see if you are indeed bound by the condition your builder is citing. He may be counting on the fact that you have not thoroughly read the contract. In any event, you may want to seek the advice of an attorney. When inspecting a new home, I always advise my clients to discuss the terms of the home warranty with the builder before closing, and to make sure that they fully understand those terms and conditions.