Where to Start

First I request a variety of important information to help me prepare your listing in advance. This includes a variety of things, from amount of bedrooms and bathrooms to heating type and pet policies. A comprehensive list will help me to list your apartment as efficiently and cohesively as possible.

I created a submission form to help expedite this part of the process. It’s organized to outline as many facts that will help me with listing this apartment the best possible.

Evaluation & Walk-Through

I visit the unit and walk through to evaluate the apartment and based on current market conditions I give you a price range. Based on your comfort level we finalize a price we choose to list the apartment at as well as determine the move-in costs. The less move-in costs collected from a tenant up front the more enticing the apartment listing will be for the customer.

It is important you know what each move-in cost is and which ones you would like to charge in advance. Here is a brief synopsis of what those would be;

  • BROKER’S FEE: A broker’s fee is the amount of one month’s rent. Often times the tenant is expected to pay it - however depending on circumstances the Landlord might sometimes pay it instead. Sometimes the tenant and landlord will split this cost in half.

  • FIRST MONTH’S RENT: This will be the amount of the first month the tenant lives at the apartment.

  • LAST MONTH’S RENT: A pre-paid amount for the last month of tenancy.

  • SECURITY DEPOSIT: A set amount of money (not the exceed the amount of one month’s rent) held in an interest bearing account (escrow) set aside to cover costs for any damages beyond normal wear and tear after a tenant moves out. This requires specific rules be followed and specific paperwork be completed. I can guide you through how it works if this will be your first time working with a security deposit.

  • LOCK CHANGE FEE: A set cost to cover the amount of changing the locks at an apartment between turnover in tenancy.

Imagery

When i visit the apartment I capture a variety of images to help advertise the apartment. These include:

  • WIDE ANGLE PHOTOGRAPHY: In order to capture the entirety of the room I photograph the apartment using a wide angle lense. I take burst shots as RAW images and export the clearest images to Lightroom for editing. Final versions are posted online with the company watermark along (to prevent theft) alongside my name and broker’s license number. Non-watermarked images are only used for MLS.

  • VIDEO WALK-THROUGH: To help promote social distancing I take video walk throughs of each apartment and require interested customers to view it prior to scheduling an in person appointment. Videos are NOT published publicly to the internet - they are privately shared via links in ICloud or OneDrive.

  • 3D VIRTUAL TOUR: I also may use a 3D camera too capture a virtual walk-through. This gives customers the ability to click through the apartment room-by-room. This link may or may not be publicly shared depending on exclusivity and comfort level.

In order to show the apartment I will need access instructions and contact information.

  • KEYS: It’s easiest for me to show the apartment when I am provided a set of keys to the unit.

    Please note I am the only Agent at my office who will be showing your apartment and have access to Keys.

    I consider keys sacred and do NOT give them out. If for any reason a coworker needs access to keys for any reason (i.e. if I am ill and an associate offered to help cover my showing) I will discuss those circumstances with you in advance.

  • LOCKBOX: Sometimes there will be a lockbox set up on the property with a private code. Sometimes the Landlord will provide their own lockbox and code, however I also have my own lockboxes available for use. When a unit is vacant this method is often easiest for any last minute showing requests.

    Again I am the only Agent at my office showing your apartment and the only person who has access to the lockbox. I do not give this out to others without your consent.

  • TENANT CONTACT INFORMATION: If the unit is occupied I normally provide tenants with one day’s notice. This gives them enough time to prepare the apartment and be ready for me to come by. I try to keep showings as minimal as possible and require all interested parties see my virtual tour video first.

Access & Keys

In order to provide the best possible service I highly recommend signing an Exclusive Right to Rent. This would be for a set amount of time and all terms we discussed would be outlined in that agreement. I never pressure ANYONE I work with to sign one unless they feel comfortable, however signing this agreement is made to benefit YOU.

  • MLS EXPOSURE: Signing this document gives me the ability to list your apartment on Pinergy’s Multiple Listing Service. Doing so gives me the ability to co-broke with another agent who may have the perfect customer for you.

  • AUTOMATIC ZILLOW/TRULIA/HOTPADS SYNDICATION: By listing your apartment on MLS it automatically syndicates to Zillow, Trulia and Hotpads (paid services for apartment listings, at no additional cost to you). When MLS is updated these mediums update instantly too, making sure your listing in always kept up to date with any changes we make.

Exclusive Right to Rent

In addition to MLS and their syndicate sites I advertise your apartment on a variety of mediums too. This includes Apartments.com, Padmapper, Realtor.com, Zumper and more. I also may create and share social media posts, post apartment ads on nextdooor.com and feature listings in my newsletter to share with others.

Advertising

For all apartments I list I request tenants view the video tour prior to scheduling an in person tour (this includes co-broke requests from other agents). This helps to promote social distancing. If a customer does not like the apartment video they will no longer want to see the apartment in person.

For in person tours I give one (1) day’s notice in advance (this will not be an exact 24 hours) to the tenants. Sometimes there are special circumstances where a same day request might happen, to which I will talk to the tenants and ask if they are comfortable with a short notice showing. If they are not coomfortable I tell the customer we need to schedule another day.

Showing & Screening



When a tenant wants too apply, they are required to provide me with a check for one month’s rent made out to the landlord directly (that information I will provide when they apply for the apartment). All information about the process they must follow can be found HERE on Rental Process page.

Application Process

Upon review and approval of the applicants a lease is then drafted and given to you for review. This gives you an opportunity to ask questions and discuss additional provisions you would like in the lease with me. Once the lease is to your liking I send to the tenant for digital signature in either Adobesign or Dotloop. if you prefer an in person lease signing we can meet at the Insight Realty Group office in West Roxbury (1429 Centre Street) and sign off together using either my Ipad or printing the lease pages for pen and ink signatures.

Lease

As move-in day approaches I am able to assist with key handoff and coordination for the transition (this is optional).

Move-in & Keys

Interested? Please contact me anytime at RACHAEL@RACHAELKULIK.COM if you would like to discuss more about my services in depth!