Repairs and upgrades are part of owning a self-managed rental property, but they don't have to be expensive. Here's a guide on where to save and when to splurge

Renovating Your Rental Property? Find Out Where to Spend & Save

Renovations and repairs are unavoidable when you own a self-managed rental property. The question becomes, how much do you really need to spend on those repairs and renovations? Here's a guide on where to save and when to splurge.

As anyone who ever invested in a washing machine knows stuff made today is built to break and be replaced. So even if you rent to residents who truly love and respect your home the way you do, wear, tear, and even breakage is inevitable, no matter how careful they are.  

But how much do you really need to spend on those repairs and upgrades? When does the investment make sense in the long-term? We’re so glad you asked. Without further ado, here are the top 3 places where you should spend up, and where you should scrooge out.

On a deep, primitive level we’re naturally drawn to light, open spaces: the brighter the room, the brighter and more optimistic we feel.  Conversely, the more cave-like the room, the moodier we get.  The external affects the internal, in other words: it’s the reason why people care so much about interior design and clothing, and why people like Marie Kondo and concepts like “hygge” — the Danish belief in the power of coziness — are so relevant state-side. 

That’s why investing in good, bright overhead lights is such a worthwhile step. It will not only make it easier to attract renters, but because of the lights, residents will feel happier in your home.  And the happier they are, the more likely they are to stay put long-term. That matters – because as you know, renter turnover is time-consuming and costly.

This is one of those investments where you tend to make up any difference in the upfront cost pretty quickly.  A sophisticated, efficient air conditioner not only keeps your residents cooler (and happier) in the summer, it will cut down on your electric bills over the life-cycle of the unit.  And because the life-cycle of the unit is longer, those savings will accrue over a much greater length of time. 

Better units also need less maintenance — which means you have to spend less on AC repair guys.

The other thing with new AC units is how aesthetically pleasing they can be.  Our favorite — the Midea U-Shaped unit — looks like it was designed by Jony Ive (who is famous for his Apple designs). They also run so quietly you forget that you even have them on.

We aren’t saying that you should install one of those super pricey units that mist the air and have a thousand different settings and replicate the sensation of standing naked in a springtime rain shower in Fiji. But there’s definitely a happy medium between that extreme and the kind of shower units you see in pre-war buildings and prison movies. 

A bright, shiny, new shower system not only looks good, but it signals to potential residents that you care about their well-being.  Which means they’re that much more likely to treat your home with love and respect over the course of the lease.  Not only that, but the newer models are more efficient in terms of water usage without forcing you to sacrifice on the quality of the experience itself. Truly a best of both worlds situation!

A few years ago, we probably would have been singing a different tune in regard to flooring.  But the truth is that these days there are vinyl flooring options that so closely replicate the look and feel of wood, it’s almost impossible to tell the difference. That is, until you spill a glass of water or move your couch: then you’ll notice that vinyl is far more water and scratch-resistant than its organic counterpart. Not only that, but vinyl is easier to clean than wood. Vinyl especially makes sense if you own a family-friendly house with multiple bedrooms, or if you rent to pet owners: not only is it more cost-effective, but it’s better suited to the needs of your residents. 

Sure, a shiny new Sub-Zero or Miele refrigerator looks great, but the price difference between those show-offy brands and a still-great but slightly-more-economical option is so huge that it will take years before the unit starts to pay for itself in terms of energy savings. And by that time, you’ll probably be in the market for a new unit anyway. 

Our thinking here is similar to our perspective regarding flooring: You can get new cabinet veneers that look much more expensive than they are, so you don’t have to sacrifice on aesthetics to get a clean modern look.  What’s more, many of the benefits of fancier cabinets can be replicated through DIY solutions: soft-close cabinets, for example.  So you can either pay a premium for a built-in solution, or you can buy a pack of 50 self-sticking rubber bumpers for seven bucks and deaden the sound that way.  It’s one of those situations where a little creativity goes a long way.

Whatever you choose, Belong can connect you to instant help with our extensive vendor network of over 10,000 professionals. Our concierge service is available 24/7 to all homeowners and residents, so we're ready to talk shop when it suits you. Especially in this day and age, when good contractors are almost impossible to find, it is a major advantage to have Belong watching your back.

Learn More: Discover Belong PRO, the best alternative to Property Management in Seattle, Redmond, Oakland, and many more cities across California, Florida and Washington State. 

Belong is doing away with traditional terms like landlord and tenant. Here are the humane terms we prefer.

Don’t Call Me Landlord: The Belong Glossary

Belong is not a traditional property management company, we think differently. We also use different terminology to reflect this, often doing away with traditional terms like landlord and tenant. This is our very own glossary to show you just what we mean. 

We got the name Belong from our mission: To create authentic belonging experiences for those who own much-loved homes, and those longing for that feeling. The question then becomes, how do you make someone feel like they belong in a home that actually belongs to someone else? How do you give someone a sense of ownership when they aren’t the owners?  

The answer to those questions: shift the paradigm. 

In order to accomplish that Herculean task we had to start talking about the subject of renting differently. How we speak changes how we behave. 

Belong’s founders said it best when they said “Home isn't a place. Home is a feeling. Home is where our heart is.” You can't put a fence around a feeling. Nor can you own a feeling. That’s why the word ‘property’ can never convey the kind of emotion we’re talking about 

On the other hand, you can make a home anywhere, so long as you love where you live and the people who live with you. We are in the home business, not the property business.

Learn more: Long-term renting, made lovable 

Not everyone who has a home on the rental market is a professional investor. Many lived for years in the home they’re putting up for rent. They raised their family there. Celebrated birthdays, graduations, promotions.  They welcomed children into the world there. They’re regular, normal people -- not “landlords.”

Landlords think of the houses they own as fungible assets, not as unique or special or endowed with a personality. 

Belong calls the people on its platform homeowners because they have that kind of emotional connection to their houses. Our homeowners care about who resides in their homes and want someone stable and trustworthy to live there. 

And our mission is to bring them together.

Learn More: Why a Property Manager Who Considers You a Landlord Should Be a Non-Starter

Renters are associated with transience — as are tenants. Here today, gone as soon as the lease ends. 

The word ‘resident’, on the other hand, captures a sense of permanence. A resident loves where they live and plans on staying there for as long as possible. They think of it as a home, and not simply a place where they’re laying their head for a year or two.  

That’s why Belong prefers the word resident to tenant and renter.  They might not end up living in that home forever, but they behave like they want to. It’s that kind of love of home that Belong tries to engender in its users.

Learn More: Why You Should Run the Other Way From a Property Manager who Talks Calls People "Tenants."

We know it, with Marketing Pricing Automation.

Property management companies use guesswork to establish the market pricing for your home. Belong on the other hand uses Market Pricing Automation, our own technology that identifies the sweet spot, the exact amount you should be renting your home for.  Which means your home will be occupied by a new resident sooner rather than later, cutting down on vacancies.

We're launching the world's first residential network.  

Belong is flipping the script on traditional property management services. We have developed the world's first residential network to ditch the outdated ways of property management services to modernize your entire rental experience. 

Belong does exactly that, combining industry-busting technology with human smarts to make renting lovable for both homeowners and their residents.

Our smarter, future-ready services include:

Guaranteed rent every month, regardless of if or when your residents pay

Optimized rental pricing that uses technology and real-time demand to price your home with accuracy

The Belong app that gives you and your residents access to everything you need

Innovative financial products including the option to spread maintenance payments over the term of your lease agreement

Access to dedicated landlords insurance to protect your asset (as well as coverage for your residents)

Integration with the most popular rental platforms to get your home loved faster

Instant access to an expansive vendor network of over 10,000 professionals that can handle everything from routine repairs to home upgrades

BelongX, the newest way to self-manage a rental home without the worry

…and we’re just getting started! Belong is simplifying the rental experience and helping more homeowners reach their financial goals through real estate. Visit our homeowner's page to find out more about services in places like Seattle, Los Angeles, San Francisco, Austin, Oakland, Miami and many, many more.

Belong is not a traditional property management company, doing away with traditional terms like landlord and tenant. Here are the humane terms we prefer.

Self-managing a rental home is challenging. Discover 7 issues you're likely to face and how to overcome them when taking a DIY approach to property management.

Top Challenges of Self-Managing a Rental Home (and How to Overcome Them)

Self-managing a rental home is not an easy road to passive income or long-term wealth creation. Most first-time rental owners confess it quickly became the second job they never asked for. But there are plenty of reasons why homeowners decide to roll up their sleeves and take control of their own rental property management. From the budget-conscious to the experienced and savvy hobbyists, DIY property management can be profitable if done well. 

If you’ve ever asked yourself “do I really need a property manager?” or even “how hard could it be?”, this article will get into the nitty gritty of navigating self management as a rental homeowner.

What’s involved in managing your own rental property?

What are the common challenges of self-managing a rental (and how to avoid or overcome them)

Introducing BelongX, for self-managed rental homes

Is there an easy alternative to property management?

While you can avoid property management fees, successful self management of a rental home means taking on a lot of responsibility, legal liability, and work.



Over 7.7million households in the US are behind on their rent payments, but BelongX can provide guaranteed rent and financial security for homeowners who self-manage their rental.



Local cities and jurisdictions have their own ordinances above standard housing laws, so do your research for your local area before putting your home on the rental market. 



Understanding your strengths and weaknesses as a property manager will help you determine what to take on yourself and when to outsource to professionals. 

First things first, what does successful self-management look like for rental homeowners? It’s not as easy as listing your home online and kicking back while the cash rolls in. When you take on the responsibility of managing your own rental home, think of it like starting a business that you are in charge of. You’ll need to run your home like a business and keep tax documentation in the same way. 

Here is an idea of the kind of tasks you’ll be responsible for on an ongoing basis when you self-manage your own rental property:

Setting up accounting and bookkeeping to manage your rental income and tax

Getting up to speed with local laws and regulations including fair housing laws, tenant rights, eviction processes in your area, and safety regulations

Preparing your house for the rental market, including cleaning and repairs

Securing appropriate insurance coverage for liability, property damage, and potential rental income loss

Photographing and taking video of the home for marketing purposes

Analyzing your local rental market to determine a monthly rental price

Creating an online listing and marketing the home on popular rental websites

Running background checks and calling references for potential residents

Preparing and signing a lease agreement that complies with local rules and regulations

Arranging a move-in date and conducting a pre-entry inspection, keeping a record of the home’s condition

Collecting rent and tracking regular payments

Managing an ongoing relationship with your residents, including being responsive to maintenance and repair requests

Maintaining the property or hiring professional contractors

Arranging regular home inspections to check in with residents and track wear and tear vs damage

Financial management and ongoing documentation of all income, expenses, and communication for tax and compliance purposes

Renew lease at the end of the rental period or manage the move-out process

Inspect the home for wear and tear vs damage to assess and document if there is a security deposit claim

Return any owed security deposit, minus the cost of repairs or extra cleaning 

How time-consuming and challenging these tasks are will depend on the age and scale of your rental home, how far away you live from the property, the residents you choose and whether or not they are compliant with the lease conditions. 

Next we’ll jump into some of the more common challenges of self-management for rental owners. This will be followed by tips for more effective management of your rental home. 

What are the common challenges of self-managing a rental? (and how to avoid or overcome them)

Taking the DIY approach to managing your rental home will come with plenty of ups and downs. Here are seven challenges you should be aware of and how you can address them for more effective self-management of your rental home. 

1. Self-managing a rental home is a drain on your time and energy 

Money is often a driving force behind why people choose to manage their own rental home. It’s common to do a budget and look at what savings could be made by cutting out property management fees. What people forget to account for is how much of their time and energy to budget for. If you have a full time job, live a long distance from the rental home, or are generally time-poor, you could end up spending more than you bargained for trying to find and piece together help when you need it. 

After the financial budget, look at a budget for your time. This will help you determine if you really have capacity to take on the job of property manager. Include allowances for travel time to and from the home, marketing (photography, creating listings, responding to applicants), legal compliance and paperwork, managing repairs and contractors, ongoing communication and inspections, accounting and bookkeeping, and turnover in the home. 

2. You’ll need to chase rent if residents fall behind with their payments

US Census data reported that as between March - May 2023, more than 7.7 million renters were behind on their rental payments, or roughly 13% of rented households. That means there are millions of homeowners with a dent in their cash flow, scrambling to cover expenses while chasing rental income. When you are the property owner and manager, the onus is on you to chase rent every month, which is not a challenge everyone is up for. 

If you’re determined to take a DIY approach to property management but don’t want to be exposed to the risk of chasing rent, apply for the BelongX guaranteed rent program for self-managing homeowners. BelongX gives hands-on homeowners financial security without giving up management rights for your rental home. 

3. Finding and vetting the right residents can be complicated

DIY background checks are tricky. You’ll need to get familiar with the Fair Housing Act. Then establish a clear process for selection criteria that applies equally to every applicant and doesn’t discriminate against anyone based on things like race, religion, or family size. 

There are lots of provisions in local laws that can catch you off guard too. For example, the City of Seattle has a ‘First-in-Time ordinance’ that requires homeowners to offer a rental agreement to the first qualified applicant who provides a complete application. You can’t reject that applicant in favor of another with a better credit rating or no criminal history. 

If you're looking for the best app for landlords, we've got one better: a people-powered app to manage your rental home with real maintenance & finance options

The Belong App Just Got a Smart, People-Powered Upgrade

Attention homeowners, the Belong app got a major upgrade just for you. The same app that your residents use to log requests and pay their rent can now be used to manage your homes, directly from your smartphone. 

We are pleased to announce that the Belong app now serves everyone in our residential network, with new homeowner features launching this month. 



When your home is on Belong, you can use the app to login and manage your home on any Apple or Android device. 

Keep up with the marketing of your home and view your online listings

Track your rental income and monthly earnings

Get updates on your home and residents directly in the app 

View your lease agreements and information on your residents

Review and approve repairs from our vetted in-house Belong Pros

Make instant requests for upgrades, repairs or removalist services

Plan your future cash flow with Belong’s finance options

And if you need further assistance, you can also chat to your concierge, available 24/7 in the app. 

Access resident and homeowner features from the app 

Sometimes our residents are homeowners too! Whether you want to pay your rent for a home you love or manage repairs on a home you own, simply switch profiles to access the services you need. 

Belong’s app is NOT just an “app for landlords”

If you’ve ever searched through the long lists of “best apps for landlords” you’ll notice there’s a common theme. These apps are designed for property managers, not homeowners. 

What’s the difference? Well, property management is hard work and not every homeowner wants to take on the heavy lifting of self-management (like being permanently on-call if things go wrong!). Apps designed for landlords generally have a bunch of features that support the administration of owning a rental property — but you’re still in for a lot of hard work. 

Belong’s app is designed for homeowners. People who want good residents living in their home, without any extra stress. 

What makes the Belong App’s homeowner features different is its people-power. When you make a request on the Belong app, a real person will take care of the job for you. Whether you need something repaired or upgraded or want to view the photoshoots of your home listing — behind every feature is a vetted professional making your life easier.

Managing your rental home with an app has never been easier. Because with Belong, you’re not doing the work —  just calling the shots.

Download the Belong App from the App Store or Google Play

The only finger you need to lift is the one that’s going to push the download button in your Apple or Android store. 

Not yet a Belong member? We serve Los Angeles, Miami, Orange County, San Diego, San Francisco Bay Area, Seattle, and many more. Check here to see if your home is eligible. 

Should you rent out or sell your home? Get advice from a CPA, asset manager, and realtors to help you understand the pros and cons of this important decision.

Renting vs. Selling 101: The Homeowner’s Guide

Choosing whether to rent out or sell your home is an important decision with lasting impacts on your wealth. This eBook includes advice from a CPA, asset manager, and realtors to help you understand the pros and cons of all your options.

Financial decisions can be intimidating in the best of circumstances, but they are especially so when it comes to real estate. Whether you’re actively trying to grow your investment portfolio, moving out of your first home and sad to leave it behind, or have inherited a property — deciding the best path forward may seem daunting.

That’s why we’ve interviewed some of the brightest and most experienced real estate and financial planning experts to bring you this no-nonsense, easy-to-understand and quick-to-read guide to renting vs selling your home.

You can access a copy of “Renting vs. Selling 101: The Homeowner’s Guide” anytime at this link. Read it online, print it, or share it as you like. Inside, you’ll find practical advice and a list of questions to consider to help you better understand your options.

We cover the “must-knows” of several topic areas in this guide, including: 

Why you should consider both options before taking action

A rent vs. sell cheat sheet with specific pros and cons to consider

Detailed benefits and drawbacks of renting your property

Specific benefits and drawbacks of selling your property

Reflection questions about your unique financial decision to help you make the best long-term choice

Need One-on-One Help? Schedule a Complimentary Session

Belong is not a property management company. We’re the world’s first residential network, and we exist to combine rental home management with asset management, building wealth for our homeowners while taking great care of their residents.

As a service to current and potential Belong homeowners, we offer access to an asset manager’s advice for free. So if you’d rather not read our guide (or you just have more questions!), schedule some time to chat with us here and we’ll get you connected for a complimentary session with our asset manager. 

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