How to Increase Curb Appeal of Older Investment Properties

Will your property appeal more to higher-quality tenants?

We believe it can. It’s easy for investors to be over-focused on the interior of their older properties as they upgrade and make the living environment more appealing to prospective tenants. Many properties in cities such as Allentown and Bethlehem were built anywhere from the late 1800s to the early 1900s, which makes for structural quality but also many hazards such as lead, asbestos and other construction materials that must be removed and/or replaced with safer materials. Depending on the condition of the older home and if it has been refurbished up to modern standards on the inside, the outside also may need equal care and attention.

What is the first thing that a potential tenant sees when they come up on your property? The outside. The yard. The neighboring homes. The proximity to conveniences. Street lighting. Noise. Sun exposure. It’s not just the front of the building that matters either. Consider the yard, outdoor gathering areas such as porches or balconies & parking.

Here are a few pointers to get you thinking more about the exterior presentation of your property so the inside and the outside are equally appealing to higher-quality tenants. In the end, higher-quality renters have more choices and you never know what will tilt the scale in your favor.

Assess the exterior of your property (or have your property manager do the walk-around) and think like a potential tenant. What are some of the issues that may be considered unsafe? Unkept? Missing? Poorly Maintained? Many of these exterior improvements can be made quickly and inexpensively and will go a long way to helping your property’s curb appeal.

Entranceway

• Examine the curb, sidewalks and driveways/parking areas for cracks, loose cement or other tripping hazards that may impact furniture dollies, wheelchairs or pedestrians (some sidewalk and curb problems may be covered by the municipality, so be sure to check with your local department of public works)

• Stand on the sidewalk or street and take in the whole house to make a list of things that look dingy, dirty, unkept or dated and repair, paint or replace

• Paint or stain the front door so it looks new and inviting

• Remove/replace rusted or deteriorated fencing to open up the front yard area

• Dress up the walkway or steps up to the front door with decorative planters or potted flowers you can get at the local home improvement store or nursery

Landscaping

• Some investment properties may not have much of a front yard, but will have a back yard. This is common with row homes where the front yard may be a patch of grass or have no landscaping and just steps up to a front porch entrance. Wherever there is grass or bushes, make sure the landscaping is mowed, trimmed back and freshly mulched.

• Consider planting annuals such as tulips, daffodils, hyacinths and other bulbs that bloom in the spring

• Re-seed or re-sod patches of grass that have died or been discolored from a fungus or other pests—groundhogs and moles can ruin a good yard overnight

• Make sure adequate irrigation is in place or provide a hose with sprinklers and instructions for the tenants to keep up the landscaping

• Consider planting a few blooming trees and shrubs such as dogwoods, forsythia, sugar maples, azaleas and rhododendron that bloom in the spring or turn beautiful colors in the fall

• With the cold Pennsylvania winters, make sure some of your landscaping includes evergreen trees and shrubbery that stay green year round and are easy to maintain

Lighting

• Assess your property at night for safety and curb appeal

• Add exterior sconces by the door and motion-sensor lighting on the corners of the property (properly positioned so you are not imposing light into a neighbor’s property or windows)

• Make sure walkways and the driveway or parking lot are properly lit for safety

• Some lighting can be directed up onto the house or onto landscaping for a showcase effect

Repairs

• Century-old homes are always in need of repair. When inspecting the property, look for loose boards, hanging wires, broken or cracked steps, rotting porch floors and other common “old house” problems.

• Replace/repair bent or torn screens

• Caulk and paint cracks in the foundation or garage floor or around windows

• Replace missing bricks, stones or railing posts

• Make sure steps are safe and railings are secure

• Clean out chimneys and dryer vents as well as bathroom and kitchen exhausts at the roofline or side of the house

Facade

• Pressure wash sidewalks, driveways, parking lots

• Pressure wash siding and roof if needed for a fresh, updated look

• A fresh coat of paint on the exterior will be a larger expense, but is well worth it if it’s ready for an update. Consider a brighter, more appealing color to create contrast and “pop”

• Consider replacing or adding contrasting exterior shutters to dress up windows—many are made of vinyl and are relatively inexpensive

• Although some colors will not appeal to all tenants, adding color discretely to your property will make it have unique curb appeal

• Hide electrical or cable boxes and wires

Personal touches

• Replace door hardware

• Replace/upgrade house numbers

• Replace/upgrade mailbox

• Add a place for a small herb, vegetable or wildflower garden for the tenant’s to use

• Add window boxes with fresh flowers

• Add a welcoming doormat at the front door

Maintenance

• Clean all of the windows inside and out

• Sweep and repaint porch decks and/or railings (whatever is needed)

• Clean out gutters

• Declutter the area and remove any garbage

• Make sure the landscaping is kept up in between tenancies

Your property manager may be able to take care of all of these improvements to your investment property. They can do the assessment of the property for you and make a list of suggestions and provide estimates and a time frame for the work. Together, you can decide what is done and by when. If you don’t have a property manager capable of helping you increase the curb appeal to potential tenants, you can hire a handyman or take on the job yourself if you want to be more hands-on with your property.

Regardless, it’s always wise to have a yearly assessment of the condition of your property so you can plan and budget for the upkeep. Pennsylvania winters are especially rough on homes, and a great time to bump up the look of your investment property’s exterior is in the spring and summer when you can address any winter damage or wear and tear.

If you need help with any of these services, check out Empire Property Management and Empire Property Construction. We’re happy to help and we know how to care for Lehigh Valley properties better than most.