Last week’s article, How Crime Rates Can Impact Tenant Quality and Property Value, we wrote about the impact of crime and how high-quality tenants have adjusted their priorities to include safety when seeking a home to rent. In this article, we continue the conversation by offering ideas on how to increase the appeal of your property to the safety-conscious renter.

Think like a prospective tenant

We’ve mentioned before how investors and their property managers need to think like a prospective tenant when preparing their property for rent. Many focus primarily on rehabbing properties or giving them a fresh coat of paint to increase cash flow and attract tenants. However, today’s high-quality tenant seeks more than a move-in-ready home that looks good on the surface—they seek safety.

Here are a few ideas to help you increase the perceived as well as the actual safety of your investment property so you attract the tenants who will care for your property and reliably pay rent on time:

• Safeguard your personal and investment asset exposure— Research landlord insurance that can protect you from property damage, liability, tenant injury and even loss of rental income. Learn what ordinace of law coverage is an how it will affect your rental property should you ever have a fire or flood that destroys your property. Just a quick tip, think of it like gap insurance for your vehicle except this is for your rental property. Work with an attorney to separate your personal assets from your investment assets by incorporating or creating a Limited Liability Company (LLC) for your property or by putting your property in an irrevocable trust. Consider equity stripping by increasing the debt load on the property to discourage creditors or litigators from taking action against you for the cash-out equity of your property.

• Market safety-infused messaging—When you or your property manager are marketing your property, make note of the safety aspects of the property and location. Writing copy and choosing the right property photos can subtly convey safety. Note access to public services and shopping as well as the positive aspects of the neighborhood. For example, if your photos show an inviting porch or front yard, the perception is that enjoying the outdoor life around the property is common and that items can be left out safely. Use safety-centric language such as, “well lit street, sidewalks and friendly neighbors,” which implies that the community is welcoming and safe. Strike a balance of not overusing safety messaging, but use it as a subtle complement to the overall features of the property.

• Safeguard the property grounds—Slip-and-fall injury claims are very problematic for investors. Look for loose stones, uneven sidewalks, warped or rotted steps or porch planks, wobbly railings or other areas where children may play or people will be walking and remove/replace/repair. Look up—check for loose shingles, sashes, shutters and gutters. Check for large tree branches that could come down in a storm and cause damage to a vehicle or person as well as the property and have them trimmed. Lower or thin out hedges in front of the property so the property has a clear line of sight where burglars can’t hide as they attempt forced entry. A well-kept property will convey that the property owner cares about their asset and consequently, the tenants. Damage can also come from weather events, so make sure your property has adequate drainage and repair driveway or parking pad cracks or loose gravel that could give way in a flash flood.

• Remove indoor hazards—As you review the exterior of your property, review the interior for tripping hazards, poor lighting, loose stairway railings, floor boards that are weak or loose, exposed wiring, damaged or deteriorated electrical outlets or light fixtures/switches and all appliances. In bathrooms and the kitchen, make sure that areas that become wet do not create slip-and-fall hazards. Consider installing grab bars in bathtubs and showers.

• Light it up—Exterior lighting is key to thwarting burglary as well as making your property safe at night for pedestrians and tenants. Make sure that walkways, driveways, front and back entryways are well lit. Consider putting the exterior lights on timers so tenants don’t have to worry about making sure lighting is used properly while the property is occupied. Interior lighting on timers also can convey that the property is occupied even if a tenant is absent or on vacation or the property is between tenants. If you’re between tenants, automatic lighting or having a neighbor park in the drive will help deter vandalism or worse yet—squatters.

• Lock it up—The first barrier to entry is a strong, working locking system. Make sure all doors and windows have adequate locks that work in all seasons and update keys between each tenant or go keyless. Granted, locks only work when they’re used properly, so remind your tenants that all locks should be used and that you’ve make sure they are in working order when they begin their lease. Common sense is not always so common!

• Use security technology—Consider installing an alarm system that your tenant can subscribe to or offer a rent discount or other incentive so they utilize the system, and remind them that a security system will help reduce their renter’s insurance premium (which you should also recommend they carry as well). Installing exterior motion-detecting floodlights and cameras can also help, but be thoughtful about placement and use. If a prospective tenant sees a lot of obvious cameras on the property, they may infer that there is a high propensity for crime. Do so discretely as you don’t want to over-impose security measures on your tenants. Many homes have video doorbells, keypad locks and other advanced features that can improve safety as well as convenience.

• Work with public services—Talk with the municipality’s first responders and their “safe neighborhood” practices. Getting tips from your local law enforcement can enable you to think of things you wouldn’t normally have thought of to increase the security of your investment property and also know what types of vandalism or residential crime is occurring in your community. The fire department will make recommendations on how to improve their access to your property in case of an emergency such as making your house number clearly visible from the front and rear of the building and its proximity to hydrants. The fire department can also guide you to any interior or exterior fire hazards or where an extinguisher may be prudent such as under the kitchen sink.

• Prevent fire risks—House fires can happen at any time, whether from failing electrical wiring, lightning strike, a kitchen grease fire or a portable heater left unattended. The fire department can provide information on how to safeguard your property against fire, but you can also do several things on your own. Have your property’s electrical panel and wiring evaluated by a certified electrician. Install smoke and carbon monoxide detectors throughout the property with new batteries. Replace/repair any wiring, fixtures or appliances that could possibly start a fire. Make sure there is adequate ventilation in the kitchen and bathrooms.

• Empower tenants—Your tenant is an important line of defense regarding damage to your property. Provide tenants a safety best practices guide specific to your property with suggestions and instructions on how to utilize alarms, locks, lighting or anything else you feel is important to their safety and well being. Encourage tenants to never leave their car doors unlocked or valuables in plain view.

If you are working with a reliable property management company, they should be able to assess the safety features of your investment so you can take the appropriate measures to make it safer and more attractive to tenants. When you address the safety of your investment property you are more apt to reduce the risk of property damage or tenant injury claims as well as attracting the safety-conscious tenant.