Setting Up a Vacation Rental Property
This page includes resources to help you set up your new vacation rental. These are recommendations only. The hardware we are recommending works well at existing client locations. We have gone through many types of locks, thermostats, and security lights. For many reasons not the least of which is dependability, these work the best.
The list of suggested items may not be all-inclusive, feel free to add or subtract. Remember anything you buy may be taken or broken by a guest so consider this when making choices.
KEEP IT SIMPLE
If you are renting to guests, consider if they understand the complicated items you plan to install. Nest for example makes a good thermostat but many people do not know how to use them. The last thing you want is a guest upset because they can not determine how to make it work. Worse, they may cause issues by changing other settings. This is one reason we picked a thermostat that uses up and down arrows.
Consider everything you are installing. Do not place valuable or one-of-a-kind items in the property, they could be damaged or stolen. Children can play with items and break them without any intent to do so.
People like to sit on front porches, if you have an attractive porch consider at least two rockers and perhaps a table between. Don't forget to buy chairs for the BBQ and firepit area in the backyard.
ALARM SYSTEM
Before you consider one of those comlete packages with an alarm system talk to us. There are complications with alarm systems. Often the locks and thermostats are not the most user friendly and alarms are never user friendly. If you must get an alarm system be absoutely sure that Christies has control to arm and disarm remotely. Guests have initiated the alarms on many occasions.
A good substitute for an alarm system is the use of the wifi door lock suggested below. That lock records when the door is opened and closed. Also the security light suggested comes on with motion, records and can you can set off an alarm in the security light.
Door lock
The best lock to date is produced by Yale. It's called Assure II. This should be a wifi lock with a KEY. Yale makes several models, information about the correct model is below. Do not mistake a model without wifi or without a key. Both are very important. Don't buy the older Yale Assure which is a great lock but it requires a bridge module (included). Guests have taken one of the modules.
Assure II does not require a bridge module. The reason we need a key is that batteries can go bad even with this lock. When Christies sets up a property, we install a manual key vault near the entrance door and and place one "do not duplicate" key inside for emergencies. This is the reason for the key.
This lock can be purchased from Best Buy, Home Depot, Amazon or directly from the factory. It comes with a "touch screen" or a push button. Both do the same thing, This lock comes with one key. Go to a key shop and have a "do not duplicate" key made for the lock box below. The key will only be used in the lock box if the battery runs too low to open.
Key lock box
This lock box should be mounted near the entrance door. Make a copy of the lock key at a lock smith who can provide it on a "do not duplicate" blank. Insert the key only with no identifying markers into the lock box. This is your emergency key if the batteries die or the lock mal functions.
Thermostat
There are lots of thermostats on the market. We or our clients have used many. Unless you are going to be using the property and prefer a thermostat, we recommend the Honeywell 9000.
We have prepared instructions that will go on the wall showing guests how to use it. We tell them to push the up and down arrows only.
The wifi thermostat allows us to control the cost of heating and cooling your property when no one is there. The app works well on Honeywell. It's an easy install.
People are buying Nest but we have had some complaints from some guests that they have difficulty understanding it. Also, it's owned by Google so you must have a Gmail account for control.
You can shop for this at Lowes or buy it from Amazon. See the picture below. FYI, there are some variations on this thermostat offered on Amazon, they are generally older models.
Security Light
We recommend a security light made by Feit Electric. You can buy it at Costco or Amazon. The price in the picture is from Costco.
It's important that you have a light at the entrance and back door that is motion sensitive or on at dark and off at sunrise. This light has a camera, microphone, speaker, and alarm sound. When your guests arrive after dark, it's important that they have light to navigate the entrance.
Another light that works well is the Ring Spotlight Cam Plus. It has many of the same features and does not require a subscription.
You can replace an existing porch light with this light, it's a simple three (ground) wire setup. Because it's wifi, we can see what is going on.
There are other combination lights out there including Ring but they require subscriptions. This does not. If you properly position this light there is no need for a ring doorbell. Guests do not use the doorbell.
Some clients put one of these on the corners of their buildings. You can buy dusk to dawn lights for the perimeter so not all of them need be wifi lights. You can buy dusk to dawn lights at Lowes and Home Depot.
If you buy lights, be sure you read the information. Some lights may have no sensitivity settings. Depending on the location of your property, you may want the extra lights to stay on all night.
NOTE: Most security lights use the 2.4Ghz connection to the router. Some routers will not broadcast this signal unless you go into the router set up process and turn it on and create a separate name. Have the installer do this for you when our wifi is installed.
If your modem is already installed, use a laptop or desktop computer and enter the "web address" listed on the back of the modem into your browser then follow the instructions for activating the 2.4ghz signal.
Suggestion for the front door handle
You should replace the front door locking knob or locking handle with a non-locking handle. The photo below shows the type of handle that should be in place of the locking handle.
If you have a push button handle that's ok. The point is that there should only be one lock on the front door and that's the electronic deadbolt.
The reason is to prevent children from locking their parents out or accidentally locking off the knob lock. The replacement is a standard interior non-locking handle. You can install a knob or push button lock but the handle is easier for people to lean over and use their elbow to open.
Replace any interior locking doors except for the standard bathroom lock with the center pin that can be opened with a paper clip.
The rear door should have a deadbolt, it can have a second lock since there will always be a way to enter through the electronic lock at the front door. The item below was found at Lowes.
Owners closet lock
If you decide to create a closet for your own items or cleaning items, you will need to install a lock. We recommend the lock below which does not require batteries. The idea is to eliminate keys for the property. You will have the code and if supplies, we will have it as well.
You can set up two closets, one for cleaning and one for you. These locks work well and can replace the existing interior lock. We like them because they do not require batteries. The example below was purchased from Amazon.
5 lb commercial fire extinguisher with tag
This is the size and type required by cities that have permitting requirements. You can obtain this from EFire, 1899 28th St, Gulfport, MS 39501.
This must be inspected each year by a professional. The same company, EFire can do the annual inspection.
The cities want a professional grade fire extinguisher with a tag that is signed each year. Ones found at Lowes and other stores may meet the 5# requirement but will not have a tag signed by a professional. You can buy one at the location listed above.
Museum Wax
Everything that is subject to breaking, vases, and decorations should be stuck to the table or surface. Use Museum wax, it will not harm the surface of the object or the table. You stick a small dab and press.
Museum wax makes it very difficult for things to accidentally break. Place a dab at the bottom corners of photos and art to be sure they do not move on the wall.
Blinds
You may want to dress up your property with curtians and very nice things. Consider what happens when the curtians get dirty or torn? We suggest using 1" mini blinds that can be purchased from Lowes and Home Depot. They will be broken by pets or children or even adults but the replacement cost is low and they are easy to install. The example below is from Lowes
Pest Control
Termites
Your property is located in the South, a warm and sometimes humid climate. It's necessary to consider termite protection for your stand alone house. Several companies in the area provide a system that they install around the building. One is called Centricon.
These individual bait stations are inserted into the ground at intervals. The concept is that the termites will enter the bait stations rather than your house. They will eat some bait, take it back and it will destroy the colony. There is a one time price to install the bait system, about $1,200.
The one time price includes an inspection and spot treatment for any live termites. The service renews each year for a few hundred dollars. It's important to note that the companies will not repair damage without an additional fee. If serious damage is found, it's best to send in a separate contractor to do the work. Contact us for a list of companies you can talk with.
Bugs
Spiders and roaches are the most common pests. Almost all properties will have these pests. If your property does not rent for a while, it's not uncommon to find dead roaches around. The cleaners take care of these when the find them. It's important to spray your property periodically even if it is a condo. You can install bait stations out of the way e.g. behind a washing machine and refrigerator. Contact us for suggestions on this topic.
Photography
The most important thing that you can do to improve bookings is to have great photos posted. Notice the difference between both photos. The one on the left is ok, the one on the right is very good (both are sharper on the site).
Christies will take good photos but great photos requires a professional. We recommend Corey Neyland, a local photographer (GEAUX AERIAL) who takes great and excellent photos and video. He includes aerial photos when permitted.
The difference between good photos and Corey's photos is demonstrable. If you see one of his photos side by side with a non-professionals photos its easy to tell which is which. Corey at last writing was charging about $100 for a full set of photos.
To reach Corey, contact him at 228-342-1524. You can go to his website to see his work by clicking here.
Take a few minutes to see his work. There are two things that I notice, the light and angles. People come to the sites to book and they react on what they see and read. Considering the intense competition now for short-term rentals, it may be time to update your photos. Should you decide to use Corey, contact him directly, he can contact us about access. You pay him directly. Let us know if you have hired him.
Give Corey our email address to send a link to both Christies and you. Yes@ChristiesGulfBeachRentals.com. Give us at least a week after he sends the photo link to get them posted.
Linens
Sheets should be at least 300 count. No need to buy high count sheets, they will wear out and get stained over time. White is the prefered color because they can be bleached. You can buy them from a variety of locations including Amazon, Costco, Sams Club etc. They should be made from cotton or a blend of cotton and poly.
Bath towels should be quality but not real thick. They need to dry out. When there are many staying at your property, the drying rack space is limited. Faster drying towels are best. We recommend the ones offered by Sams Club in their commercial area sold in a bundle or the equivalent from another store. See the photo above. They have a good life, launder well are not thin and they are priced right.
Bed and pillow liners
You must install waterproof liners on all mattresses. In addition, all sleeping pillows will require waterproof covers. The mattress liners and pillow covers must be zipper-accessible only. Purchase items that do not "crinkle" when slept on.
Zippered mattress covers will prevent bedbugs, but slip-on will not. Same with pillow covers. An example is shown above, you can purchase them from Walmart but their inventory is often low.
Firepit
If your property has a yard, consider adding a fire pit, this is a great amenity that is actually used by guests even in very hot weather.
The one we recommend is from Lowes above. It's 36 bricks and a steel ring on a palet. Easy to install, just stack the bricks and lay them in the ring. Don't buy a small steel unit that will rust and fill up with ash and can be knocked over.
BBQ charcoal
Installing a BBQ is essential for most vacation properties. If you have a yard, one like the above from Walmart or any vendor will work fine. We recommend charcoal because guests are responsible for their briquettes.
Buying and changing propane tanks is not a service that is provided by Christie's. If you have a condo or townhome, do not buy a charcoal unit if it is to be installed under an eve. In this case, a small propane unit is recommended. Check with your HOA for their rules.
Outdoor Chairs
People need places to sit. Using the above inexpensive outdoor chairs will solve that problem. They are lightweight and can handle the weather well. They are not plastic and will not break. Eventually, the material will wear out but you will have years of service at a low price.
If you are accommodating 10, be sure there are sufficient chairs. You can combine these with other chairs to meet your needs. If you have a fire pit be sure there are enough chairs. These come in various colors. The one above is from AT Home but there are other providers as well.
Landscaping
Lawn service is necessary if you have a property with grass. We recommend the services of Michael Kuryan Lawn Service. Tell them that you were recommended by Christies Gulf Beach Rentals. Generally lawns require cutting twice per month in the Summer. Once in the shoulder season and not at all for about three months during the Winter.
Make contact directly with Mike, ask for a quote and should you decide to use his services, you pay him directly. 228-261-6930. Mike takes care of landscaping for many of our clients properties.
Initial maintenance
You need to do several things after buying your house that will be used as a vacation rental.
1. Change the anode rod in your water heater. This rod requires replacement periodically to prevent the water from smelling like rotten eggs.
2. Have the AC serviced meaning that the coil is cleaned and replace the capacator. Replace the filter if necessary. A basic service will keep your AC going for one year until the next tune-up
3. Check the garbage disposal for leaking and make sure it works.
4. Washer water connection does not leak in machine or from source in wall.
5. Replace electric stove top liners if necessary
6. Replace refrigerator if it runs constantly
7. Replace old toilet stoppers, they often leak increasing the use of water
8. Check hose bibs out side. Be sure you have the covers for freezing weather and that they do not leak.
9. Check rain gutters, clear them out
10. Trim all branches of trees overhanging the house.
List of Items for your vacation rental
This list is a starting point. It is not all-inclusive. Please feel free to add to the list. Many of the items on the list can be purchased from Walmart or Amazon. You can buy complete sets of dishes, cups, etc. Be sure to buy a sufficient number for the number of guests.
We recommend you acquire enough for 6 if you sleep 4. 8 if you sleep 6 etc. Unless you are buying these items for your personal use and then guests, there is no need to overspend. Guests will break or take some things which must be replaced. The items should be somewhat attractive.
Retain your receipts in the event you decide to return items after ordering online. Click on the button below to see the Vacation Rental Inventory PDF.
Installation
If you want any of the items above installed, we can arrange it for a fee. Let us know and we will provide you with the cost per item. If you install the items, Christies will need to be added to the app so we can control the item.
If you want us to have items installed, you will need to order and pay for them. We will give you shipping instructions.
Shopping for items
Christies can completely set up your vacation rental including: Ordering items, assembly, placement, and decorating. Our fee for this service starts at $1,000 for a complete 2-3 bedroom house.
If you elect to have other things done such as decorating alone, we can do that too. Please contact us about your project.
Rehab, Repairs
Contractors work with Christies for all aspects of property maintenance. This includes complete rehab, new roof, installing appliances, removing walls, etc. Contact us and we will put you in contact with one or more contractors who have performed well for our clients.
Income generating rentals
The cities of Ocean Springs, Biloxi, Long Beach, and Pass Christian require permits and business licenses to operate a revenue-generating vacation rental property. Each has an annual fee and inspections are required. Christies can help owners acquire a permit. There is a waiting list in Ocean Springs. There are zoning requirements in Biloxi.
NOTICE:
Use of the products, services or vendors listed above are a choice of our client. Gulf Coast Property Management and Christies Gulf Beach Rentals are not responsible for client choices or outcomes. We do not warrant any of the products. You use goods and services at your own risk.