Property Management: Good curb appeal is the key to a successful property and respectful tenant

The term "Curb Appeal" gets thrown around a lot in the real estate industry. Out in the Midwest and in most of the country it gets a lot more play. Properties consisting of garden communities with extensive landscaping paint a clearer picture of the term and its benefits. But in NYC, it is no less important. The term of course refers to the general attractiveness of a property as viewed from the sidewalk. And while the relative nature of attractiveness in an urban area may be less than in a bucolic property elsewhere, the term applies nonetheless. For properties in NYC, curb appeal once again starts at the curb. The property's curb and sidewalk conditions will be the first thing a prospective tenant will see when they visit your property. Walk the perimeter of your property and ensure that these items are in good conditions. Broken up curbs or cracked sidewalk flags are not just unattractive, but become a significant tripping hazard liability as well. From there the façade itself of the building will be the next item applicants will view. The façade itself should be kept clean and free from cracks of course. But also, evaluate your building and determine if decades of smog and dirt have left your building dirtier than it should be. A simple steam cleaning can truly improve the image of your property and for not too much money. In addition, check out your fire escapes and ensure they are kept clear. Flower pots, laundry and the like are not just a detractor to your curb appeal but can also result in violations and possibly hazards if a resident needs to evacuate at night. Also make sure you examine the buildings front entry. The door should be functional and self closing to demonstrate that the building is not just attractive, but safe and secure. If the door is metal is should be free from peeling paint and rust and if it has glass panels, be sure that it is being cleaned and is free of fingerprints. All of these items will not just improve your buildings image, but will change the way that government inspectors and bank inspectors view your property. If an inspector sees that a building looks like it's being run poorly from the outside, you can be certain a significant number of violations will be issued. On the contrary, when a building shines, an inspector is likely to gloss over possibly questionable items he may encounter. In some cases, he is likely to pass on entering the building altogether! Once you enter the main door, the appearance of the lobby is equally important. Floors should be swept and mopped at least twice a week so they are clean. In addition, if the floor is tile, make sure there are not cracked tiles and if there are, try to have them replaced or repaired. The mailbox area should be kept clean from junk mail and discarded magazines as well. A small garbage pail next to the mailboxes will allow residents to dump their junk immediately, as opposed to placing it on the mailbox sill. Although NYC laws require several notices to be posted in the lobby, managers should try to do so in a neat and orderly way. Instead of plastering the sticker signs on the wall, try purchasing a bulletin board and secure laminated notices that will last for a longer period of time in a neat manner. This way you will be in compliance but will not project a poor image. Your walkthrough should continue up the stairs and in each of the hallways to ensure the floors are clean. Pay special attention to the corners on the staircases and on the mouldings, areas which tend to collect dust. Although tenants often do not have access, continue your quest for good curb appeal up the top stairwell and onto the roof. A neat roof implies that it is kept well and will also prevent leaks from punctures from various pieces of debris. Once again, inspectors who encounter these kinds of conditions are much less likely to target your property. The quest for good curb appeal is extremely important, even in NYC. Even tenants themselves which treat a well manicured property with more respect if they believe the owner is taking care of it. If the owner lets the quality of the buildings image go, you can be sure that others will follow in suit. Matthew Engel, CPM, is vice president of Langsam Property Services Corp., New York, N.Y.