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dallas photographer real estate

The New Kid On The Block Introducing Dallas New Photographer

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No major town is lacking in photography businesses. However, Dallas, TX’s Heather Buckley Photography sets itself apart with one thing: its namesake, Heather Buckley. The 24-year-old is just beginning her photography career, but is finding her way, setting her business apart from the rest by being relatable and working towards her cosmetic certification. She’ll photograph anyone interested in the Dallas-Fort Worth area, all the way up beyond McKinney and Sherman, TX. Buckley photographs graduations, weddings, children, loved ones and more.

Buckley developed her love of photography in high school. Growing up in San Luis Obispo, CA area, she often took her mother’s camera out to shoot the scenery. Her hobby started as a love of black and white landscapes.

Later, when a few of her friends missed senior portraits, she offered to photograph them, and her love of portrait photography was born. Now, she feels a special connection to in-school clients as well, relating to them since it brings her back to these days and she isn’t that far apart in age from these clients.

“I think not only my style of photography, but [also] my age sets me apart amongst the other photographers,” Buckley says. “I wouldn’t say I completely specialize in a certain type of photography. However, I am 24 years old and love the high school and college-aged graduates. I can really connect with them and our portrait sessions are always fun. That is why high school and college graduate portraits hold a special place in my heart. It is such a fun and exciting time in their lives and I can totally relate.”

Buckley is actively working towards being certified in makeup. Once she is officially licensed, she will add these services to her photography sessions, further setting her business apart from the rest. Additionally, she recently added wedding photography back to into her services and says she’s excited to get that started again.

“I am always coming up with new ideas and learning new techniques, with all of my portrait photography,” Buckley says.

Buckley can be contacted via her website to schedule sessions. She is currently booking for 2017 senior portraits.

By Kelly Church

the mortgage approval process lone star lending

The Mortgage Approval Process Lone Star Lending

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Tell us a little bit about your company and its foundation.

Steven Bray: Texas Lone Star Lending is a different kind of mortgage company. We’re small and prefer the personal touch. We don’t operate on bank hours. We’re not on the golf course at 3p. Your questions and needs are important. While we cannot always answer the phone, if you call between 9a and 7p Monday through Friday, we will return your call within two hours. (We’ll even return calls on Saturday between noon and 6p, but please cut us some slack on holidays.)

Steve and Stacy have over 30 years of combined industry experience, and if we don’t know the answer to your question, we know where to find it. We mean it when we say we’re “Your Loan Educator.”

What are some of the services your company provides?

Residential mortgage, commercial mortgage, land loans, construction loans.

What are some important questions to ask your mortgage broker before applying?

How is my interest rate determined?
How are you (the loan originator) paid?
Should I lock my rate at application or later in the process?

What are some important aspects of the mortgage approval process?

I’m going to break the process down into six important steps. While it’s possible to argue that other parts of the process are also important, I think these six capture the essence of it.

Application: During this step, you meet with your loan originator (LO), in person or on the phone, to discuss your needs and provide financial information. Your LO should give you a list of required documentation, which will support the loan application.

Appraisal: I’m listing this as a step because it’s so critical to the approval process. The appraisal is an estimate of the market value of your property. If the value is less than expected, we may not be able to approve your mortgage.

Underwriting: Once we have all your documentation, we submit it to our underwriter. It is this person’s job to verify that your financial information conforms to the loan program’s requirements and to make sure all the documentation makes sense. The underwriter also reviews the appraisal to make sure that the appraiser followed accepted guidelines and that the appraised value supports your loan application.

Conditional approval: Assuming your financial information meets the loan program requirements, the underwriter will issue a “conditional approval.” This means the approval will be granted if you satisfy certain conditions. Typically, these are requests for additional documentation to explain something in the loan file, such as a large deposit, a recent job change, or mismatching addresses on your bank statements. I recommend you be patient with this process. It can seem tedious, but as a result of the financial crisis, all i’s get dotted and t’s get crossed.

Closing: Once you satisfy the conditions for approval, you’re ready to close your transaction. Generally, the closing process takes a couple days as the lender’s attorneys prepare the loan documents and iterate with the lender and the closing agent (usually a title company) to get all the numbers right. The most important number for you at this point is how much money you have to bring to closing. Your LO should be able to give you a good estimate, but the closing agent will calculate the final amount. Closing happens when you sign the loan documents and give the closing agent your check.

Funding: For a home purchase, you should get the keys when your mortgage funds, and that should happen the day you close (unless you close late in the day). If you’re refinancing, federal regulations dictate that your mortgage cannot fund until the fourth business day after closing. You have the right to cancel the transaction during this time. Funding pays off your previous mortgage.

How do you suggest clients prepare for this process?

Get your financial documents ready. Your LO likely will need copies of the following:
Most recent 2 months of bank and investment account statements- If you don’t receive paper statements, see if you can download them from the institution’s Web site or contact the institution for copies.
Most recent 2 years of tax returns- If you don’t have copies, you can order them from the IRS. If you filed an extension for the most recent year, you will need a completed copy of the extension request form. You may have to document that you paid any income tax due.
Most recent 2 years of W-2s- If you don’t have copies, your employer(s) should be able to provide them.
Pay stub- You will need to provide your most recent pay stub.
Driver’s license- Your lender will need a copy to comply with the Patriot Act.
Legal papers- Examples include a divorce decree, child support order, bankruptcy filing, or anything other legal matter that could affect your financial situation.
If you’re refinancing, your LO also will need copies of your existing survey and your property insurance declarations page.

In addition, it is important to pay attention to the following so you don’t rock your credit boat. Until your mortgage funds:
Do not apply for new credit
Do not co-sign for anyone else’s debt
Do not quit your job
Do not make unnecessary large deposits
Do not move money between accounts unnecessarily
Do not make late payments on existing debt
Do not spend your closing funds

What are some common issues you face when it comes to approving a mortgage?

The most common issues we encounter are associated with the applicant’s credit or with the appraisal:

Credit issues: If you ignore the advice above and “rock your credit boat,” you may torpedo your approval. We will check for new credit accounts and verify that you’re still employed just before closing. If anything changes, the underwriter must consider how it affects your ability to repay the mortgage.

Appraisal issues: The appraiser is our “eyes” on the property. If the appraiser identifies issues with the property that could affect your health or safety, these must be corrected before we can approve your mortgage. Keep in mind that the appraiser is not a home inspector, but he/she is going to notice issues like a broken exterior door lock (safety issue), non-functioning bathroom (health issue), or large cracks in walls or the foundation (safety issue).
A more common appraisal issue we face is the appraised value not equaling the sales price (for a home purchase) or expected value (for a refinance). For a purchase, approval depends on the seller lowering the contract price or you increasing your down payment to cover the difference between the price and the value. For a refinance, the resolution depends on the amount of equity you have in your property. Outcomes range from no effect to a slightly higher interest rate to a higher amount of cash due at closing.

What advice do you have for those with a low credit score?

For someone looking to purchase a home, I suggest you work with your LO or a reputable credit services company to improve your scores. If your credit report contains errors, you have the right to have them corrected. You may not be able to buy a home right now, but if you work on the issues depressing your scores, you can buy in the future. It’s really unlikely the issues will go away if you ignore them.

For someone looking to refinance an existing mortgage, it may be possible to refinance regardless of your low scores. Talk to your LO about the available options.

How long does the approval process typically take?

It depends on the type of mortgage and the complexity of the situation. It can take as little as two weeks or as long as several months. On average, it should take 30 to 40 days.

Are there any special circumstances that can speed up the approval process, and if so what?

Use the checklists I provided above to be prepared. We spend much of the mortgage process waiting- waiting for the applicant to return documents, waiting on the appraiser, waiting for real estate agents to update contracts, waiting for the underwriter, etc. We cannot eliminate all of the waiting, but if you’re prepared, it will speed up the process.

Secondly, be forthcoming with your LO. If you think an issue may affect your ability to qualify, chances are it will. Some issues are easily explained with additional documentation or a letter from the applicant. If you tell your LO about them up front, you eliminate the need for the lender to discover them and issue conditions for approval. Besides, if an issue is going to prevent you from qualifying, isn’t it better to know that before you spend money on an appraisal and a credit report?

What is the best way for people to get in contact with you or your company?

You can contact us by phone (512-261-1542) or by email (info@LoneStarLending.com). We’re on the Web at www.LoneStarLending.com and www.facebook.com/TexasLoneStarLending. We recommend our daily, one-minute videos posted on both sites to keep you up-to-date on interest rates, loan program changes, and real estate market trends.

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-By Steven Bray, Lone Star Lending

the modular home experience

The Modular Home Experience – Is it Right For You?

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A modular, also known as a pre-fab or manufactured home, has components pre-built in the manufacturer’s factory, shipped to the location and assembled onsite. Homeowners can choose the modular home builder and model, just as if picking a model and choosing upgrades from a more traditional subdivision builder. The difference is that a modular home can be assembled most anywhere and is not limited to the builder’s subdivision.

Not to be confused with mobile homes, today’s modular homes are the real deal on permanent foundations with various model options and even a stucco exterior for desert locations. Here’s a look at the good and bad of modular-home living when compared to traditionally built frame homes.

The Good

  • Less expensive purchase price of 15 to 20 percent over traditional construction..
  • Built in a temperature-controlled factory, so no shrinkage or swelling of materials during building.
  • No construction delays due to weather for a quicker finish, as components come ready to construct.
  • Much more sturdier building techniques, as tools used in factory that can’t be used onsite.
  • Lag bolts used instead of nails for more solid construction.
  • More affordable per square foot for easier sale when moving.

The Bad and Ugly

  • Land must be purchased separately and may require added expense of utility line installations.
  • Must temporarily finance construction upfront, but once completed, the homeowner’s mortgage then returns the money paid for construction.
  • Options are available, but are more limited.
  • Many subdivisions do not allow modular homes.
  • Less appreciation than site-built frame house, as valued less by appraisers.
  • Many skeptical of modular homes, which can affect home sale when moving.

There are many modular home builders that often have purchase sites outside of larger cities and towns where model homes can be viewed and contracts signed. Some do provide in-house loans for building and land, if qualified. Modular home builders in Texas include Palm Harbor Homes, American Modular Homes, Oak Creek Homes and others. View as many modular homes as possible to get the best price and layout.

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The Importance of Getting Your Home Belonging Appraised

The Importance of Getting Your Home Belonging Appraised

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Tell us a little about your company and the services you offer.

Morris Appraisal Service was established in 1999 after relocating from Oklahoma City to Carrollton. Beverly Morris is a Certified Appraiser of Personal Property by the International Society of Appraisers, the largest personal property society in the United States. Our services include appraisals for insurance, divorce, equitable distribution, estate taxes, donation, damage claims, market values as well as consultations regarding sales of property and other needs. I also a speak for various antique clubs and organizations.

What are the most common residential items that people in Texas are having appraised?

Many insurance companies are now requiring insurance appraisals for antique furniture, silver, art, jewelry and other high value personal property. It is best to check with your agent to determine if an appraisal is needed. Individuals also request appraisals for special collections that may be insured apart from their homeowners policies. Although I do not appraise art and fine jewelry, I am always willing to refer a person to a specialist in that field.

Why is it important to have these items appraised and how is the appraisal info typically used?

Appraisals are typically used for obtaining insurance, determining the value of what the person has, selling property, pre-move and post-move insurance and damage claims, estate planning, equitable distribution among heirs, equitable division for divorces and donations. An individual may also consult an appraiser before buying a piece of antique furniture or fine art.

What qualifications should a reliable appraiser have?

A qualified appraiser will have membership in an appraisal association recognized by the government. All ISA appraisals are written to the U. S. Government’s Uniform Standards of Personal Property Appraisal. This standard is updated every two years and appraisers are required by ISA to attend an updated courses every two years. Upon joining ISA new members are required to take courses with examinations. These courses include the Core Course in Appraising which teaches the basics of what is an appraisal, ethics, business practices and communications, identification and authentication, research, terminology, report writing, legal aspects of appraising, expert witness, and IRS report writing. In addition to become an Accredited Member the person must complete a specialty course in their field, ie. Antiques and Residential Contents, Gems and Jewelry or Fine Art. Certified members are required to have a certain number of years experience, show 500 actual billable appraisal hours, and pass a five hour written exam. Members are required to re-qualify every five years through coursework and must show 100 hours of actual work and additional courses completed in their field. A person seeking an appraisal should ask for a professional profile and see if the individual is a member of an appraisal organization, look at the person’s experience and ask questions about the appraiser’s ability to appraise their property. As a generalist appraiser I often call on other appraisers to work with me on a report. If an individual has books, I call on a book appraiser to do the books while I do the other property and combine our reports into one document which both of us sign. If I just consult with another appraiser, I may or may not put this in the report, however, it is in my work file.

What happens if an antique, work of art or another item is appraised at a different value than the owner thinks it’s worth?

We all think our antiques have a certain value. Market trends, demand, condition, fashion fads and desirability all affect value. It is up to the appraiser through research and presenting the material to explain to the client how the value was established. As an appraiser all of my comparables and notes are retained in a work file so if there is a question beyond what I have put in my cover letter, I can respond to the client. I receive many calls from people wanting an appraisal to sell their property. Often after talking to the person, I refer them to certain web-sites and to visit antique malls as the value does not merit the expense of an appraisal. In addition to written researched appraisals there are verbal appraisals. Verbal appraisals are based on experience and do not include research unless I determine it is in the client’s best interest for me to come back to my office and do some quick research. Fees are hourly and I work by appointment.

What’s the best way for people to contact you and your company?

I may be contacted at morrisappraisal@msn.com or bmorris@bmorrisappraisal.com, office phone 972-418-9092 or cell 214-923-3123. All calls are returned. My website is www.bmorrisappraisal.com

If you have valuable items in your home that you would like appraised call me or check the North Texas Chapter of ISA website to find an appraiser in your area. If you live in another state go to the International Society of Appraisers website and the “Find An Appraiser” for a listing in your city or state. If you call me and this is not something I feel I am the best person to appraise the property, I am always happy to refer you to another appraiser.

By Beverly Morris

the home remodel timeline

The Home Remodel Timeline

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Tell us a little bit about your company and its foundation.

Cameron Capps: We are a family owned remodeling company. We mainly focus on full scale kitchen/bath remodels, additions, and new construction. My brother and I have been operating Capmire Projects for over 7 yrs now. We feel that we offer great customer service and communication compared to other remodeling companies; mainly due to the fact my brother and I were both in the service industry for many years prior. Even with the demand for remodels growing greater and greater in Houston, we still will not take on more work then we can handle. We would never comprise our service and quality.

Please list the main steps of a remodel:

Get a Designer or Architect if needed (or both)

  • Find a high rated Contractor that works in your area
  • Make Material Selections
  • Pull Permits
  • Establish Timelines
  • Keep a Running Punch List

Please briefly explain what occurs at each step and the estimated length of each step.

First thing would be to grasp the design and full scope of what you are wanting. To help with that find a good architect and/or designer. You can do this by looking on Angie’s List and other internet based sites

The next step would be to locate the right contractor to fit your needs. This also would be done by looking on the internet. Once you have found some, have them come to your home for an interview. It is always good to get several references. Also get at least 3 bids to compare.

Next would be to make all your selection on the different types of finishes you are wanting. This is good to do early on in case any items are back ordered. It also helps to have everything selected as early as possible, to keep the project running smoothly. Your contractor should be able to provide a list of suppliers for you to visit, and possibly get discounted prices through them.

The next step would be to pull all the proper permits. Any area within the city limits usually requires permitting. Your contractor should be able to do this for you. Make sure you have all the proper requirements to have the permit pulled. You can do this by contacting the cities permitting office.

Next would be to establish a timeline with your contractor and draw payments that coordinate with the timeline. Once the scope of the project has been established, your contractor should be able to supply you this.

Lastly, during the project, I feel it’s good to keep a list of punch items that you can present to your project manager. This way you are not bombarded with tons of punch items at the end. Walk the job several times a week and make sure that everything is going the way you envisioned. If items need to be addressed, provide a list to your contractor. Better to get things done early, so don’t have a huge list at the end of your project.

How do you suggest clients prepare for a this process?

The best way to prepare for an upcoming remodel would be to make sure you have a clear vision of your project in mind. Look at magazines. Look at pictures online. Drive around and look at other homes. Visit open houses, etc? The clearer your vision is, the happier you will be with the end results. The more likely your contractor will understand your vision better, and also this will help to ensure a smoother project overall.

What’s the best way for people to get in contact with you?

Our website is the best way to reach us for an appointment. www.capmire.com or via email at info@capmire.com

By Cameron Capps

the home inspection process

The Home Inspection Process – How to Prepare

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Tell us a little bit about your company and its foundation.

Chris Guenther: DFW Accurate Inspections provides Infrared Thermal inspection services in The DFW area. A professional real estate home inspector knows that the purchase of a home in Texas typically represents the single most important investment of a lifetime. DFW Accurate Inspections is committed to provide you with a professional, comprehensive, unbiased home inspection report, informing you of the current physical condition of the property and its improvements. DFW Accurate Inspections will answer any questions you may have and also offer some money saving tips during your general home inspection service and thereafter.

What are a few things one can do to prepare for a home inspection?

Home inspectors need to have access to almost every area of the house. Removing obstructions from the HVAC units, electric panel and water heater are a tremendous help to the inspector. Most inspectors will not move obstructions from these areas (liability concerns) and will list them as deficient.

Trimming landscaping bushes and shrubs 8 to 12 inches away from the foundation and exterior walls will also help the inspector view the foundation.

I personally do not mind if pets are on premises, but some inspectors do. I would suggest large dogs be put in a dog crate or removed from the house during an inspection, Securing them in a room by closing the door isn’t a good option as the inspector will need access to all rooms.

What are main areas an inspector looks for when inspecting a home?

Home inspectors will basically look at the entire house, but will generally be very critical of the Foundation, Wall and attic structure, roofing, HVAC, electrical and plumbing systems.

What are a few circumstances when one would call for an inspection?

The homeowner may want to call for an inspection before putting the house on the market. This is known as a pre listing inspection and can often times make the whole selling experience a lot less stressful.

You would also want any house that you plan to purchase inspected, This includes new construction homes. I have found many issues in new homes that if left uncorrected would have caused significant damage over time.

Warranty or 1 year inspections are also helpful in protecting the purchase of a new home these are usually done 11 months into your 1 year warranty.

Is this service a one standard fee, or is there more to the payment process?

DFW Accurate Inspections fees are based on the square footage and age of the home. Pool inspections are included in this price and the infrared thermal imaging is used on all inspections at no additional cost. The only additional cost would be if a termite or WDI inspection is needed.

How long does it take to get back the results?

The report is generated on site with color and infrared pictures, this report is explained in detail to the client and a short walk through of the property to point out problem areas is then completed. Copies of the report are also emailed to the client and realtor. I am happy to spend whatever time is necessary to make sure the client and realtor have a total understanding of the property.

What is the best way for people to reach you and or your company?

Chris Guenther

DFW Accurate Inspections

530 Devonshire Drive

Prosper, Tx 75078

Office: 972-955-9832

Cell: 434-851-5653

By Chris Guenther

the green scene in texas

The Green Scene In Texas

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Texas is fast becoming a hotbed of green living. From Dallas — where leaders are working to make it the “greenest city in America” — to Austin, environmentally forward-thinking initiatives are making it easier for residents to live and breathe easier. Here, we take a closer look at some of the popular green initiatives happening around the state.

Municipal LEED Standards

Already ranked high on the lists for green job creation, green energy purchasers and EPA local government partners, Dallas is positioning itself as an environmentally progressive city by initiating Leadership in Energy and Environmental Design (LEED) standards for municipal and commercial buildings with its own convention center as its star example. The Houston Green Office Challenge helps commercial tenants and property managers/owners head toward ENERGY STAR (energy efficiency) or LEED standards by offering financial and media-recognition incentives. This office program has helped propel Houston to a high ranking on the list of U.S. cities with the most LEED-certified buildings.

Hiking and Biking

Houston’s B-Cycle bicycle rental system now has 27 city stations and is expanding in 2014 to colleges, parks and more apartment areas. Heavy rentals of bicycles by residents near apartments were used for weekday work commutes while weekend fun found rentals good at stations near parks. Now those muddy bayou trails around Houston are being transformed into greenways and bicycle paths through a 2012 bond. Plus, the city is negotiating to use utility rights-of-way for offstreet urban pathways. Not to be outdone, Dallas created a 1,296-mile network of pathways called the Dallas Bikeway System and San Antonio is already well-known for The Riverwalk – connected walkways along the San Antonio River with shops and restaurants/bars. Austin’s Office of Sustainability has begun the Green Alley project, which transforms alleyways and forgotten areas into neighborhood green spaces in a collaboration between the city and area residents.

Brownfield Turnaround

Turning a brownfield (environmentally contaminated former industrial or commercial site) into a sustainable business area is noteworthy. In fact, Dallas was noted for the Perot Museum of Nature and Science, which won the Phoenix Award for the largest and most successful brownstone project in the U.S. Houston has their Brownfields Redevelopment Program that provides free Environmental site assessments (ESAs) for Phases I and II, necessary for bank loans, to entice brownfield cleanup and reuse.

 

the classic a pinnacle of luxury car rentals

The Classic A Pinnacle Of Luxury Car Rentals

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Long before he graduated from college, Luke Schlensker knew he wanted to work with cars. Owning his own car business was an enduring dream for Schlensker, who was instilled with an unrelenting work ethic by his grandfather. Founding The Classic soon after college, he believed in the unique proposition of offering the most luxurious and exclusive cars to the public coupled with a customer-centric approach.

“The Classic was established without the competition in mind,” Schlensker said. “We believe that if you offer a quality product accompanied by stellar customer service, the right customers will come.”

This Dallas-based company has a far reach, providing its services to the entire Fort Worth Metroplex area. Along with renting exotic cars, The Classic also offers unparalleled chauffeur service thanks to their staff of professional drivers. Treating customers as though they are family might sound like a marketing ploy, but The Classic’s management and staff actually live up to this promise. The company aims to accommodate nearly every client request and ensure that the experience is one-of-a-kind.

With an impressive fleet of vehicles, The Classic tries to outpace its competitors by sourcing some of the most exclusive cars on the market. Their collection includes the likes of BMW I8 Hybrid, the 600-horsepower Corvette Z06, and the powerful Rolls Royce Ghost powered by a turbo V12 engine. There are a dozen vehicles available for rent and Schlensker hopes for continued expansion. And for those nervous Nellies out there who are hesitant to take the risk of driving a luxury car, The Classic has ample coverage plans.

Schlensker’s most frequent customers are newlyweds. Arriving at your wedding in style is crucial, and the car is an important detail not to be overlooked. A great way to indulge yourself on such a special occasion, renting an exotic car is a great segue into the next phase of your life with your partner.

“People love to surprise their family and friends with the gift of driving an exotic [car],” Schlensker said. “Whether it is a birthday, anniversary, promotion, [or whatever], an exotic or luxury car can deliver the impression you desire.”

The Classic was intended to be much more than just a car rental agency. Everything pivots on the customer experience for Schlensker. To provide an absolutely tailored experience that satisfies a client’s every whim is the ultimate goal here similar to a concierge.

“If you are looking for a Rolls Royce for your wedding, we have you covered?if you are needing a photographer in addition to the Rolls, we take care of it,” he said. “This is what truly sets us apart from the rest.”

By Marina Jokic

texas professional dj in austin

Texas Professional DJ Brings The Latest In Entertainment Services To Austin

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Since 1999, there’s been a new game in town when it comes to Disc Jockeys in Dallas, Texas. The unique concept operation, Texas Professional DJ, serves the entire state of Texas?and beyond, in some cases. All hand-picked by the owner, Barrington Miles, the team of Texas Professional DJ brings the latest in entertainment services to your event.

Miles fell into the music industry by a freak chance that only fate could have thrown his way. “I’ve always had a great imagination and aimed for the unattainable,” states Miles. “I came to America in 1989 and a year later joined the US Army. I served as an Air Traffic Controller, which gave new insight into the aviation community. After 8 years of service and earning my wings I accidentally fell into the music world after losing a game of dominos. My friend was a DJ and with nothing to do but wallow in my loss, I jumped on the turntables and realized I am pretty darn good.”

After discovering he had a hidden talent, Miles decided to launch Texas Professional DJ. “Since then we’ve grown tremendously and now doing 500 events per/year,” he tells us. “Most of our events are Weddings followed closely by Bar Mitzvahs, Corporate and private events.”

So what is it that sets Texas Professional DJ apart from the dozens of other event DJs available in the area? “I believe the time I spent in the Army helped me to create a company that has integrity,” states Miles. “We keep our promises, we are super talented, and I have a team that loves what we do and it shows. These are just a few things that set us apart.” He adds, “Our clients become our friends, they allow us to share with them a moment in time and I am grateful.”

Another wonderful feature of Texas Professional DJ is that you’re booking an open-format DJ. “It means we can play anything at anytime and do it well,” explains Miles. “From Hip Hop, 80s 90s, Salsa, Country, Reggae, Big Band, Motown . . . you name it, we can rock it.”

By Elisha Neubauer

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subletting your apartment

Subletting Your Apartment – What to Know

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Maybe your company relocated or you lost hours at work. These issues often pose a problem. Homeowners can just rent the home out or take on a roommate. However, if you rent an apartment, subletting (a tenant renting to a sub-tenant) may be a challenge if your lease is not yet up. Avoid the lease-break fee. Read these answers to questions about how to legally sublet an apartment in Texas and the issues involved.

Is subletting legal?

According to the Texas Property Code, Section 91.005, subletting is generally prohibited: “The tenant may not rent the leasehold to any other person without the prior consent of the landlord.” However, it clearly states that is perfectly legal to sublet in Texas if your landlord grants permission for the sublet.

How can I get my landlord’s consent to sublet?

It is best to ask in writing. Type and sign a formal letter to your landlord requesting permission to sublet your apartment. Give the reason you need to sublet. Attach a copy of your lease highlighting the area related to subletting and mention that section in your letter. Ask for an answer within a specified amount of time. Mail the letter and lease attachment to your landlord at the post office. Pay the small fee for certified mail, return receipt requested, as that provides proof that it was received. Any answer from your landlord must be in writing; verbal approvals will not hold up in court.

Will I have to pay a lease-break fee?

Yes, but only if the landlord does not agree to the sublet. The fee is stipulated in your lease and must be paid to get out of your lease agreement. There is no lease-break fee if the landlord agrees to the sublet and rent is paid until your original lease termination date with your landlord.

How do I find someone to take my place as a tenant?

Ask friends, family and co-workers if they need a place to live. Craigslist or the local newspaper are also good places to find a renter. Make sure you list dates available and some basic information about the apartment. Photos are also helpful when posting online. Get the word out and potential renters will come.

Is there any paperwork involved?

Yes. You must sign a legal sublease form with the new tenant making you the landlord for the period of time they will be renting. Your current landlord may have this form. You (as sublessor) are required to collect rent and get it to the landlord on time. Before agreeing to any tenant, run a credit report first and look it over to be certain the choice is right. After all, signing of sublease documents makes you the landlord over the new tenant (sublessee). You must still uphold your agreement with the landlord and make sure the sublessee does too. Have the sublessee transfer all utilities to their name.

Request a deposit and have the subless pay it directly to your landlord, who will also return it to the sublessee when the sublease expires and all terms were met. Also, do an written inspection form that both you and the sublessee sign prior to move-in and right after sublessee moves out to show if any damages occurred that can be deducted from the security deposit. Texas law does state that the sublessee is provided an outline of her/his rights and obligations.

Is an attorney needed?

An attorney is not needed to sublease, but may be helpful to protect you from legal issues from the sublessee or landlord.

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