Calendar icon February 6, 2023

How to Clean and Stain Your Deck this Spring

Which deck cleaners and stains are best for you, and how do you ensure a professional level clean without hiring a professional?

 

We have a Spring! Winter appears to finally be releasing its grip on most of the country, giving way to warmer temperatures, blooming plants, and the incessant need to clean. It’s what we call Spring cleaning, and undoubtedly you’ve heard the term.

If you’re ready to kick off spring cleaning but have no idea where to start, you’ve arrived at the right web address. With the weather warming and all of us itching to take advantage of the suddenly pleasant outdoors, preparing your back deck for usage is an excellent place to kick things off. So let’s do it.

Prep your deck

Chances are you haven’t spent a lot of time on your deck or porch over the last couple months, on account of the whole winter situation. Now that spring has sprung, it’s about time to take advantage of the milder weather that’s coming.

Now at this time of year, your deck is almost certainly not in the best shape of its life. If you have a wooden deck, the lack of use throughout the winter has allowed the wood to lose its color a little, become stained as a result of leaves and tree bark being left on it, and be victimized by the growth of certain mildews.

That’s normal though, and some spring cleaning will revitalize its look. Step one is to make sure that you clear everything off your deck. This includes any furniture, lights, or accessories that you may have out there. It also includes all the debris that has fallen during the winter and found a new home on your deck. Be sure to clear off leaves, tree bark, pine straw, or any other trash that nature left out there.

It’s a good idea to sweep your deck of this stuff throughout winter, as dead leaves and other junk are responsible for pesky tannin stains that leave you with more work come spring.

SN Tip: During this step, it may also be a good idea to move any potted plants near the deck away, as you will be working with chemicals.

Clean your deck

Step two is where you’re going to apply your deck cleaner. There are lots of different kinds of deck cleaners, but most professionals agree that a one-two punch of an oxygen bleach cleaner and an oxalic acid cleaner is the best and safest route.

Oxygen bleach will target mold that has grown on and in your deck over the cold months. It’s non-toxic and breaks down into sodium bicarbonate and oxygen, which is the long way to say that it won’t be harmful to you or your deck, unlike the more common chlorine bleach.

SN Tip: Apply cleaners to an inconspicuous area of your deck before covering the whole surface with them, so you can see what effect they will have without any risk.

Oxalic acid is the follow-up treatment for the visual appearance of your deck. While ineffective against mold, which is why you need a one-two punch, oxalic acid will work wonders removing stains caused by leaves and debris as well as brightening the wood and refreshing the appearance of the wood.

SN Tip: Oxalic acid is toxic, so be sure you know how to handle toxic materials and if you’re uncomfortable with it, consider alternatives, such as citric acid.

Apply the oxygen bleach first with a stiff bristle synthetic brush. A synthetic brush is always better because it will last longer amid repeated uses involving chemicals. Spread the bleach across the deck with the brush while avoiding pooling of the cleaner in any spots. After rinsing, repeat this step with oxalic acid.

We recommend this process, ending with a thorough rinse with a garden hose. You could also go the power washing route, but it’s critical to remember that most decks are made of cedar, redwood, or pine, all of which are softwoods. Softwood is, as the name implies, soft, making it vulnerable to scarring, stripping, and scratching.

The intense pressure of a power washer can strip off the top of the wood, leaving indentations across your entire deck. If you’re determined to go the power washing route, you need to make sure the pressure isn’t too much for the wood to handle.

 

It’s important to know what wood your deck is made from and what differences that may create

 

Adjust the angle of the nozzle to decrease pressure and wash in a sweeping motion to avoid a consistent stream of pressurized water on the same part of your deck. A 40 to 60-degree angle is recommended by professionals such as the folks at decks.com. It’s also wise to pressure wash earlier in the year, as cooler temperatures will increase the wood’s density and make it slightly more resistant to the power of the pressure washer.

If you don’t wish to go the pressure washing route, soaps and a regular garden hose will work great, and you’ll still have a product to be proud of without the risk of ruining your entire deck.

Stain your deck

The final step is to reseal if necessary. You probably stained and/or sealed your deck shortly after it was constructed, but it’s a smart idea to recoat it every two to three years.

SN Tip: While a deck seal and deck stain are not technically the same thing, a quality deck stain will seal your deck effectively and give it a nice coloration of your choice. If you wish to maintain the natural look of your wood, use only a sealer.

First, you need to test the current state of your stain. Drop a little bit of water on the surface of your dry deck, then closely examine the water droplets. If the droplets soak into the wood, it’s time to touch up your deck. If they just sit on top, there’s no need to break out the stain.

If you find that you need to reapply stain, the process isn’t overly complicated. The most important part is to make sure the weather doesn’t ruin all your hard work. You don’t want the temperature outside to be too hot or too cold, but since you’re probably doing this in spring, that shouldn’t be an issue.

Also, make sure you have a couple of days of dry weather and never apply the stain in direct sunlight. Rain will wash out the stain before it can set and a high sun beating on your deck will cause the stain to dry too quickly, stopping it from thoroughly permeating the wood and making the entire job a waste of time.

Now the fun begins. First, identify any trouble areas where your stain is peeling off the wood. If you have none of these, congrats, you’ve avoided one step of this process. If you do, you’ll need to strip off any loose stain and sand it down to remove any abrupt or sharp edges. This will allow for a more uniform replacement coat.

 

 

We talked earlier about power washers and how they can strip your stain and damage your wood if you use them on your deck without caution. Coincidentally, a power washer is a great tool when you actually do want to strip your deck. At the right pressure rating, your power washer will be able to rip off the loose parts of your stain without damaging the still functional parts of the coat. Use a power sander to sand down the area afterward.

After the area has completely dried, use a paintbrush to touch up the stripped area. Apply stain to the entire area and allow it to dry completely. If you only have one trouble area and the rest of your deck’s stain is still kicking, you can probably be done here, although recoating the entire deck won’t hurt.

If you have several trouble areas, it’s best to just recoat the entire deck. Use a paint roller to apply a thin coat of sealer to the top of your deck boards. Cover the entire deck while maintaining a thin uniform coat. Avoid pooling of the sealer and break out that paintbrush to ensure evenness in hard to reach areas.

After your stain coat has dried, you’re ready to enjoy the outdoors and the (hopefully) nice spring weather from the comfort of your deck.

Keep learning

How to Optimize Operational Frequency with Processes and Software

Property management software is currently helping property managers establish efficient and reliable processes at a higher rate than ever before in the PM industry. With that development in the proptech industry has come the development of tech for self-managers that has changed the capacity of the accidental landlord. Thus, the demand for efficiency at scale has risen in order to separate the professional from the amateur, and the establishment of processes that allow such a thing has become a critical topic for professional property managers. Optimizing property management processes Carter Fleck of Triton Property Management, a growth-oriented firm out of northern Virginia that is approaching 300 units with larger goals for 2024, joins us to share his expertise on process definition. Fleck is the General Manager responsible for operations and strategic growth, and he has been developing effective processes to ensure efficiency at Scale at Triton, and in the process, he has garnered an understanding of how to do so. “A lot of failing,” says Fleck. “In the early days, we were getting a lot of good and bad feedback, but typically the bad feedback is what you adjust off of.” Fleck believes that assumptions are the enemy when it comes to defining procedures and sourcing software for your PMC. “The image that we use is if you're going to build a sidewalk before people even start walking on a field, it's kind of dumb. You have to see where people will walk first, and then you'll build a gravel path. So number one, you see where they walk, see where their intentions are in the grass, then you build a gravel path. And then eventually, once that walkway is established, that's where you build your processes and procedures.” The analogy is a visualization of the concept that you have to see how people operate before you can establish processes to make how they operate more efficient. Fleck encourages the negative experiences of process breakdown and cites them as the only way to really nail down what your processes should look like. “Over time, between the tenants giving feedback and owners giving feedback, we adjusted our processes. It's a mix between figuring out where the owners walk and where the tenants walk, and then building paths that align.” Fleck details an example of how Triton adjusted its process after an assumption it made got challenged: "We had an assumption that payment plans were helpful for residents," says Fleck. "And so the way we handled delinquency is we would reach out to them and would be like, ‘you need to pay this. Do you have a payment plan option?’ And they would always say yes. Our process was we'll put you on a payment plan, we'll invite you to a payment plan, you'll accept the payment plan, and then we'll monitor the payment plan. That in itself was a lot of work, but we thought it was doing well. But some of the owners that we had managed for mentioned that another property manager doesn't allow any payment plans. And if you're not fully paid up by the end of the month, then the eviction process starts if you’re over $500 due. So we're like 'alright, well, we'll serve you in that we'll change our processes.' And we did, and our delinquency percentage shrunk significantly. So, consistently, by the end of every month, we're around 5% APR. Whereas with payment plans we're like 5 to 10%.” Fleck obviously credits seeing the assumptions in motion as what prompted the need for process iteration, and he firmly believes that making too many of these assumptions is one of the biggest mistakes growing property management companies make. Like any business experiencing growth, process definition is critical to achieve efficiency at larger volumes. What Fleck is essentially advocating for is processes based on what you know, not what you think, and there is a big distinction. Managing property management software Fleck has installed both general and tech-based processes, and cites that understanding of how people interact with processes as the key in both areas. "They don't focus on user experience. That's really important. Number one, how the tenants like the tech, but specifically how the people who are using the tech are gonna adopt it. So when we were choosing a rent inspection software, we had so many people recommend one, software and I, we almost pulled the trigger on it. But then I was like, let's do a trial run on both these two. And we chose the other one because it was way better user experience for property managers. So user experience, both for us and for residents." Tech is a tool that is ultimately as good as its users, and if it's not used correctly or at all, its potential is wasted. An over-reliance on technology can actually go hand-in-hand with an under-reliance, as both often spring up from a lack of understanding of how to choose, implement, and manage it. In this vein, Fleck can't recall many property managers who operate with too much tech. As long as you're not purchasing redundant software and you've done and continue to do your due diligence, tech-based process can make your business more efficient. "I more often find myself having that conversation," says Fleck. "When I'm talking to property managers in my sub-market, who aren't connected with like a NARPM, who aren't connected with like a Crane group, or who aren't connected with a Second Nature, aren't connected to the tune of what the property management industry is doing and the cutting edge of it, I'm just like, 'you could save so much of your time and you could scale this so much more if you only even if you just had tenant Turner, or if you had LeadSimple.'" No matter what your story is a property manager, if growth is in the cards, so is process and technology refinement. Hopefully, Fleck's experience in these areas can help you stay efficient and organized as door counts grow.

Calendar icon April 19, 2024

Read more

Why offer a tenant benefits package?

In the residential real estate sector, like everywhere else, residents and property investors alike are getting younger – and with this generational shift comes expectations for a certain level of convenience and support. To put it bluntly, today’s residents want their needs proactively anticipated. It’s something they're willing to pay (and stay) for. That’s where a tenant benefits package comes in. In this article, we’ll explore what a tenant benefit package is, how it improves the experience for both property managers and tenants, and crucial mistakes to avoid. Before we get into the details, we want to give a shoutout to our very own “Resident Benefits Package” – which is how we refer to the benefits comprised in the “tenant benefits package.” “Tenant” is not yet a legacy term, but we here at Second Nature are trying to evolve it. That’s because, in our experience, property managers work hard to make renters feel like they’re not just parties to a contract – they’re residents. On one hand, this is just humans being humans, but on the other hand, it also encourages them to invest in care for their new home and add value to the property. Ready to get started now? Build your Resident Benefits Package today. What is a tenant benefits package? A tenant benefits package is typically a bundle of services, conveniences, and provisions offered by a property manager on top of the basic lease agreement. They represent a triple-win situation for property managers, residents, and property owners, as they enhance the overall rental experience, generate additional income, and protect the real estate investment. It might include conveniences such as online monthly rent payment options, or portals for submitting maintenance requests and tracking their status. It could also include various financial perks, such as credit rating improvements that are contingent on on-time rental payments, or discounts on nearby services such as fitness centers. It might also include amenities ranging from move-in concierge or utility set-up services, to identity protection services, to HVAC filter delivery. The cost for resident benefits packages is typically included in the lease and added as a monthly fee, with the fee being dependent on the specific benefits. Indeed, the benefits contained in a tenant benefits package will vary depending on the property manager and the type of rental property. The overall goal is to provide tenants with an enhanced quality of life while simplifying the experience of renting. At Second Nature, we pioneered the only fully managed resident benefits package, in response to PMs who wanted to make their business stand out. Our RBP includes an array of services and supports for residents, from filter delivery to credit building to maintenance. Why should property managers offer a tenant benefits package? Beyond the triple-win considerations mentioned just above, there are compelling and concrete reasons why property managers should offer tenant benefit packages. We'll turn to these now. Ancillary revenue Some tenant benefit packages include optional services or add-ons that can generate additional revenue streams for the property manager. This might include things like renter insurance or HVAC filter delivery. Resident experience Tenant benefit packages deliver numerous savings and value to tenants, beyond the value they would get if they were obtaining the same benefits "à la carte." Additionally, by offering additional services and conveniences, benefit packages can make tenants feel valued and more satisfied with their living experience. For instance, maintenance hotline requests, tenant portals, and air filter replacements all make life easier. Add-on services like identity theft protection can offer a sense of security. And discounted renters insurance coverage, utility concierge services, or other perks can save tenants money. Decrease tenant turnover and vacancy rates In a competitive rental market, tenant benefit packages can be a major differentiator toward boosting retention rates and reducing vacancy rates. Properties that offer these packages can also attract a wider pool of qualified tenants, and potentially command higher rents. Note that certain benefits in the package, like online rent payments and maintenance requests, can automate tasks and free up the property manager's time. This allows them to focus on more value-added initiatives. How does the tenant benefits package improve the tenant experience? Tenant benefit packages can significantly improve tenant satisfaction in several ways, by making life easier, more convenient, and potentially more affordable. For instance, if an online portal (a baseline feature for most property management software) is included for rent payments and maintenance issues and requests, this eliminates the hassle of writing checks or waiting on hold to speak with someone about a clogged drain. In other words, tenants have the peace of mind of knowing they can manage their tenancy 24/7 from the comfort of their own devices. Some packages might include features like filter delivery services or regularly scheduled HVAC maintenance. This frees tenants from having to remember these tasks – and ensures their apartment is well-maintained. Certain packages might also offer "verified vendor" services – in other words, a vetted vendor network that can help provide a more secure feeling to residents when service providers are on-site. On the financial side of things, a benefits package might offer discounts with local suppliers for various goods and services, or on a renters insurance policy obtained through the property manager (with applicable waivers for residents who have their own insurance). This can save tenants money on a necessary expense. Some packages also help residents with their credit scores via credit reporting and credit building services, so they can transition from renting to home buying when the time is right. The idea is that the credit reporting program reports on-time rent payments automatically to all credit bureaus, helping residents build their credit simply by paying their rent on time. Some benefit packages include resident rewards programs that represent a powerful and positive incentive for on-time rent payments, including gift cards or cash. As far as living perks go, packages sometimes include added benefits such as access to fitness centers or community events. This provides tenants with additional spaces to relax, socialize, or stay healthy. Packages can include security deposit alternatives that serve to provide a means for residents to be financially liable for damages without having to pay a significant lump sum upfront, such as pure insurance, surety bonds, and ACH authorization programs. Ultimately, tenant benefit packages create a more professional and responsive image for the property management company, which helps tenants feel valued and allows them to experience a smoother, more stress-free rental experience. What are the mistakes to avoid when offering tenant benefits packages? Property management companies should take care to avoid certain pitfalls when implementing tenant benefit packages to ensure they are providing true value to tenants as well as delivering profitability to the PM company itself. For instance, it's important to ensure that the services you're offering are actually relevant to your target renters. For example, young professionals might appreciate discounts on gym memberships, while families might prefer pet-sitting services. You should also take care to clearly communicate what's included and not included in the package to new residents. Don't oversell the benefits – focus on how they genuinely improve the living experience. It's also very important to set realistic expectations for response times on standard maintenance requests, emergency maintenance requests, or virtual concierge services. Likewise, be clear on all available payment methods, as well as rent due dates, late fee structures, and any associated payment processing fees. If your package includes services from third-party vendors, ensure that these vendors are reputable and reliable. Research their customer service record and responsiveness to ensure a smooth partnership and a positive experience for tenants. Above all, regularly monitor the usage of different benefits within your benefits package. This can help you refine your offerings and ensure you're not spending where spending is not required. Looking for a Resident Benefits Package? If you’re looking for a “plug and play” resident benefits package, Second Nature’s RBP is the way to go. Designed to be easy to implement and simple to use, all the services it includes are managed by Second Nature – which means there’s no day-to-day upkeep required from the property manager: Second Nature keeps it running. It’s a simple way to grow your business and create great experiences that residents will pay and stay for. Learn more about our fully-managed Resident Benefits Package.

Calendar icon April 2, 2024

Read more

Receive articles straight to your inbox

Deliver the ultimate resident experience

Our Resident Benefits Package gives residents everything they want without all the work.