Sunday, May 22, 2011

Tips Menyewakan Rumah

i bought my first house when i was barely 23 years old.

It was unplanned. Mr. Chenta and i were driving around in Wangsa Maju when i saw Villa Wangsamas showhouse. Immediately i yelled "Bb! Masuk sini.. i wanna see the house. Mana tau macam best and boleh beli.."

Looked at the showroom and i fell in love. It's spacious, accessible via LRT and various highways, 7km to city center, near my family home (3 minutes away pchfttt), and it's affordable with what i earn. It took me 15 minutes. Without thinking it long and hard, i went to the salesperson and say "i wanna book a unit!!"

i can be really unpredictable and gutsy sometimes.

Now it's been almost 3 years that i hold the title a House Owner. i'm not gonna lie. It's not an easy journey. It requires patience, it's time-consuming, and it's EXPENSIVE. But it's one of life's precious lessons. And i'm still learning.

Ramai kawan-kawan bertanya..
Berapa budget untuk siapkan rumah tu sampai boleh diduduki?
Camne nak cari penyewa?
Camne nak handle penyewa?

i'm gonna share my experience with you.

Firstly, ask yourself; "What's the purpose of me buying a house? For own or for investment? Am i ready to make sacrifices?" For me, owning a house is an investment. Being a landlord is even a greater investment as you are using other people's money to pay for YOUR loan. Another reason is that i'm such a shopper that i spent ALMOST all of my hard-earned salary went to shopping. So i thought being a landlord could help me be more disciplined and organized.

Anyway, i'll skip on the buying-house part as the process is almost the same for all Malaysian property. i'll focus on how to be a landlord.

Budget

Depending on your house type and target tenant, bende paling basic yang kene ade kat rumah adalah grille, lampu dan kipas. Kalau rumah condo, takkan nak bagi grille, lampu and kipas je kan? Usually condos are equipped with air conditioners and kitchen cabinet. Baru lah selesa diduduki.

Okay, rough budget for a condo's basic needs:

Grille : RM3500 (depending on berapa besar grille tu. Lagi banyak nak di grille, lagi mahal)
Air conds: Katekan lah RM1200 each. For a 3-bedroom condo=4*1200=RM4800
Kitchen cabinet: Around RM6000 (untuk dapur sekecil saya)
Lighting and fans: Around RM1700 for installation plus wiring. (developer tak bagi lampu and kipas ye. Kene cari sendiri)
TOTAL:  RM16,000

i'm lucky because my condo unit is equipped with 4 airconds (in every bedrooms and in living room), water heaters in the bathrooms, furnished bathrooms, kitchen cabinet and 2 carpark lots. So saya tak payah la beli aircond and kitchen cabinet. Save RM10,800 disitu.

Setelah basic needs ini dah diambil kira, sila tanya diri sendiri "Nak sewakan fully furnished kah half furnished ataupon sewakan kosong sebegini?" In my case, i decided to rent it out half-furnished. Saya hanya sediakan master bedroom set, sofa set, dining table, hood and hob in the kitchen and full curtain. Barang-barang dibeli adalah murahan sahajork sebab sayang beli mahal-mahal nak bagi orang lanyak pulak. Maka perbelanjaannya jadi begini:

Master bedroom set: Around RM1400
Sofa set: Around RM1300
Dining set: RM1000 (sebab Macy tengah sale time tu hehe)
Hood+hob: Around RM1300
Full-house curtain: RM800 (dibeli dan dibuat di Nilai. Kalo cari kat KL lagi mahal hoii)
TOTAL: RM5800

Kalo uolls nak sewakan fullu-furnished lagi lah banyak belanja. Fridge, washing machine, TV, bilik tidur yang lain kene disediakan yeah. Saya tiada bajet makanya half-furnished je lah.

Getting a Tenant

Setelah rumah sudah dilengkapkan, maka misi pencarian penyewa bermula. Ini adalah part yang mencabar ye tuan-tuan dan puan-puan. Kalau anda adalah first time nak sewakan rumah, lagi mencabar. You have two options; cari penyewa sendiri ataupon pakai real estate agent. In anything you do remember one thing; YOU MUST HAVE A TENANCY AGREEMENT! Ini adalah penting untuk mengelakkan kene tipu, sewa rumah tak berbayar, dan rumah hancur dek penyewa.

In my case, i chose to get a real estate agent as it was my first time and tak tau selok belok. Real estate agent memang memudahkan kerja kita. Cari agent yang senang nak diajak berbincang. Biasanya bila orang tau you nak sewakan rumah, ada 2-4 agent akan call. Pilih yang senang communicate. Yang tak best tu jangan layan. Agents have a database of clients who are looking for a place to stay so tetiap hari ada je orang datang view rumah. Bila dah ada orang nak sewa, real estate agent ni akan siapkan segala documents. Diorang yang buat inventory of the house, diorang buat tenancy agreement, diorang gi buat stamping, diorang yang handle kerenah client... All we landlords have to do was interview the prospective tenant a bit. If you have a good feeling about the tenant, go for it. Kalau ko tak suka tenant tu, you have the right to say "Aku tanak kasi ko sewa rumah ni. Get out."

For deposit, the standard procedure is tenant kene bayar deposit sebanyak 3.5 months (2 months deposit, 1 month for the first month and 0.5 month for utility). Ko jangan fikir ko dapat all 3.5 months deposit tu yer. Ko kene bayar real estate agent harga sebulan sewa. Kalau tak pakai agent memang semua tu ko punya lah.

Kalau tak pakai real estate agent, kerja ko susah sikit lah. Ko kene cari tenant sendiri, advertise sendiri. Agak susah la nak dapat sebenarnya. i am going through this at this very moment (sebab first tenant sudah move out).

Managing the Tenant

Bila sudah dapat tenant, memang senang hati okayh. Ko boleh recover balik segala duit ASB yang ko pakai untuk furnish rumah dulu tu. Tetiap bulan dah boleh shopping balik sebab dah ade orang bayarkan loan rumah.

TAPIIIIIIIII... It's not as easy as that okay. For me, i always send reminder-for-payment text messages 3 days before payment due date. Ini adalah untuk mengelakkan kelewatan mendapat duit dan mengelakkan tenant pijak kepala. Selain itu, ko hendaklah rajin bertanya "Is everything okay with the house? Does anything need repairing?". A good relationship with the tenant is important. Boleh la ko tengok-tengok dan bertanya keadaan rumah. But bear in mind not to get too close. Kalau rapat sangat nanti dia banyak songeh pulak.

Don't forget to check and ask the tenant if there's any mail for you.

In my case, tenant adalah okay sepanjang setahun. Cuma ada lah sekali cakap nak balik kampong, tapi tak bagitu exact date. Cukup bulan, dia tak bayar sewa rumah. Tak penah mamat ni camni. Aku call call tak dapat. i seriously thought they're dead. i went to the house, tengok-tengok takde orang (nasib baik furniture sume ade maksudnya tak bawak lari lah). Memang menyirap aku time tu. Bila ingat balik maybe dia balik kampong. A few weeks after that dia balik, bayar sewa cam bese. Pastu buat muka tak bersalah. Geram aku!

End of Tenancy
2-3 months before the actual tenancy ends (seperti tertulis dalam tenancy agreement), sila tanya tenant, adakah dia mahu sambung contract or mahu berpindah. Kalo nak sambung contract, sila lah. Biasanya untuk tahun kedua takyah buat contract baru sebab tempoh sewa adalah 1+1 year. 

Pada waktu ini lah tenant saya buat dajal ye tuan-tuan dan puan-puan. Dia dapat offer to further study overseas two weeks before tenancy period ended. So memang last minute lah. Kami datang check rumah 1 week before dia pindah. Tujuan check rumah ni adalah untuk evaluate kerosakan, kehilangan, dan kehancuran barang-barang dalam rumah. Check bersama dengan penyewa so that you could agree on the cost. SILA CHECK BETUL-BETUL APA YANG ROSAK/HILANG SEMASA BERSAMA PENYEWA. Bawak seorang yang berpengalaman in evaluating the cost to repair broken things. In my case i brought my uncle to evaluate. Kerosakan yang besar adalah dinding rumah. Habis diconteng dan dikotorkan oleh anak-anaknya yang 4 orang itu. Memang satu rumah kene cat balik. So, the cost to fix things can be deducted from the 2 months deposit that you received when the tenant first moved in. In my case, kerosakan yang berlaku membulehkan saya mendeduct sebanyak RM3200.

i thought the dirty walls was the only major problem. i was wrong. Lagi sekali SILA CHECK BETUL-BETUL APA YANG ROSAK/HILANG. Lepas tenant tu pindah, baru kitorang perasan yang kitchen cabinet sink area sudah hancur. Ini adalah kerana paip bocor berbulan-bulan dan dia tak inform dan tak dibaiki. Air yang mengalir sudah menjahanamkan kitchen cabinet saya. Habis hancur siap ada cendawan tumbuh. Nak cari dia dan mintak bayar adalah mustahil sebab dia memang pindah oversea. GERAMMMMMM!! i ended up installing a new kitchen cabinet. Sigh.

Anyway, the moment you know the tenant is moving out, start advertising your condo online, via flyers, to friends, etc. As soon as the current tenant move out, you can start the repair work. Basic repair work is tukar mentol lampu-lampu, repair kusyen sofa yang lembik and kemas and mop rumah. Kalau keadaan teruk, mungkin kene cat balik rumah, pakukan apa-apa yang patut (in my case i have to re-drill the curtain rail sebab tercabut and pakikan katil sebab longgar), etc. Depends on the severity of the damage. Selalunya rumah akan vacant for a month. Agak rugi di situ.

Begitu lah serba sedikit pasal menyewakan rumah. Harap sharing session ini berguna. Ok bye.

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