Get To Know The Short Term Market
There are 3 types of apartments:
- Vacation rentals – Apartments that are made for renting out all year round, they are much more looked after but usually more expensive
- Apartments where people live and they move out specially for money – (We call them on our website Vacated residential). Some people only want vacation rentals, and some people even prefer these apt. (they have Sefarim, more toys & pots etc, but even that the landlord has to provide cupboard space most of his stuff is still there)
- Apartments where people live and they are going away for a few days, weeks, month. These apartments are usually the cheapest, because these landlords are not looking so much to gain profit, the main thing is to cover their expenses, but you have to be lucky to find the right size and area for the dates that you need.
Regarding the price:
From the landlords point of view: Some people prefer to charge a bit below market price, but therefore fill up most of their calendar. Others choose, to push it to the expensive side. They don’t manage to rent out that much, but whenever they do rent it out, their profit is much more.
From the renters point of view: We always say “Tickets the earlier you book the cheaper they are, but apartments the later you book them the cheaper they become”. In early-stage people are trying their luck to find someone who will be ready to pay top dollar, longer rentals and a small family etc. the closer it becomes they start thinking that they prefer “Someone better than no one” and become more flexible. At peak times (like Succos) the difference from booking early or late might verify with a few thousand dollars. The down side from last minute booking is that you get more limited with the choice, therefore if someone wants something very specific, he’ll have to pay more for getting exactly what he wants. In every deal, the one who is more nervous – he loses on the deal.
About the price, all factors play a role, area, number of beds, floor, style, peak and off peak, season and number of nights.
Shabbes rentals and rentals for a longer period:
Because vacation rentals are not like hotels and don’t provide room service, therefore it’s the same work to prepare an apartment for one night than for a whole month, and that’s why the longer the rental is, the cheaper the price per night will be. Many apartments (mainly the bigger ones) have a minimum for 5 nights, and last minute 2 or 3 nights because it has to be worthwhile for them the effort. You’ll see that a rental for just night is usually the same as in a hotel and sometime the hotel is even cheaper. Iif you wants a rental just for Shabbes (1 or 2 nights) finding someone who is leaving anyway for Shabbes, would work out much more economical, then an official rental that has to send a cleaning crew laundrette & on site manager for this one night rental.
Peak/off peak season:
It’s very accepted that at peak time (like yom Tov, Lag Baomer, special occasions) when there is a very big demand for apartment, many apartments go up with their price and/or try to find someone who is staying for more days.
By renting an apartment, regardless if you take it through a broker or not, there is never a guarantee. If you deal straight with the manager, they are the ones who should be responsible. Brokers (depending on their honesty) they won’t take responsibility, the brokers have usually more experience, and get usually a quicker feeling how good and reliable the apartment is, but the world is full with surprises. Another plus by taking it though a agent is That if have an issue with the owner/manager, you tried dealing with them straight but didn’t manage to come to an agreement, if you contact your broker, (If they are not the type that are only out for money) they would usually try to help you to satisfy their customers, but it’s not always possible.
If someone rents out his apartment, he IS OBLIGATED to mentioned prior finalizing if there are any big issues that can’t be seen easy on the pictures and will most probably disturb the renter and if known he wouldn’t take that apartment. A few examples are: Mould, no mobile reception, no windows in one of the rooms high floor without an elevator.
The renter from his side, should NOT rely on the landlords describing (it doesn’t always come from a bad side, people have other definitions with what is called big, nice, comfortable, walking distance etc.) The most secure way is always to send someone to look at the property, but since many times this is not possible, ask for pic and/or at least try to get a reference from someone that stayed there in the past. If you are not familiar with the area, ask someone who knows you and knows the areas for advice. Every person has their area and type of people where they feel comfortable, and it’s better to inquire a bit more than regretting about it, and spending your holiday in an area that you don’t feel comfortable. If you are expecting a vacation rental (that is purposely made for short term, double check this with the owner). Make sure that there are no hidden fees check in and check out timing, elevator, Wi-Fi, how you get the key etc.
One more important suggestion, when renting through a broker, you should ask to speak to the owner/manager and double all the details and mainly the price. According halacha for any deal made though a broker, the buyer (or renter) should know how much he pays for the actual item (in our case the rent) and how much is the broker-fee. There is an accepted price how much the broker could charge from each side, and if he doesn’t want the renter to be in touch with the landlord it shows many times that something is suspicious.
Unfortunately, sometimes people arrive to their flat and are not satisfied. FIRST THING try to contact the owner and discuss it with him. Many times, they’ll find a way solve the issue (sending someone to sort it out or agree for a reduction). Take pictures for evidence. If the owner is nor co-operating, try to mix in the broker for assistance, and if this doesn’t help reach out to a dayan halachic advice. We recall so many times, that people acted wild, and committed to another apartment and ended up paying for 2 apartments since they couldn’t back out from the first one that they took.
Since we are dealing with various owners and managers, there are all different ways how people are dealing with bookings, and would like to share some recommended ideas.
We said many times, that most disagreements and fights are caused because people don’t make up things clearly by finalizing the deal, therefore you should always try to make a basic agreement in writing. It doesn’t have to be very professional contract, an email with the basic details (dates, price etc) that gets confirmed by the other party should be sufficient enough. If you do prefer a proper contract, you could download or short version or long version contract.
According halacha an agreement is valid if there is a signed contract or money was handed over for a deposit, but we still recommend to do both. In Rechavia area people require 50% deposit, but in other areas most people and companies only take 25-30% (I’m not sure, but as far I know that according halacha, if a person backs out from an agreement without a good reason, he still owes the owner the rest of the payment. If there is a good reason, then he doesn’t have to pay the 2nd payment but loses the deposit).
Even that according Gemara, the 2nd payment is due at the end of the stay, the accepted way in our days is that you have to pay it the first day of the accommodation. We don’t like the landlords who don’t trust their renters and required full payment before they hand over the key. But once the renter arrived and is settled down, the landlord has the full right to get the remaining rent.
Many people don’t know what’s considered a must and what is only a plus in a vacation rental. Sometimes unexperienced owners also think that if they agree for a bargain, they don’t even have to provide the minimum, but this is wrong unless it was made up clearly upfront, when the owner agreed on the cheaper price the renter didn’t agree that he won’t get the basic amenities.
The following things are the basic minimum that is required in every vacation rental (unless made up CLEARLY different): The apartment has to be 100% clean, including the drain of the shower, inside the oven, microwave & fridge. All beds should be prepared, and ENOUGH towels be provided on visible place. Cabinets MUST have enough of cupboard space with enough hangers, You have to provide eiter a burner, toaster oven or microwave to warm up bought food, A hot water kettle (Shabbes and weekday) & hotplate is also a basic request. If it’s Succos, the succah has to be set up (walls and Schach, the white sheets is an extra), and self-understanding everything in the apartment has to be 100% working condition. MOST IMPORTANT is that the renter get provided with a contact number (or email if t’s gets frequently checked) of the landlord or manager, because even in most modern apartment there is always a chance for Suprises that the landlord will have to take care off.
The following items are usually provided in a short-term rental (but can’t be considered a breech if it wasn’t). a normal landlord is trying to satisfied his renters anyway and understands that when he would be in the renter’s place, he would also expect these things. Toilet paper, toilet brush, tissues, shampoo & soap, dustbin bag, negel vasser, dustbin, broom and other basic cleaning items (the owner will only gain from it that that he’ll get a cleaner property back)
We also made a list of things that are not a must but many people provide it: Candle sticks, becher and other shabbes items, Disposable to start off upon arrival, coffee, sugar and tea, sheitel head, Iron with ironing board, table cloth.
Many people like to give the tenant a welcoming feeling after his long journey, and invest in a nice extra like: milk, and some soft drink, a bit of cake, some basic cutlery, detergents for washing, Shabbes candles, Salt shaker, Shabbes lamp, transformer to a Israeli plug, a welcome letter with all small details from the apartment explained.
The cost from the last-mentioned things is very little in comparing the appreciation from the renter that he feels welcomed.
The tenants from the other side have also their obligations: The owner expects from him to look after the property the same that he would look after his own one. He is not allowed to accommodate more people that was made up, noise can’t be made late by night that disturbs the neighbours (be extra careful in the hallway and porch because the neighbours have tomorrow a normal working day). Tznius standard should be acceptable to the area. (girls who want to sing should make sure that all the windows are shut). When you are leaving the apartment think about how you would expect your renter to act and switch off all the lights and a/c to avoid unnecessary cost.
Anything that was broken prior arrival should be reported straight away otherwise you could be charged for it. If the tenant broke something, be honest and tell it to the owner. If they don’t reach out to you, it doesn’t mean that they waved the fee, just sometimes they don’t realize about it only much later and don’t know which renter did it.
By checking out of the apartment, you are not obligated to clean the apartment and/or make any laundry, but the place has to be left in a very decent condition. Double check that you that you took along ALL your belongings, the owner doesn’t need it, and is not always obligated to chase after you for Hashavas Aveido. MAKE SURE that the all the a/c and lights are switched off, sometimes it could take even 2 weeks till the owner come back, and finding his a/c running for 2 weeks may case big damage.
