Austin Property Management Blog

1013 Melissa Lane, Austin, TX 78704

2,044 SF | 3 Bed | 2.5 Bath

View this home and more available Austin, Texas rental homes!

Want to learn more about property management services for your rental(s)? Learn more about Stone Oak Property Management.

1306 Troy Lane, Round Rock, Texas 78664

1,591 SF | 4 Bed | 2 Bath

Visit our rentals page for more information about this rental home in Round Rock!

Own a rental property in Austin and need help managing your investment? Learn more about our Austin property management company. 

11901 Sleepy Hollow Road, Manchaca, TX 78652

2,835 SF | 4 Bed | 2.5 Bath

Learn more about this rental and more available homes for lease in Austin, Texas. 

Own a rental property like this in Austin, Texas? Learn more about Stone Oak's Austin property management services.

Colder Weather & Your Rental Home's Heating System

What's that burning smell?

Now that temperatures are falling, many of us are firing up our heating systems for the first time in months. For many of you, that first rush of warm air may come with a burning odor. That smell is most common when you turn on your heating unit for the first time of the season. After a long period of time without use, dust and other debris can settle on the heat exchanger, burners and other components. You may get a smoky odor as these particles burn off. 

Not to worry! The odor should stop once all the dust and other particles in your ducts have burned away. If the smell lingers over time or gets worse, turn off your unit and contact Stone Oak's maintenance department - 512-617-6766 ext-5.

Stone Oak's Holiday Hours

As we approach the end of the year and the holiday season we wanted to remind our residents of our holiday hours. Please review the schedule below. Stone Oak employees will not be available on the following dates & times. Please note that if an emergency takes place or if you have an urgent request you can contact Stone Oak's emergency line.

Thanksgiving | In November, our offices will be closed all day on Wednesday the 24th & Thursday the 25th. We will have a limited crew on hand for Friday the 26th. 

Christmas Eve | Our offices will be closed on Friday, December 24th.

New Year's Eve | Our offices will be closed on Friday, December 31st.

Please keep this in mind as we enter the holiday season here at the end of the year. 

Resident Benefit Package

We’ve had many tenants ask us if we could report their rent payments to help improve their credit, supply A/C filters, offer rewards for on-time rent payments, and offer low-cost renter’s insurance.  

Great news! We are very close to putting together a program that will offer all of this and more. Our goal is to have this in place to offer by January 1, 2022.  The details will be available soon, so please make sure to check our next tenant statement blog post!

Important Move-Out Reminder

If you have provided a Notice to Vacate, please be sure to turn off AutoPay at the same time. We DO NOT have the ability to stop your payment on our end. If the payment goes through you can always contact your bank to try and have this charge reversed. This method will take a few days to see your funds returned to your account. If Stone Oak receives these funds they will be returned to you once we've processed your deposit disposition, which can take up to 30 days.  

To avoid any hassle or confusion, please be sure to turn off auto-pay once you let us know you are moving out!

Equipment at Your Property

As the busy season has come to an end we are catching up on retrieving equipment that may still remain at any occupied units. In an effort to ensure nothing is missed, please contact your property manager if you need to have any equipment that needs to be retrieved.

Thank you for being a resident of a Stone Oak rental property! Please don't hesitate to contact our staff if we can help with anything.

Send the Staff a Message

Login to Your Tenant Portal 

Routine Maintenance Reminders

- Maintenance Requests: We still receive a lot of maintenance requests that state something vague like "washer" or "AC" without any other info about the actual issue.  We cannot act on requests like this and will require that you provide more info, so any request like this will only delay a resolution to the issue.  Make sure you provide as much info as possible in your request including pics if possible.  

- Maintenance Portal: Please make a list of any items you want to submit, and then list all issues together as one request including as much info as possible and attach photos if applicable.  We will then evaluate whether they should be split up or not.  

- Smoke and CO Alarms: As a reminder don't ever unplug and remove smoke detectors because they are beeping. Change the batteries and if that doesn't work please notify us. We find a lot of tenants unplug them and bury them in a closet or drawer instead of replacing batteries.

- A/C Filters: Make sure to check and change every month or as required by the type of filter. If any HVAC systems in your home have a reusable filter you are still required to clean them periodically, so please make sure they are kept clean.

- Toilets: "Flushable" Wipes CANNOT be flushed.  Do not put anything down the drains except water, human waste, and regular toilet paper. Food, toys, feminine products, wipes, towels, wrappers, condoms, and other objects do not break apart and go down the drain. Clogs of the plumbing system may be charged back to you, so it is best to avoid this by not putting anything down any of the drains aside from water and human waste.  

- Disposal Systems: This includes using the sink disposal as a garbage chute.  These appliances are not meant to dispose of large quantities of food and should only be used as a last resort after all food items are scraped off dishes into a compost bin or trash can.

- Drainage: Shower, bath, and sink drains can get clogged up over time with hair and other organic matter. Do not use Draino-type products as they are extremely acidic and will do more harm than good by damaging the pipes while usually failing to fix the drainage issue.  The best way to address this is to use a disposable drain snake that can be obtained from any hardware store for a couple of dollars. Please note that if we send out a vendor for this and it turns out to be this very issue you may be charged back for the cost. Here is a video on how to use those - https://www.youtube.com/watch?v=aOb4MJ6widg

- Emergency Maintenance: this extension should not be called unless you have an issue involving Flood, Blood, or Fire.  Do not call the emergency line to follow up on existing work orders or submit a new request that is not an emergency.  In case of an emergency call 911 if needed and then contact us after everyone is safe.  Remember that we do not monitor emails after hours, so if you submit something considered an emergency online and do not call we may not know until the next business day.

Other Maintenance Notes:

If you'd like to inquire about, or update an existing request, submit the form at stoneoakmgmt.com/maintenance or call 512-617-6766 ext-5.

Maintenance time frames continue to be extended due to the pandemic.  Please allow at least 5 business days before requesting an update from our team unless it is an emergency.

For basic DIY tips and tricks to solve some issues quickly, visit our DIY rental property maintenance page.

Your Tenant Portal & Electronic Statements

The system will generate a statement even if you're moving out, so there is no need to contact us if you receive this and are moving. All charges, including any prorated rent, will be adjusted as needed when the deposit is processed.

If you are not using the portal app that keeps you logged in please take a look at the linked flyer for more info. This can eliminate forgotten passwords, and help with easy updates/access to maintenance requests and all other account details.

AppFolio Tenant Portal Information

City of Austin’s  Eviction Moratorium Extended... Again

In our last update, we mentioned the coming end to Travis County’s eviction moratorium. It does seem we spoke too soon regarding the issue as the Austin City Council has voted to extend the moratorium until December 31st.

Renters within the City of Austin will continue to have protection should they find themselves falling behind on their rent. The current extension requires owners facing a non-paying tenant to serve them with a proposed notice of eviction and give them a 60-day warning. If the tenant is still behind and has not corrected their financial situation with their landlord, owners will be able to pursue an eviction as normal and serve the tenant with a notice to vacate.

Being halfway through October, it does seem that evictions will not be happening in the City of Austin for non-payment of rent until the start of next year at the earliest. Properties located in Williamson County are not subject to this new extension and rules.  There are exceptions to the City’s moratorium outside of non-payment of rent, which do allow for evictions in certain circumstances that we evaluate with the attorney if necessary.

For more information regarding the extension visit CBS Austin.

Inflation and Its Effects on Your Rental Property in Austin

You may have been reading about the current state of things such as supply chain, etc and the worries of growing inflation in the United States. The graph below can give you an insight into the growing financial issue we are all facing in the United States.

This is significant and we are seeing an increase in the pricing of materials and labor here in Austin that is affecting the contractors and projects we might be running on your rental property(s). We ask that owners keep this in mind when considering work/repairs for their properties.

We have strong relationships with professional, trusted vendors here in Austin that offer fair pricing based on the market conditions here in Austin. While we are still able to offer our owners great prices on the work done on their rentals, Owners should expect increased costs on these projects during this time.

Notice Regarding Client’s Sending Their Preferred Handyman to Work on Their Property

Stone Oak asks that if an owner wishes to hire a handyman or contractor to work on the property during times of vacancy that they provide Stone Oak with the contractor's Name, Company Name and Contact Information. For your protection, we will contact them and gather their insurance information among other things. Please note that while we understand your desire to have your own vendors working at the property our policy only allows that if the property is vacant while we are managing it. This measure is in place to protect you and us from liability issues.

Please give your property manager a call to discuss!

Thinking of Taking Advantage of Selling Your Property in this Market?

With the current state of the Austin real estate market, some owners may wish to sell a property of theirs. Please keep in mind that Stone Oak is a registered real estate brokerage with the State of Texas and has agents on staff that can help you offload your investment with zero headache.

If you’re thinking of selling a property you own please contact your property manager and if they cannot help you directly they can connect you with the appropriate party to discuss the sale of your property.

Thank you for being a client of Stone Oak Property Management. If you have any questions, comments or concerns please don’t hesitate to contact our team of Austin property managers.

1103 Montell Lane, Hutto, TX 78634

2,535 SF | 4 Bed | 2.5 Bath 

For more information, view this and more available rental properties in Austin, Texas.

1709 S 5th Steet, Austin, TX 78704

861 SF | 2 Bed | 2 Bath

For more information about this home, visit view our rentals.

What to Do During a Power Outage

After February’s state-wide power outages, there is a lot of concern that this can and will happen again should our grid experience another event like this.  The City of Austin recently published some great tips on What to Do During a Power Outage that is great info for everyone whether you are in their service area or not.

Evictions

After more than a year and a half of eviction moratoriums, it appears that they will all expire set to expire on October 15th, 2021 and evictions will resume in the courts.  It is always preferable to work with our residents regarding any troubles they may face with paying rent, etc - but that requires your participation and cooperation.  

If you find yourself behind or struggling to make rent payments, consider getting started with the resources listed below. As long as this is in process, Stone Oak is committed to working with our residents who are experiencing difficulty in these times.  If we don’t have an open line of communication and are working cooperatively towards a solution then our only option is to pursue eviction. Please contact your property manager with any questions or issues.

Rent Assistance

If you are struggling or unable to pay rent there are programs available to help.  We’ve worked with a lot of tenants and/or worked with several of the agencies to get rent assistance funds for them.   There are a few programs that are listed below, however, this is not an all-inclusive list as there are many programs out there with varying eligibility requirements-

Texas Rent Relief - https://texasrentrelief.com/ 

Travis County - https://www.traviscountytx.gov/health-human-services/rent 

City of Austin - https://www.austintexas.gov/rent 

If you do work with any of these, or any other programs please give them Stone Oak Property Manager as the landlord/manager, if an email address is needed contact us to get that, and you can provide them with our main number of 512-617-6766.  

If you apply for the State of Texas program you must also provide them with our case ID number and other info after you have completed your application.  Once your application has been submitted please contact your property manager to get the additional information you will need to provide to the program so they can connect our account and yours.

Lease Renewals

We are in the busy season and have a lot of tenants who are up for renewal. If your lease is coming up for renewal or you'd like to discuss that in advance please let us know by filling out this lease renewal form. The sooner we can get these processed the better; even if your lease doesn't come up for several months. As a friendly reminder, you must have a zero balance to renew your lease.

We appreciate your cooperation. Please let your property manager know if you need anything regarding this.

Routine Maintenance Reminders

- Maintenance Requests: We still receive a lot of maintenance requests that state something vague like "washer" or "AC" without any other info about the actual issue.  We cannot act on requests like this and will require that you provide more info, so any request like this will only delay a resolution to the issue.  Make sure you provide as much info as possible in your request including pics if possible.  

- Maintenance Portal: Please make a list of any items you want to submit, and then list all issues together as one request including as much info as possible and attach photos if applicable.  We will then evaluate whether they should be split up or not.  

- Smoke and CO Alarms: As a reminder don't ever unplug and remove smoke detectors because they are beeping. Change the batteries and if that doesn't work please notify us. We find a lot of tenants unplug them and bury them in a closet or drawer instead of replacing batteries.

- A/C Filters: Make sure to check and change every month or as required by the type of filter. If any HVAC systems in your home have a reusable filter you are still required to clean them periodically, so please make sure they are kept clean.

- Toilets: "Flushable" Wipes CANNOT be flushed.  Do not put anything down the drains except water, human waste, and regular toilet paper. Food, toys, feminine products, wipes, towels, wrappers, condoms, and other objects do not break apart and go down the drain. Clogs of the plumbing system may be charged back to you, so it is best to avoid this by not putting anything down any of the drains aside from water and human waste.  

- Disposal Systems: This includes using the sink disposal as a garbage chute.  These appliances are not meant to dispose of large quantities of food and should only be used as a last resort after all food items are scraped off dishes into a compost bin or trash can.

- Drainage: Shower, bath, and sink drains can get clogged up over time with hair and other organic matter. Do not use Draino-type products as they are extremely acidic and will do more harm than good by damaging the pipes while usually failing to fix the drainage issue.  The best way to address this is to use a disposable drain snake that can be obtained from any hardware store for a couple of dollars. Please note that if we send out a vendor for this and it turns out to be this very issue you may be charged back for the cost. Here is a video on how to use those - https://www.youtube.com/watch?v=aOb4MJ6widg

- Emergency Maintenance: this extension should not be called unless you have an issue involving Flood, Blood, or Fire.  Do not call the emergency line to follow up on existing work orders or submit a new request that is not an emergency.  In case of an emergency call 911 if needed and then contact us after everyone is safe.  Remember that we do not monitor emails after hours, so if you submit something considered an emergency online and do not call we may not know until the next business day.

Other Maintenance Notes:

If you'd like to inquire about, or update an existing request, submit the form at stoneoakmgmt.com/maintenance or call 512-617-6766 ext-5.

Maintenance time frames continue to be extended due to the pandemic.  Please allow at least 5 business days before requesting an update from our team unless it is an emergency.

For basic DIY tips and tricks to solve some issues quickly, visit our DIY rental property maintenance page.

Your Tenant Portal & Electronic Statements

The system will generate a statement even if you're moving out, so there is no need to contact us if you receive this and are moving. All charges, including any prorated rent, will be adjusted as needed when the deposit is processed.

If you are not using the portal app that keeps you logged in please take a look at the linked flyer for more info. This can eliminate forgotten passwords, and help with easy updates/access to maintenance requests and all other account details.

AppFolio Tenant Portal Information

Thank you for being a resident of a Stone Oak rental property! Please don't hesitate to contact our staff if we can help with anything.

Send the Staff a Message

Login to Your Tenant Portal 

The End of Travis County’s Eviction Moratorium

In October, Travis County will lift their eviction ban and Austin’s local Justice of the Peace courts will resume hearing cases related to non-payment of rent. We are continuing to work with Rent Assistance programs, but there will be some relief on the horizon for landlords with tenants refusing to pay rent.

While we believe the moratoriums are coming to an end there is nothing preventing local authorities from extending their orders further.  The City of Austin moratorium is expected to end on October 15th unless that or any others are amended or extended.

Eviction & Tenant Data for Landlords Post COVID Policies

As most are well aware, 2020 was an unprecedented year for landlords. The Federal CARES Act, CDC eviction moratoriums as well as our local moratoriums here in Travis and the surrounding counties have all prevented landlords from processing and reporting evictions that meet certain circumstances and criteria. These policies have also prevented the reporting or consideration of certain eviction data in connection with credit history and background screens.

We have been notified by one screening provider, and expect others to follow suit in omitting data related to these instances for the duration spanning March 1, 2020 through August 31, 2021.

What does this mean? Property Managers and landlords will need to be more diligent in their screening processes going forward and may need to extend their screening efforts into pre-2020 data for some time going forward. Stone Oak and our partners have made preparations to ensure all approved tenants meet our criteria to live in one of our managed properties.

What did Stone Oak do? We have reviewed our tenant screening criteria and updated them with higher credit score requirements, and increased the qualifications for scenarios where a guarantor/co-signer is required including a higher income requirement.  The higher stringency on our requirements will put better tenants in your properties along with more security for you as we will require additional security deposits and/or guarantor/cosigners when necessary.

Implementing a Multi-Department Inspection Process For Our Properties

Going forward, Stone Oak’s policy is that all of our properties must be walked by a member of our property management team in conjunction with an inspection from a member of our maintenance team. While both departments have a common goal, we find that both parties may look for different things when initially assessing a property. By ensuring both teams touch all properties going forward, our level of detail offered to owners should benefit and, in turn, the service we can offer for your properties should benefit as well.

What To Expect When Your Property Has a Turn Over

It is common to incur a cost to turn your property between tenants, which is why we do our best to keep tenants in place as long as possible. All of our suggestions are highly recommended to get your property inline with comparable homes on the market, bringing you top dollar for your property and ultimately putting more money in your pocket! The items we suggest are what the majority of renters expected in the highly competitive Austin Rental Market. Please also note that completing property maintenance during periods of vacancy will save you money in the long run and will always be suggested in order to properly maintain your investment.

Please contact your property manager with any questions should you have any.

The Growth of Stone Oak & Our Appreciation

Stone Oak would like to announce the addition of several new team members.

Please welcome Oby Egbuna to our property management team! Oby has been working with our team for a few weeks now as some of you may know after speaking with him. With a background operating in the leasing industry here in Austin, Oby is a great addition to our team as we continue to grow.

Please also welcome the newest members of our field operations team - Jacorey Warrick and Mikah Gloude. Jacorey and Mikah will be working closely with the property management team and will be out in the field coordinating projects on your property.

We are excited to have both Oby, Jacorey & Mikah as a part of the Stone Oak family!

As Stone Oak continues to grow we want to be sure to thank you, our clients, for trusting us with your properties and real estate portfolios. We love being your Austin property management company! Please don’t hesitate to contact us with any questions or concerns you might have.

2109 Castle View Drive, Austin, TX 78728

1,447 SF | 3 Bed | 2 Bath

For more information about this rental home visit our available properties page. 

Own a rental property in Austin, Texas? Learn how much your property can earn in monthly rent with a free rental market analysis from our team at Stone Oak Property Management.