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5 Things You Should Do to your Rental Property in Off Season
Posted by toby | Thursday, May 4, 2017

Off Season Maintenance on Your Rental Property

The periods from late April until mid-June and Late September to Mid-November are often called “the shoulder” seasons in Summit County. Locals also call them as “mud season” for the mud that used to line town streets before they were paved in the 1970’s. The unpredictable weather makes winter sports like skiing and snowshoeing more challenging and summer sports, such as mountain biking not yet feasible. Outdoor sports attract visitors to Breckenridge, so the mud season is the off season for vacationers. There is typically less demand for vacation rentals during this time, as many outdoor activities are not enjoyable. As a result of the decline in rental demand, mud season is the ideal time to conduct maintenance and complete the projects that gets pushed to the side during the busy winter months.

Here are a few things you should do to your rental property during the off-season. 

1) Complete Big Projects and Large Repairs on Your Property

Offseason rental maintenance on your Rental Property

Rental properties will typically degrade over time, both from wear and tear, and age. If there have been repairs needed during the rental season, such as a new water heater, furnace, or updating furniture, now is the perfect time. Repairing or replacing equipment that is nearing the end of its life span during the off-season will save you time and money later on. If these repairs must occur during the rental season, you could lose considerable rental income if the repair is needed mid-season.

Secondly, remodeling your kitchen or bathroom will enhance the value of your property and increase rentals, and can easily be completed during these slow months.

2) Refresh Linens and Towels

Take stock of your linens and towels to determine if they are starting to become dingy, worn or stained. Your guests feel more comfortable when your linens look fresh and clean. Linens can wear out surprisingly quickly when you have a steady stream of guests using them. The off-season is an ideal time to remove old linens and replace them with fresh items. If you have a professional company providing your linens, this will be taken care of for you normally.

3) Brighten Your Property With Fresh Paint

Slow Season Maintenance for your Investment Rental Property

A new coat of paint can work wonders in any property, both covering scuffs and scratches, as well as breathing life into dull or dingy rooms. It can make a home feel cozy and clean without having to invest in major renovations, and brighten up a room to become more exciting. A steady stream in renters results in minor wear and tear over time, which dulls the ambiance of the property. Dressing up a property with a fresh look can have a wonderful impact on guest satisfaction, and provide the appearance of a well-cared for property.

4) Enhance Your Property With New Amenities

Adding strategic amenities will bring renters to your property and may even allow you to receive a higher rental rate. If you have been considering adding a hot tub, pool table, fire pit or home entertainment center, the off-season is the opportune time to make these upgrades. Be ready to entice renters in the peak season with top-notch amenities.

5) Restock and Retool Your Kitchen

Most renters really appreciate a well-stocked kitchen, even if they dine out most of their vacation. Many tourists who rent vacation homes look forward to cooking their own meals, and some take great pride in family dinners. Off season is a perfect time to make sure your kitchen is well stocked with a good variety of kitchen utensils and cookware. If any of your utensils, cookware or tableware begin to show wear and tear, consider replacing them with upgraded products. Look at providing new and functional appliances like crockpots, food processors, and blenders. Providing a well-stocked spice cabinet is also a bonus many renters really appreciate.


Offseason maintenance for your Rental Property

Ultimately, you want to make sure that your rental property is excellent shape before a peak season hits. You can be confident and secure that your renters’ stay will be perfect when you have taken some time to prepare in the off season. When you work with Breckenridge Resort Managers, we monitor your vacation home throughout the year, as well as preform complimentary spring inspections. We will let you know what essential maintenance is required or projects that can bring value to your home. We can also connect you with trusted contractors for major repairs. Additionally, when the unforeseen does arise, we are local and available to assist you along the way.

We work hard so you and your renters have an excellent experience renting your vacation home, and you are able to focus on the needs of your primary home.


Licenses and Taxes You Need to Know about for Your Rental Home
Posted by toby | Tuesday, May 2, 2017

Licenses you will need for a rental home in Breckenridge

Navigating the legalities of renting your vacation home can be anxiety inducing, or, if not done right, it can be expensive. But it doesn’t have to be. You need to be aware that you will need to pay specific taxes and have the required licenses when you rent out your home. When you need help navigating the system, Breckenridge Resort Managers can help you make sense of these complicated rules.

Local, State, and County Sales Taxes

If you rent your property for less than 30 consecutive days at a time it is classified as a “short term rental”, and you will need to charge Colorado State sales tax on every dollar and rental. In Breckenridge you are also required to collect an accommodation tax of 3.4%. This tax is reported along with the town sales tax of 2.5%. Together with county taxes and state sales tax, the total comes to 12.275%. The Town Sales and Accommodations taxes can all be collected and remitted together. It is not a requirement to submit accommodation tax separate from sales tax. When you apply for your licenses, you will be given an ID number and required to submit your taxes either monthly or quarterly. Taxes will be submitted to both the State and Town separately, and you must file a return monthly, even if you had no rentals in that month. Financial penalties are levied for submitting late, incorrectly, or not at all.

Licensing

To collect sales tax you will need to have a sales tax license from the State of Colorado. The Department of Revenue collects the sales tax, so you will receive the sales tax license from this entity once you apply for the license. In addition to a sales tax license, you will also need an accommodation unit license, or BOLT License. This license is applied for through the Town of Breckenridge. You will pay a fee ranging from $75-$175, which is determined according to the size of your unit. If your rental property is outside of the town limits of Breckenridge, different taxes and licenses apply. Check this 2017 Sales Tax Rates in Summit County to determine which taxes apply to your jurisdiction.

Income Taxes

Licenses and taxes for rental property in Breckenridge

In addition to the sales tax you are required to collect, you will need to pay income tax on your rental revenues. This can become very complicated depending on how you use your vacation rental and whether it is classified as a second home or an investment property. To take advantage of the maximum amount of deductions available, you can only stay in your home for personal use for 14 days or 10% of the days you rent the home as a second home. Deductions include property taxes, mortgage interest and more. You may want to talk to a tax professional specializing in rental property in resort areas to ensure that you getting all of the deductions available for your rental property.

Working With a Professional Property Manager

When you work with a professional property management company like Breckenridge Resort Managers, we know the ins and outs of the legalities of vacation rentals. We can help you walk through all of the important tax requirements and licensing. Be confident that you are complying with all off the necessary regulations when you work with us. When you partner with Breckenridge Resort Managers, we take all the work and hassle off your plate and take care of all the details, so you can rest easy and enjoy renting you home and collecting the revenues.

Sources

“Tax Deductions for Your Vacation Home” HouseLogic

“Accommodations Tax” Town of Breckenridge

2017 Sales Tax Rates in Summit County


Best Happy Hour in Breckenridge
Posted by toby | Tuesday, March 21, 2017

Best Happy Hours in Breckenridge

One of the best ways to unwind after a day of tearing it up on the ski hill is to enjoy a drink with friends. Breckenridge has a wealth of unique restaurants and bars that cater to après ski. Here are some of the best places to find good happy hour specials.

The Motherloaded TavernBest Happy Hours in Breckenridge

The Motherloaded Tavern is the perfect stop for a cold evening. From 3-6 pm you can get $6 dollar hot drinks or mason jar cocktails that include house infusions such as maple walnut bourbon or cran-orange clove rum. Their happy hour specials also include $1 off beers with a selection of Colorado beers on tap and $3 cocktails and infusion shots. Toast a marshmallow at your table or enjoy disco tots with cheese and gravy to warm up. 

Hearthstone

If you want to enjoy a quiet glass of wine to wind down, Hearthstone offers an intimate and charming atmosphere set in a Victorian house with views of the ski resort. From 4-6 pm you can indulge in sophisticated small plates like wild caught red snapper or Colorado lamb meatballs. Choose from an extensive wine list for $6 or $8 dollar glasses. Their martinis are also one of a kind.

Kenosha Steak House

When you want a Colorado craft beer head to Kenosha Steak House. This happy hour gets started early running from 2-5 pm every afternoon. They offer $2 off their beer and wine. Choose from 31 different beers on tap.

Mi Casa

Happy hours in Breckenridge

Mi Casa is known for their margaritas. Choose from their vast selection of tequilas or one of their many Mexican beers. Nothing quenches a hunger and thirst quite like tacos and margaritas. They also offer free chips and a few different salsas in the bar area. The bar area is packed most days during happy hour, so get there early!

Modis

Modis offers two happy hours, 3-6 pm and 10-12 pm. They have an extensive list of creative and vintage cocktails that you won’t find anywhere else. They also have an expansive collection of wine. Enjoy the contemporary atmosphere and artful food at this modern bar and restaurant.

Gold Pan Saloon

Experience a piece of history while you enjoy your drink and a burger. Established in 1879, the Gold Pan Saloon holds the longest continuous liquor license west of the Mississippi. With remnants of the gold mining era everywhere you look, the Gold Pan Saloon offers a relaxed and historic atmosphere.

Ease out of the day and trade stories of epic runs at these quintessential Breckenridge happy hours.

Sources

“The Best Happy Hours in Breck: A Locals Guide” Best of Breckenridge

“Best Happy Hour in Breck” Breck


Marketing Your Breckenridge Vacation Rental Property
Posted by toby | Wednesday, March 15, 2017

The best marketing for your Breckenridge Vacation Rental Property”

You own a property in Breckenridge, investing up to $1.5m of your own money, and now you are ready to rent it out to offset some of the cost.  So what’s the plan for most owners and many management companies to obtain rentals? Get a $500 listing on VRBO.  In today’s travel market, a wider net needs to be cast to capture the attention of savvy guests.  There are a plethora of vacation rental websites and it quickly becomes very challenging to manage them all on your own.

Secondly, potential vacation guests use a complex network of social media sites and review sites to spread messages about positive or negative experiences with vacation rental properties.

Owners with Breckenridge Resort Managers enjoy a robust and nuanced marketing plan for their properties, ensuring that more guests will rent and return to your property.

Search Engine OptimizationMarketing your Vacation Rental Property in Breckenridge

SEO is a common term that is used to describe marketing on the internet, but what does it mean? The goal is for a specific website to turn up close to the top of the search engine results page for different keywords. For example, if someone searched for “Vacation rentals in Breckenridge,” we want to be near the top of the list of websites that are suggested by the search engine. We do this by implementing important “on page” keywords, developing new content, and ensuring that our listings and our website are current and up-to-date. In addition to maintaining a healthy website, we also stay active on various social media platforms so that we can be found on all corners of the web.

E-mail and Direct Mail Marketing

We also use e-mail marketing and direct mail marketing to make personal contact with potential clients. These forms of marketing remind potential clients about our services and listings, offer incentives and ensure that the properties we manage are on the forefront of clients’ minds when they begin planning their vacations. This type of direct marketing will be tailored for the various segments of guests, to appeal to their unique type of vacation preferences. 

Building Loyalty

Marketing your Breckenridge Vacation Rental PropertyThe best way to ensure consistent revenue when renting your property is to create return guests. We provide memorable experiences and hotel-like guest services to encourage loyalty and repeat visits. We ensure that properties are impeccably clean and free from damage or items needing repair. We also provide a variety of guest amenities and information, insuring our guests receive the best possible experience. In addition to giving renters an excellent experience, we constantly reach out to former renters via email with incentives to return. A well-executed guest loyalty program encourages renters to return, and they will share their positive experience with others through word of mouth and their social network. Positive word of mouth is an excellent marketing method, and by far the most effective tool we possess.

Additional Strategies

In addition to the important strategies listed above, we also utilize banner ads on partner websites, Search Engine Marketing (SEM) direct advertising and third party travel partnerships to direct people to your property. All of these marketing efforts work together to create a vast web presence, ensuring that potential guests find your vacation rental property. We work hard and have a specific marketing plan in place so that your property is not overlooked among the vast network of property rental sites, and the thousands of rental properties in Breckenridge. 


2017 Breckenridge International Snow Sculptures Championships
Posted by toby | Thursday, February 2, 2017

This is one of our favorite events of the year. It truly is spectacular. If you have never been, you must experience this one of a kind event. Teams from around the world come to Breckenridge to carve snow sculptures from a ten foot block of snow. Sculpting with snow has its own set of complications. Not only do teams compete against each other, they also must work against weather conditions and time. Too much sun will cause the fragile sculptures to melt. Too much snow can add extra weight or obscure detail on the structure. They have 65 hours to complete their sculpture and many carve throughout the night. Teams are only allowed to use rudimentary tools - no power tools. You’ll see pick axes, wire brushes, chisels and even a garden ho or two. Here are some of our favorite sculptures.

 

Sweden’s “4(ever) Wheels Reflection”

This sculpture is meant to reflect on the duality of our relationship with vehicles in modern society. Note the impressive detail and structure of this sculpture. It looks as if this car could drive right off its snow mound and speed off!

 

China’s “Mermaid”

This sculpture just drew me in. The expression and soul in the mermaids was striking. They seemed to move and shift with the light around it.

 

Team Turkey’s “Wormholes of the Universe”

Every year we get one or two sculptures that seem to defy gravity. This year’s “Wormholes of the Universe” and Team Vermont’s “(What’s Your) Sine Wave” do just that. This year’s sculptures were finished on Saturday am and will be open for viewing throughout this upcoming week. We encourage you to check out this one of a kind event. The forecast for this week predicts some sun and warmth, so these masterpieces will not last long! See you there.


5 Activities for the Whole Family on Your Breckenridge Vacation
Posted by toby | Tuesday, January 17, 2017

Family Activities in Breckenridge

In Breckenridge, you will find so much more than skiing and shopping.

In fact, you can find activities for everyone of all ages and interests. If you’re looking to spend some quality time with your entire family, Breckenridge is the place to visit because it has plenty of amazing family-friendly adventures to offer.

Round up your loved ones and try one, a few, or even all of the following winter activities in Breckenridge:

1. Sledding at Carter Park

The sledding hill at Carter Park is bigger than most at 300 feet in length, and it has a few bumps to give the daredevil in your family an adrenaline rush. The hill is so big and fun that your family can easily spend a few hours sledding there. An added bonus is the dog park right next to it, where your family can hang out with the dogs whenever someone needs to catch a breather from trekking up and down the hill.

Family Friendly Activities in Breckenridge

2. Ice skating at the Stephen C. West Ice Arena

At $8 per person and $4 per skate rental, your family can spend hours in the rink on a budget. If you’re lucky, you may even catch a fun event like Ullr Skate or Disco Ball Skate Night!

3. Visiting the Mountain Top Children’s Museum

This museum, which is located at the south end of Main Street, offers fascinating exhibits, creation stations, and activities for children ages 10 and under. The museum’s mission is to encourage imagination, creativity, and curiosity in children by exposing them to all kinds of fun subjects, including (but not limited to) animals, ski patrolling, outer space, color experimentation, arts and crafts, recycling, construction, dressing up, and more.

4. Spending an entire day at the Breckenridge Recreation Center

Fork over $15 per adult, $7.50 per child, $12 per senior citizen, or $38 for the whole family and enjoy 69,000 square feet of pure fun. The Breckenridge Recreation Center, which is found on Airport Road, has a gymnasium, indoor tennis courts, pools, a water slide, a racquetball court, basketball courts, a sauna, spas, a pro shop, an indoor rock climbing wall, and a child care center.

5. Hanging out at Downstairs at Eric’s Activities for the whole family in Breckenridge

This place has it all. Children and teenagers will find delight in the many arcade games around the restaurant. Parents and grandparents will jump at the chance to sit at the bar and throw back a few beers while watching the game on one of the few TVs behind the bar. The entire family will enjoy the extensive menu that includes burgers, pizza, gyros, sandwiches, salads, and more. An evening at Downstairs at Eric’s is time well spent.

In addition to the above activities, there are many more family-fun winter activities in Breckenridge. You can look into taking an art class with your children in the Breckenridge Art District, snowshoeing, visiting the Henry Ford Museum, or exploring at the Edwin Carter Discovery Center. There is something for everyone in your family!


Introducing Breckenridge Happy Homes
Posted by toby | Thursday, December 22, 2016

Here at Breckenridge Resort Managers, we understand the challenges of owning and caring for a second home, particularly in the unique climate of the mountains. Frozen pipes, snowplowing, wear and tear on appliances, managing guests - all these can quickly sour your visit and make your vacation more work than relaxation.

Enter Breckenridge Happy Homes.

We created Breckenridge Happy Homes for this reason - so you can enjoy your second home, without wasting your vacation time on the ever-expanding to-do list. Toby Babich, owner and founder of Breckenridge Happy Homes and BRM says, "Breckenridge Resort Managers has been providing professional property management for vacation homes since 2008, and our experience, knowledge, and credentials are a demonstration of our dedication to our craft.  To bring that dedication and professional experience to a wider audience of homeowners, we opened Breckenridge Happy Homes in 2016 to serve owners who have second homes in Breckenridge."

Whether you are looking to rent your second home or just want a watchful eye on it while you are gone, we take the chore out of second home ownership.

Here are a few of the services we offer:

without property rentals

  • Wellness Inspection
  • Emergency Calls
  • Housekeeping
  • Repair Coordination and Supervision
  • Alarm Monitoring

with property rentals

  • Housekeeping
  • Key Service
  • Post Guest Inspections
  • Emergency Response

Breckenridge Happy Homes can protect your family’s investment, as well as protect your vacations. Visit our new website for a full list of the packages we offer or call to protect your home today.

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