Rental housing in Durango is in constant flux, which can cause difficulty for some and ease for others who are trying to track down the right rental deal.
Here are some tips that can help you navigate the local rental waters when you’re looking for a rental house or apartment that suits your needs and budget.
A semester’s end means a huge turnover in the rental market, especially in town, as Fort Lewis College students move in and out. April 30 and May 31 are huge move-out dates and prime times to scour craigslist or consult local property managers. But be prepared to move fast; it’s a competitive market, and students on a shoestring budget will be quick to snatch up the cheapest options. Inventory dries up for the winter around August and will be especially low around the holidays.
Everyone has a dog in Durango, but not all landlords are open to four-legged tenants. Or the owner might allow pets, but demand a deal-breaking fee.
“We get people who are filthy, unwashed,” said Caroni Adams, a broker for The Property Manager. “Do you know what kind of impression that leaves on us? Flip-flops are fine, but be clean and well-kept.”
And don’t bring your mother. It signals to property managers and home owners that you can’t stand on your own.
“It’s not a good sign,” Adams said. “We never rent to them.”
Renting an apartment might get you amenities like pool access or exercise facilities. You also dodge the responsibilities of yard work. But a house provides the luxuries of space and privacy. Units may or may not come with washers and dryers, indoor or outdoor storage, backyards, basements or full bathrooms. Some may or may not require you to sign a lease, which provides flexibility but also means uncertainty. Consider which attributes are most important in a home and whether they justify the cost.
When leasing a home, find out why the previous tenants are leaving? The landlord might be unresponsive or negligent when it comes to maintenance. And always visit the property in-person before signing a lease. That may be intuitive, but Durango’s housing isn’t standardized, and those who rent over the internet may find themselves ultimately disappointed with the property – and unable to break the lease.
If the owner is asking for money up-front or Social Security numbers or other personal information before showing the house, that should be a red flag.
“I’ve had two clients call me in the past couple weeks on the verge of getting scammed,” said Ed Longinotti, a broker associate with Keller Williams. “These people advertise rentals that are too good to be true, and I think they look for these hot markets like Durango. When people are desperate, they do desperate things.”
Accessory dwelling units can be cheap, but they should be registered and permitted with the city and meet municipal standards for safety and fire access. Some ADUs fly under the radar and don’t comply with those standards, and city code enforcement doesn’t always catch them.
Durango law allows city dwellers to keep chickens in their yards, which means their neighbors might wake daily to the sound of squawking.
It’s rare for rental units, but you might be able to negotiate a price with a house owner. If the monthly rent just exceeds your price range, you might be able to work out an agreement to do repairs or other housework to make up the difference.
“My son was a student, and he found a $650 one-bedroom up Junction Creek,” Longinotti said. “The landlord in that situation didn’t care about money; he wanted someone who just presented well.”
In-town homes are the precious gems of the Durango real estate market, and the cost to buy or rent them reflects that. The convenience of living in town might be worth an extra few hundred dollars a month. If paying more isn’t feasible, you might have to settle for a longer hike or bike into town.
Working with a property manager may not be the best option. They require rental references, which some younger renters, especially college students fresh out of their parents’ houses, might not have. Those companies also require good credit and stable source of income. Individual home owners might not be as stringent with their prerequisites.
jpace@durangoherald.com
