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Property Management

The Rising Threat of Scams in SFR

Vigilance and Proactive Measures Cannot be Overstated By Sahil Farooqi In the ever-evolving landscape of real estate, the terror of rental fraud has emerged as a significant threat to property managers and investors alike. With rental fraud becoming more sophisticated, ranging from synthetic fraud to fraudulent listings, the importance of safeguarding single-family rentals cannot be overstated. These unlawful activities not only jeopardize the financial returns on rental properties, but also undermine the integrity of the rental market as a whole. Recognizing and countering such frauds is needed for those who wish to ensure the security of their investments and maintain the trust of legitimate tenants. Rental scams have long plagued the single-family rental (SFR) market, but the issue has escalated significantly in recent years, particularly during and after the COVID-19 pandemic. The pandemic created an environment ripe for fraud, with increased online interactions and a desperate need for housing among many individuals. This article explores the various types of rental scams, their impact on stakeholders, and the innovative measures being developed to combat this growing problem. Understanding Rental Fraud in Single Family Homes The rise in rental scams is stark. A significant study by TransUnion highlighted that the incidence of rental application fraud jumped to 3.2% in the first quarter of 2020, up from 1.8% in the previous year. This increase is largely attributed to heightened financial pressures; individuals, driven by desperation, engage in misrepresentation of information to secure housing. According to the FBI’s Internet Crime Complaint Center (IC3), reports of rental fraud increased by 30% from 2019 to 2021, with losses totaling over $37 million in 2021 alone. The Better Business Bureau (BBB) has also documented a surge in rental scam complaints, noting that the majority of these involve social engineering tactics. Social engineering scams involve manipulating individuals into divulging confidential information or performing actions that compromise their security. In the context of rental fraud, scammers pose as landlords or property managers, using convincing tactics to extract personal information and money from unsuspecting renters. The rise of social media and online rental platforms has facilitated these scams, making it easier for fraudsters to reach potential victims. Data from the BBB highlights that younger adults, particularly those aged 18-29, are disproportionately affected by these scams, accounting for 43% of reported incidents. Furthermore, the IC3 reports that nearly 11,500 rental scam cases were filed in 2021, reflecting a significant and growing threat to both renters and property managers. The trend of rental fraud has not only persisted but evolved with fraudsters employing more sophisticated tactics. Property managers reported nearly 29% of rental applications exhibited signs of fraud, a stark increase from pre-pandemic levels. This surge is linked to the proliferation of services that assist in creating fraudulent documents, which are increasingly difficult to detect with conventional methods. Additionally, the New York State Attorney General’s Office has recorded up to 6,000 complaints of deed theft, highlighting another dimension of rental fraud where properties are illegally transferred without the owner’s consent. The Human Impact of Rental Scams The repercussions of rental scams extend far beyond financial loss. These fraudulent activities can devastate individuals and families, stripping them of their savings and leaving them without a place to live. For property managers, the consequences include damaged reputations, legal battles, and the arduous process of evicting squatters or repairing vandalized properties. Various case studies across the United States illustrate the cunning tactics employed by fraudsters. In central Florida, a family was deceived into paying $7,000 for a non-existent rental, leading to eviction and significant financial loss. Similarly, in Detroit, the “fake landlord” scam has been prevalent, where individuals pose as landlords of properties they do not own, exploiting the high turnover of houses and the desperation of renters. These incidents underscore the critical need for vigilance and advanced screening processes by property managers and potential tenants. Similarly, property managers face immense challenges when dealing with squatters and vandals. These illicit activities not only result in lost rental income but also incur significant repair costs and legal fees. In some cases, the presence of squatters can delay the leasing of properties for months, causing substantial revenue loss. A Unified Front Against Rental Scams Addressing rental scams requires a collaborative effort from all parties involved in the SFR market. Operators, vendors, and renters must work together to develop and implement robust security measures. At Rently, we are fully committed to this collaborative approach, actively sharing scam data and trends with our partners to create a safer rental environment. Renter Education Educating prospective renters about the risks of rental scams is crucial. Property managers should provide clear guidance and educational materials, such as brochures or online resources, highlighting common scam tactics. This empowers renters to recognize and avoid potential frauds, such as listings that ask for money before signing a lease or properties that cannot be toured. Transparent communication channels should be opened to address any concerns or suspicions regarding rental properties. Technology Solutions for Fraud Prevention Rently is at the forefront of developing advanced security technologies to combat rental scams. Our comprehensive security tech stack includes several key innovations designed to protect both property managers and renters: Risk Scoring Model // Our machine learning-powered risk scoring model evaluates user behavior and assigns risk scores, allowing property managers to customize rules down to the zip code level. This model helps identify and mitigate fraudulent activities before they escalate. Proactive Cluster Tag // This feature prevents repeated bad actors from re-entering the platform by identifying and blocking users who have previously engaged in fraudulent activities. By using clustering techniques, we can detect patterns of behavior that indicate potential scams. ID and Selfie Verification System // Our robust verification system detects synthetic IDs, fake IDs, and fake selfies. By verifying the authenticity of government-issued IDs and matching them with selfies, we can ensure that only legitimate users gain access to properties. AAMVA Checks // We have recently integrated AAMVA checks into our verification process. This powerful tool cross-references user-provided

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Ease SFR Property Management

How to Utilize Smart Home Automation By Jason Myers A comprehensive smart home technology package elevates the value of a single-family rental (SFR) property for both the operator and renter. Smart tech can also ease the daily burdens of managing hundreds, if not thousands, of SFR properties in a portfolio. These smart home devices and systems (like lighting, security, HVAC and irrigation) are remotely controlled with ease via a smartphone app or via your computer. Property managers can also tout the benefits of smart home technology when renting an SFR property, differentiating it from other options and potentially driving increased rents for added functionality. Here are a few of the most important items to consider including in a rental property’s smart home automation package to help you enhance the property management experience while maximizing your SFR investments. Smart thermostat According to a 2022 survey from rent.com, smart thermostats that can be controlled remotely are the most sought-after smart device among renters. And with the convenience and comfort they can provide, it is easy to see why. Most models enable users to adjust heating and cooling temperatures based on the hours residents are home to help maximize comfort and lower energy bills. Some can even use geofencing capabilities that allow them to detect whether a resident’s mobile device is present to know when to turn the A/C or heat up or down. Furthermore, when a property is vacant, the property manager can control the asset from a centralized location, making it easier to efficiently manage the home and reducing unnecessary energy consumption and related expenses. Smart security system Smart home security and remote monitoring is becoming more common, so there are plenty of systems to choose from. Options today allow your renter to decide if they want to do the monitoring themselves or via a surveillance subscription. Either way, they can receive alerts anywhere about potential security threats, such as a garage door left open, and they can even arm and disarm the system remotely. In between renters, property managers can keep an eye on vacant properties to help reduce the chances of squatters or other unwanted parties entering a property. Smart locks Smart locks were the second-most-requested smart item by renters in rent.com’s survey. There are multiple types of smart locks that allow residents to remotely lock, unlock and monitor doors via a phone app, maximizing both property security and convenience. Some options do not actually replace the lock mechanism, so a physical key can still be used as a backup. Plus, most smart locks allow users to confirm they have locked a door after leaving home for added peace of mind. Smart smoke and carbon monoxide detectors Smart smoke and carbon monoxide detectors (often combined into one device) can provide an extra layer of safety to your technology package. If there is an emergency, the devices can send alerts to the resident’s smartphone (and even property management with renter approval). They can also let users know about low batteries without the typical loud chirping of conventional models. Some models can even connect to other smart home technologies like lighting, allowing residents to be alerted by a flash or color change in every room so everyone is aware of an emergency. Smart outlets Smart electrical outlets enable greater convenience and safety by letting users control the power to any device plugged into it remotely via a smartphone or voice assistant. Residents can turn off a lamp or iron that they forgot to shut off before leaving home (or using voice commands when at home). Users can also track their energy use with some models and design schedules to automate their use. Smart doorbell Your tenants can know who is at the front door without leaving the couch (or from anywhere in the world) with a smart doorbell. These smart devices show who is on the porch via a smartphone app and allow users to talk to the person remotely as well. Some can also detect deliveries, helping residents to secure packages and prevent theft. When a home is vacant, property managers can leverage this tool for another layer of securing a property from unwanted visitors. Smart lighting Forgot to turn off the lights before leaving home? Or want to be able to turn specific ones on and off while away on vacation? Smart lighting technology can deliver. Not only can they be controlled remotely, many use location-based controls to detect the user’s smartphone location and turn lights on or off automatically. Smart garage door Smart garage doors can help make your SFR home safer and add convenience for your renters. Whether you add smart accessories to an existing garage door opener or opt for a new smart garage door system, renters will be able to remotely monitor and confirm whether the garage door is open or closed and open or close it as needed from any location. Be Smart About Your Smart Home Package When you are ready to add a smart home technology package to your SFR, there are several key considerations: Budget // What part of a property’s budget can be allocated to smart home technology? How much additional revenue can be generated by offering these enhanced features? Consistent Equipment // If you are considering upgrading your homes with smart home automation, installing consistent equipment across all of your properties is integral. This creates multiple benefits including being able to purchase equipment in bulk, which can reduce cost; quicker installation because of system familiarity; consistent education/troubleshooting for both tenants and property managers; and better centralized monitoring. Installation Partner // Finding a centralized partner who can install and get the equipment operating quickly reduces down time if a property is empty and interruptions to the tenant if the home is occupied. A strong partner may also be able to inventory and warehouse your equipment and deliver as needed for installation and repairs. As smart home automation becomes more of the norm, now is the time to consider your

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Aligning the Real Estate Industry to a Tech-Savvy Generation of Renters

What’s Next for Asset and Property Managers By Sarah Lange The property management landscape is undergoing a profound transformation driven by the rising economic influence of Generation Z. Recognizing the rapid shift toward technology post-COVID and its effects on the asset and property management industry helps to predict and navigate future changes. The New Age of Rentership The property management landscape has undergone a significant transformation as Gen Z takes the reins as the primary demographic of renters in the United States, comprising over one-third of all renters. Individuals in this age range are accustomed to an on-demand lifestyle and they seek seamless, user-friendly tools that simplify everything from searching for property listings, signing leases, managing rent payments, and requesting maintenance. But, how can you cater to the new tech-savvy generation without alienating renters that remember searching for listings in the newspaper? The pool of renters may share more similarities than you think. The Industry’s Rapid Shift and the Effects of Overnight Digitization Despite the seemingly sudden boom of all tech-suffixed sectors within the past decade, proptech has been evolving since the 1980s, per Forbes. Prior to the COVID-19 pandemic, nearly all industries had begun digitizing operations, and the real estate industry, particularly the property management subset, was no different. However, COVID-19 exacerbated the need for streamlined operations as property managers scrambled to adopt virtual and self-showings to comply with local lockdown regulations. The first consequence of a rapidly-adopted hands-off approach to property showings was a dramatic spike in rental scams. During the pandemic, these types of housing scams became so prevalent that consumers lost over $350 million in 2021. With housing insecurity on a steady rise and more people turning to online marketplaces like Facebook and Craigslist to find rental homes, the problem is only getting worse. Moreover, instant payment apps like Venmo and Cash App, coupled with increasingly convincing fake property listings, make it easier for prospective tenants to fall victim to rental scams, and harder to get their money back. Given the variation in squatters’ rights and eviction laws across states, this sudden and dramatic rise in rental scams ushered in costly and time-consuming processes for landlords and property managers everywhere. However, the effects of this seemingly overnight shift toward digitization within the property management sphere are not overwhelmingly negative, as this industry was previously antiquated. Early proptech software proved to be costly and difficult to integrate into existing operations, leaving smaller property management companies unsure of how to progress. Thus, manual processes and leasing inefficiencies remained the standard. However, as B2B SaaS platforms dominated the technology landscape, they were competing with each other, lowering software prices and becoming more accessible to property management companies of all sizes. The abundance of these platforms has made leasing operations flow smoother for property managers while improving the accessibility of housing for renters. Amidst mass layoffs and inflation, many have turned to self-employment, freelance work, or the gig economy. To increase accessibility of housing to these renters, there has been a shift toward open banking, utilizing fintech platforms to provide a more comprehensive view of a prospective tenant’s financial data that traditional screening methods would miss. Showdigs has found that after-hours and weekends make up over 60% of all in-person tour inquiries. Property managers working a traditional nine-to-five schedule are missing out on valuable leads, and renters unable to tour during the workday have a difficult time finding housing quickly. Many proptech platforms have made an effort to crack down on property security to make self-showings and virtual tours safer for property owners and managers, while making property showings more accessible to renters. Following in the Footsteps of Revolutionized Industries You can draw countless parallels when considering the factors that contributed to the digital revolution of the property management industry. However, the rise of e-commerce in recent years bears remarkable similarities. Before the age of at-home TV shopping, commerce remained relatively unchanged. Prior to that, the last major shift occurred in the early 1900s when chain department stores and shopping malls began to replace small mom-and-pop shops. It is not until the launch of Amazon Prime 2-day delivery in 2005 that consumer behavior patterns changed forever. While Amazon is the catalyst that sparked a change in the way you shop for goods, COVID-19 was the event that sparked a tech-forward mindset in the property management industry. Shifting consumer demands as Gen Z aged into the rental market, alongside a need for automation in the leasing process, ushered in the adoption of leasing software. Another parallel lies in consolidation. The property management landscape has seen an uptick in acquisitions. Instead of catering directly to property owners, large institutional property management companies have started to absorb the portfolios of smaller, family-owned businesses. With more capital to spend, these institutional portfolios have spurred a trend of renovating to include smart home devices and other features that tech-savvy young renters seek out. With renting gaining popularity in recent years, coliving, specifically in the single-family rental market, has seen a modern emergence as more renters are opting to live with roommates. According to Common, a coliving unit costs, on average, 15% to 20% less than renting a studio unit in the same market. Companies like Bungalow are converting much of their single-family portfolio into shared homes. The Resilience of the Industry Compared to the beginning of the last decade, property and asset management operations are unrecognizable. The adoption of new technologies has streamlined leasing operations and has led to the consolidation of smaller, family-owned companies, into institutional portfolios. Fundamental changes to the leasing process has made the housing search easier to navigate, while technologies like self-showings have made housing more accessible. As the industry looks toward the future, proptech is constantly innovating to provide owners, managers, and renters with a seamless leasing and tenancy experience.

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Property Management and the Buy-and-Hold Investment Strategy

Enhancing the Profitability and Longevity of Rental Investments By Jennifer Stoops Investing in real estate has long been recognized as one of the most lucrative and stable ways to build wealth. Among the various strategies employed by investors, “buying and holding” stands out as a time-tested approach to maximize returns and achieve financial freedom. Buying and holding real estate involves purchasing a property with the intention of owning it for an extended period. Unlike other investment strategies like flipping properties, this approach focuses on long-term wealth accumulation and cash flow generation. The idea is to buy a property at a favorable price, hold onto it for an extended period (usually years or decades), and let the property appreciate in value over time. There are many benefits of the buy-and-hold real estate investing strategy: Appreciation Real estate properties tend to appreciate in value over the long term. By holding onto a property for years, investors can benefit from substantial appreciation, which contributes significantly to their overall wealth. Passive income Buying and holding real estate allows investors to generate a passive income stream through rental payments. Rental income can cover mortgage expenses and other property-related costs, creating a steady cash flow. Tax advantages Real estate investors enjoy several tax benefits, including various tax deductions and depreciation. These tax incentives can lower the overall tax burden and increase the profitability of the investment. Hedge against inflation Real estate investments act as a hedge against inflation since property values and rental incomes often rise with inflation. As the cost-of-living increases, rental rates can be adjusted, protecting investors from the erosion of purchasing power. The Property Management Part The benefits of investing in and owning long term rental properties are significant, but it is not all rainbows and unicorns. Once you own a rental property, there is the matter of managing the property. This is a critically important piece of the buy-and-hold strategy and yet is often overlooked and undervalued in how it can affect the return on your investment (ROI). Often, the significance of managing the asset is not recognized until a problem occurs, which is often very costly. Typically, we use professionals in our lives who specialize in various fields that bring knowledge, expertise, value and protection to us. In the world of buy-and-hold real estate, a professional property manager may be your best investment for the continued increase in the return on your investment. With all the issues surrounding our economic climate, including squatter issues, eviction moratoriums and housing affordability, professional property managers are equipped to handle these issues. Why Use a Property Manager Effective property management is paramount to the success of the buy-and-hold strategy. Properly managing real estate assets ensures that investors can maximize returns, minimize expenses, and maintain the value of their investments. Engaging professional property management services can relieve investors of the day-to-day responsibilities of running rental properties. Property managers handle tasks such as tenant screening, rent collection, property maintenance, and compliance with local laws. Professional property managers are like an insurance policy as they bring an intimate knowledge of the local real estate market to the investor. This expertise allows them to accurately determine optimal rental rates, ensuring that the property generates maximum income without deterring potential tenants with overly high rates. Additionally, property managers are well-versed in the local property laws and regulations, helping investors avoid legal pitfalls that could result in costly fines or lawsuits. Owning and managing rental properties requires a significant time investment, from advertising vacancies and screening tenants to handling maintenance requests and emergencies. By hiring a property manager, investors free up their time to focus on other aspects of their lives or business. Property managers also act as a buffer, shielding investors from the day-to-day stresses and issues that can arise with tenants and maintenance. One of the most critical tasks in property management is tenant screening and placement. A professional property manager conducts thorough background checks, credit assessments, and rental history evaluations to ensure that only reliable and responsible tenants are chosen. This diligent screening process reduces the likelihood of rent payment issues and property damage, safeguarding the investor’s income and property value. Consistent rent collection is essential for maintaining stable cash flow. Property managers implement efficient rent collection systems, making it easy for tenants to pay and ensuring that the investor receives their income promptly. Moreover, in case of any rent-related issues, property managers handle late payments and enforce lease agreements, reducing the burden on the investor. Property maintenance is an ongoing necessity that can consume a significant amount of time and resources. A property manager maintains a network of trusted contractors and service providers, ensuring that any repairs or maintenance needs are addressed promptly and at reasonable costs. This proactive approach helps preserve the property’s value and keeps tenants satisfied. Having a vacant property is one of the leading causes of stress for an investor. Vacancies can be costly for investors, as they lead to income gaps. Property managers employ effective marketing strategies to minimize vacancy periods by creating compelling property listings and utilizing various advertising channels. They also have access to a pool of prospective tenants. Do you know the laws for the state, municipality or HOA where your rental property is located? There are state laws, municipality laws, HOA covenants and restrictions, city and town ordinances, code enforcement, all information you need to know regarding your property to keep from inadvertently doing something wrong. Navigating the legal landscape of rental property management can be complex. Property managers are well-versed in tenant-landlord laws and regulations, ensuring that all interactions and agreements are compliant. In case of disputes or conflicts with tenants, property managers have the experience to handle negotiations and resolutions, protecting the investor from potential legal entanglements. In the world of real estate investment, time and knowledge are invaluable assets. Hiring a professional property manager is undoubtedly a prudent choice, giving investors access to expertise, efficiency, and peace of mind. From expert market insights to

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Buy and Hold Property Management

Accelerating Occupancy Through Timely Field Services By Nickalene Badalamenti-Kalas Increasingly, buy and hold property managers and investors are looking to move at-risk or delinquent assets to long-term, income-generating homes. In these scenarios, time literally is money. As a property remains unoccupied, it is not only failing to generate income, but it is also generating losses as maintenance costs continue to accrue to keep buy-and-hold properties in tenant-ready condition. Moving properties quickly into tenant-ready condition also works to eliminate community blight.  Speed and efficiency are of the essence as are code compliance, accuracy of inspections, the quality of field work provided, and completeness of documentation. A difficult order to fill without help. Engaging an Experienced Partner Savvy property managers and investors tackle this challenge head-on by engaging an asset management team who can deliver:  »         A full complement of turn- and make-ready services to stabilize properties and values  »         A nationwide network of field service professionals who can respond quickly to any eviction, rehab, repair, maintenance, or asset management requirements  »         A mastery of code and regulatory compliance and documentation, to forestall preventable violations, added fees and costs  »         Property registration services  »         Disaster alert technology to forewarn managers and investors of potential storm damage to their assets, as well as an experienced field service team to perform asset stabilization services Here are the essential elements in a market- and tenant-ready property strategy. The Ideal Tenant It is an axiom in the buy-and-hold universe that the quality of a home — and by extension, the quality of a community — determines the quality of the tenant. Good tenants are conscientious custodians of a property. They don’t want a “rental.” They want a home of which they can be proud and make their own, and care for as long as they live there. For many investors and property management companies, this presents a shift in perspective, from numbers on a spreadsheet to individual investments that generate maximum value to owner and tenant alike. The long-term, successful buy-and-hold strategy begins with the understanding that a well-manicured, properly maintained, code-compliant property attracts tenants who want to stay and compound the asset’s value. Vigilance is Key Proper care and monitoring of at-risk homes is essential. Monitoring and responding to delinquency trends, resident and municipal concerns, and proactively stabilizing each asset will begin to enhance property values. Inspection and Scope Services In the buy-and-hold market, inspections are critical, whether prior to or after acquisition, to determine occupancy, document property condition, and establish the scope of turn- and make-ready services required for bringing the property to tenant-ready status. All inspections should incorporate a full set of geo-tagged and time-stamped photos in the inspection report, to determine scope of work needed and begin the bid submission process for completing all field services needed to quickly stabilize the property for the next occupancy. Field Services There is a host of field services that investors and property management companies should consider when preparing their assets to attract quality tenants. These encompass debris removal, lock replacement, general rehabilitations, HVAC, plumbing and electrical work, preventive and seasonal maintenance, landscaping, snow and ice removal, and various other occupied and vacant maintenance needs including roofs, flooring, pools, fences, and painting. Enhancing both the visual and functional appeal of assets should include increasingly-expected smart home installations for locks, thermostats, automated irrigation systems, security and camera systems. Up-grades to kitchens, bathrooms, and landscapes have an immediate appeal for prospective occupants, and communicate the owner’s commitment to tenant satisfaction. Registration Services Asset registration is a highly specialized service that is increasingly required by municipalities, to ensure full compliance with varying regulations across different jurisdictions. These services include verifying jurisdiction through portfolio scrubbing, monitoring evolving local, county, and state ordinances, registering, re-registering, and de-registering assets, processing required fees and tracking refunds, and assigning local contractors for emergency services. Compliance: Peace of Mind Throughout the process of transitioning a property to tenant-ready status, there exists a minefield of compliance and regulatory mandates that must be navigated. A field service partner will assist clients in proactively handling code compliance to prevent costly and time-consuming violation remediation. Should a violation be issued, they should very quickly acquire the relevant specifics, reports and documentation, and deploy expert field services professionals to remedy the situation. Pre- and Post-Disaster Asset Stabilization An increasingly critical asset stabilization service is pre- and post-disaster property oversight. Developed by Five Brothers, CLADE™ Disaster Alert System is an advanced tracking and mapping technology to help managers and investors monitor property status in the advent of natural disasters or severe weather events. It leverages geospatial technology to help determine the likelihood of damage to properties potentially in a storm path, to allow proactive measures to reduce or prevent damage, and allows easy ordering of pre-disaster services that include board ups and electrical disconnects. If damage is inevitable, CLADE technology identifies which properties have likely been impacted, and generates a report sent directly to the manager and/or investor. Once the area is deemed safe to enter, post-disaster field service orders include on-site damage inspections, board removal, debris cleanup, tarping, remediation and restoration work. Electrical reconnects are promptly addressed as well. The Tenant-Ready Portfolio: Sustaining Community Value The considerations outlined lead not merely to new occupancy, but enduring occupancy that drives asset stabilization, increases value, and enhances communities. The need for urgency cannot be overstated. With a strong field services partner, at-risk properties are transformed into appealing, desirable homes that attract coveted tenants, and fuel continuous and long-term value — this is the ideal outcome.

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The Art of the German Schmear

This simple technique is an affordable and easy option for updating older homes. Most people tend to look at repairs as do-it-yourself projects, especially when DIY is the most cost-effective approach to achieving a certain look. Updating interiors and exteriors is a common strategy for ridding the dated look of an older home or for spicing up a newer home. One simple way to achieve this appeal is by using a technique called the German smear. A German smear is a cost-effective way to give a fresh look to dated, boring brick. Options and Advantages Unlike a paint surface, a German smear is maintenance free, but it is also permanent. German smear comes with options such as a light smear to a medium to heavy texture. There are color options as well. Most often, you see smears that have no color additive but use the standard buff and ivory buff colors to accent the additional trim, doors and shutter colors. This is the same for the interior smears to accent any interior paint scheme. Going with buff mortar is more in line with a beige look, whereas an ivory buff gives you a white appearance, one some would describe as a whitewash. To achieve a uniform look, it’s highly recommended that you prep and complete the process within the same day. If the project requires an additional day, it’s best to complete corner to corner instead of starting and stopping in the middle of a wall. That’s because weather plays a big role with the curing process. If you want a medium to heavy texture and then decide you would like to change to a light smear, then time is of the essence. Your timeframe is limited due to the curing process of the mortar. Remember, a German smear is permanent. So, start with a light coat (thin mixture), then possibly tighten the mixture (thick coat) to satisfy your taste. You may like some brick colors in your wall, but you really may not like the majority of them. The advantage is that you can have the brick you like smeared and wiped for a thinner appeal so the brick can come through. Applications for Foundations A German smear is also a great option for homes that have foundation issues. When foundations are repaired, usually the mortar and the brick are cracked. Some people simply paint over the damage, leaving the cracks visible even through the paint. Not all visible cracks in brick are immediate signs of structural or foundation issues; some can be caused by normal settlement. A common problem after foundation repairs are made is how to repair the cracks. No one really has the answer to repairing brick and mortar defects besides replacement or tuck pointing. A German smear would be an option because the smear would match the existing non-repaired areas. The areas where foundations typically fail are around a large body of water or if the home is built on a clay-based pad. A house with a repaired foundation doesn’t mean it’s in bad condition; it may even be better because it has gone the limit already and is more stable than before the issues were visible. There is really no life span for a German smear, but it can last for years. And, a German smear that has become darkened or discolored due to location and weather issues can always be fixed by adding a new thin coat to recreate that curb appeal you desire. How-To Tips Follow these simple tips to get started: Before starting the German smear process, wash the brick free of dirt and grime. It does not have to dry before you begin the application process. It is easier to work with a dampened brick than a totally dry brick. This will also help you achieve the desired look before the mortar has time to dry, which usually begins within 20-30 minutes. Begin with a ratio of 70% mortar to 30% water, and then proceed to the coverage you desire. The 70/30 ratio will give you a pancake batter texture. Use a sponge for interior small projects that require the lighter coat. Use a trowel for the heavy texture look. Use a car-wash-style brush with medium flexible bristles for the transparent look (haze). Use a wire brush to re-move any heavy buildup that is not desired.  

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