Winston Salem Property Management - Permitted uses of the Security Deposit

From Article 6 - General Statute 

Security deposits for residential dwelling units shall be permitted only for the  The tenant's possible nonpayment of rent and costs for water or sewer services
provided pursuant to G.S. 62‑110(g) and electric service pursuant to G.S. 62‑110(h).
Damage to the premises, including damage to or destruction of smoke alarms or carbon monoxide alarms.
Damages as the result of the nonfulfillment of the rental period, except where the tenant terminated the rental agreement under G.S. 42‑45, G.S. 42‑45.1, or
because the tenant was forced to leave the property because of the landlord's violation of Article 2A of Chapter 42 of the General Statutes or was
constructively evicted by the landlord's violation of G.S. 42‑42(a).

Any unpaid bills that become a lien against the demised property due to the
tenant's occupancy.

The costs of re‑renting the premises after breach by the tenant, including any reasonable fees or commissions paid by the landlord to a licensed real estate
broker to re‑rent the premises. The costs of removal and storage of the tenant's property after a summary ejectment proceeding.

Court costs.

Any fee permitted by G.S. 42‑46. Late Fees

§ 42‑46.� Late fees.

(a)������ In all residential rental agreements in which a definite time for the payment of the rent is fixed, the parties may agree to a late fee not inconsistent with the provisions of this subsection, to be chargeable only if any rental payment is five days or more late.  If the rent:

(1)������ Is due in monthly installments, a landlord may charge a late fee not to exceed fifteen dollars ($15.00) or five percent (5%) of the monthly rent, whichever is greater.

(2)������ Is due in weekly installments, a landlord may charge a late fee not to exceed four dollars ($4.00) or five percent (5%) of the weekly rent, whichever is greater.

(3)������ Is subsidized by the United States Department of Housing and Urban Development, by the United States Department of Agriculture, by a State agency, by a public housing authority, or by a local government, any late fee shall be calculated in accordance with subdivisions (1) and (2) of this subsection on the tenant's share of the contract rent only, and the rent subsidy shall not be included.

(b)������ A late fee under this section may be imposed only one time for each late rental payment. A late fee for a specific late rental payment may not be deducted from a subsequent rental payment so as to cause the subsequent rental payment to be in default.

(c)������ Any provision of a residential rental agreement contrary to the provisions of this section is against the public policy of this State and therefore void and unenforceable.

(d)������ A lessor shall not charge a late fee to a lessee because of the lessee's failure to pay for water or sewer services provided pursuant to G.S. 62‑110(g). (1987, c. 530, s. 1; 2001‑502, s. 4; 2003‑370, s. 1; 2004‑143, s. 5.)

Winston Salem | Why Due Diligence Matters For Repairs

Contact Us, We can help!

The due-diligence deadline decides how inspection repairs actually get negotiated in Winston-Salem 

Inspection surprises can cost buyers leverage and sellers strong offers if you don’t handle them by the deadline. Here’s how that critical date shapes every move during your real estate transaction: 

All inspection findings must be negotiated before due diligence ends, miss it, and you lose your best negotiating window. Sellers aren’t required to fix anything unless a written repair agreement is signed by both parties. 

Clear, documented repair requests, focused on safety or structural concerns, get the fastest response. Vague or last-minute proposals stall deals or push buyers to walk away. Separate big-ticket repairs from cosmetic items to keep negotiations focused and productive. 

If you need extra time to investigate, secure a written extension before the deadline to avoid rushing big decisions. Every repair promise needs detailed documentation, including who will do the work and how the result will be verified before closing. 🔍 

Have you ever felt pressed to negotiate repairs fast? Save this post for a smoother next negotiation, or share it with someone facing the same challenge! 

We believe every family should feel confident when buying and selling their Winston Salem and Lake Norman Area Home.

Announcement | New Jobs Coming to Davie County - Advance NC

 

$120 million in new investment and 400 fresh jobs: that's more than a headline, it's a signal of long-term growth for Davie County. 🚀 When a national manufacturer like ProVia sets roots, it changes the landscape for everyone involved.

Beyond the job numbers, this kind of facility brings a domino effect to the local economy. Real estate demand often rises as employees look to live closer to work. Local businesses, from restaurants to service providers, tend to see more foot traffic and opportunity. For Advance and nearby communities, a project of this scale can elevate everything from local infrastructure to home values. 🏡

Here’s the practical impact: major capital infusion doesn’t just bring immediate hiring. It helps reposition Davie County as a magnet for future business and residential growth. When new facilities open their doors, it often sparks momentum that benefits both long-time locals and newcomers alike.

If you live or work in the area, how do you see this investment shaping your plans, professionally, personally, or as a community? I’d like to hear your perspective. 👀

We believe every family should feel confident when buying and selling their Winston Salem and Lake Norman Area Home.

#RealEstate #winstonsalemrealestate #propertrymanagement #clemmonsrealestate #lakenormanrealestate,

Winston Salem Real Estate - What Carolina Living Will Do For You

 Let Carolina Living Real Estate and Roby Robertson assist you with your Real Estate needs!

Winston Salem - Basis Points Meaning

 

With the volatility of interest rates, buyers are looking at potential interest rates when they are thinking of purchasing a new home.    When considering when to buy with regard to interest rates, lenders and financial people will use the term basis points to help predict where interest rates may be.  For example, you may be told that if your timeline is 3 months they may advise to consider potential rates using basis points range.  For these planning purposes you need to understand basis points.   Below is a simplified explanation.   

If you are thinking of buying, let me help.   I have great lenders to refer and can help with the search!

A basis point (abbreviated as bps and pronounced "bips") is a unit of measurement equal to one-hundredth of a percentage point, or 0.01%. [1]

📊 Understanding the Math

1 basis point = 0.01%
25 basis points = 0.25% (or a quarter of a percent)
50 basis points = 0.50% (or half a percent)
100 basis points = 1.00% (a full percentage point) [1, 2]

💡 Why Lenders and Economists Use Them

Financial experts use basis points to prevent confusion when talking about interest rate changes. [1]

If a loan's interest rate is 4% and it goes up by "1%", people might wonder if the rate is now 5% (an absolute increase of one percentage point) or 4.04% (a relative increase of 1% on top of the original rate). Saying the rate increased by 100 basis points makes it crystal clear that the new rate is exactly 5%. [1]

📌 Practical Example

Imagine you are shopping for a mortgage and the quoted interest rate shifts from 6.00% to 6.25%: [1]

The rate increased by 25 basis points.
On a $300,000, 30-year fixed loan, that tiny quarter-percent bump adds roughly $50 extra to your monthly payment, totaling around $18,000 in extra interest over the life of the loan. [1]

Winston Salem - Investor Intel | Rental Investors

 

Information courtesy of The Close

Rental investors may need to get more comfortable offering tenants a deal. In August, 43.5% of rental listings across the 50 largest metros offered some type of concession, up from 40.4% a year earlier, according to Realtor.com. The competition is particularly intense in markets with lots of available rentals. More than two-thirds of listings offered concessions in Denver, Austin, Las Vegas, Nashville, and San Antonio, with Denver nearing 72%.

For investors, concessions can be less expensive than letting a property sit vacant, but choosing the right incentive matters. Landlords are using waived or reduced fees, upgraded amenities, free rent, and even moving assistance to compete for tenants. Smaller investors may not be able to match an apartment complex offering several months free, so I’d look for incentives that make a listing more attractive without permanently lowering its economics. A one-time rent credit, reduced application fees, or a useful property upgrade could be easier to absorb than cutting the monthly rent for the entire lease. More importantly, investors purchasing rentals in these markets should account for concessions before they buy. If competing properties regularly offer a free month, underwriting a deal at full asking rent may overstate what the property can realistically earn. Investors should research local vacancy rates, competing listings, new apartment supply, and current incentives, then calculate whether the property still works after potential concessions and vacancy. Some protections aren’t worth sacrificing: security deposits remain an important safeguard against damage and nonpayment, and I don't recommend sacrificing them. What investors are prioritizing now:

Competitive concessions: Investors should know what nearby landlords are offering before deciding whether a free month, fee reduction, rent credit, or upgrade will make their property stand out. Effective rent: A $2,000 asking rent with one month free doesn’t produce the same first-year revenue as collecting $2,000 for all 12 months. Investors should underwrite what they’ll actually collect. Cost of vacancy: Sometimes a carefully chosen concession costs less than leaving a property empty while waiting for a tenant willing to pay full price.

Your Move This Week: 🎁 Check competing rental concessions. 🧮 Calculate effective rent. 🔐 Evaluate your landlord protections.