Need a rental for the entire summer at the beach? Better hurry

A seasonal workforce needs summer housing, and rentals fill up fast during the early spring for the college, teen and J-1 students coming to the beach. 

This season's market is already getting crowded, said Sharon Palmer-Stauffer, rental manager and vice-president at Coldwell Banker Resort Management, which serves the Delaware beaches area.

"The seasonal market this year is a little tight because there are a lot of J-1 students that require their employers have housing for them out front," she said. "So a lot of seasonal rentals are already booked."

There are some rentals still available, though, Palmer-Stauffer said. Here are some tips from local Realtors on how to get a good summer rental and how to be the best tenant possible.

1. Look early

To get a good rental, it is crucial to start looking as early as December or January, said Chris Mitchell, regional vice president of Coldwell Banker Vacations serving the Ocean City area.

This ensures possible renters have the best residence from which to pick, he said.

"Having a good idea of your price range and property size requirements is always a good idea, and securing any roommate relationships in advance will help with the planning as well," he said.

Tenants need to get their rent to the rental company before the end of the spring, said Grace Masten, chair of the Rental Task Force for the Coastal Association of Realtors.

It's a lot easier to get the rental company the full rent starting in December or January than starting in April, she said.

And if someone didn't get a property yet, Palmer-Stauffer said it isn't too late to give up hope.

In fact, she said, people can get a property through the spring.

"As the season comes on right through the summer, we will list seasonal properties right up until June," she said.

2. Have a trustworthy landlord

Not surprisingly, real estate companies recommend real estate companies. 

While Craigslist and Airbnb are options used by tenants who stay for the summer, Realtors point to state laws and regulations that help protect both landlords and tenants. 

The real estate company and rental agents know the properties and the rental environment, Palmer-Stauffer said.

The average person should expect to spend $1,500 total for rent from May to August with a full complement of roommates, she added. Some rentals can get expensive as they get closer toward the beach and if they have more amenities.

Prices are very fluid depending on multiple factors. 

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Mitchell said his company has various seasonal rentals available ranging from $3,950 and $11,000, and like at the Delaware beaches, the costs depend on the amenities.

"These varying price ranges usually relate to the size of the property, property location, property condition and offered amenities that are included in the rent," he said.

Doing a walk-through of the location is also important, he said. Renting a property sight unseen can put the tenant at risk for unexpected surprises.

When doing a walk-through, Masten said she recommends taking photos.

"If the owner had several properties and they moved you to another you want them to move you back," she said. "You also want to take pictures of damages so you are not held accountable when you leave."

Meeting with the rental company and taking a tour of the property is a good way to make sure the company is legitimate, she said, and keeping correspondence with the companyis a good idea too.

It is also a good idea, she said, to make a list of things that need to be done around the property, such as making sure the water is on and paint is not chipping.

3. Make sure anybody who stays for the summer is on the lease

Seasonal rentals are a good idea for not only summer workers who need to live near Ocean City full time but also for families who want to spend more than a traditional week down at the beach, Mitchell said.

However, he said they do have their disadvantages and drawbacks.

"Something that could turn into a disadvantage to the tenant would be trying to add more people into the property once their lease is already in place," he said. "Tenants should never let people who are not on the lease stay in the property, as those situations always turn out badly for the tenants who are legally responsible."

Those on the lease have the obligation to return the property in good condition to the landlord, he said.

READ MORE: Ocean City drops changes for short-term rentals like Airbnb — for now at least

There have been situations over the years when the tenants allow other people to stay on the property who were not added to the lease and later created problems for those on the lease or caused damage for which the tenants were legally responsible.

"Stick to the lease," Mitchell said, "and if you have a situation where you want to add another roommate, contact the landlord and have that person added to the rental agreement."

4. Read the lease

Reading the lease ensures responsibilities that need to be done at the end of the summer are taken care of, Masten said, such as steaming the carpet and turning in the keys, including the mailbox key.

"Really look through the unit with a clean set of eyes," she said. "Have a landlord and or somebody look over the property."

And don't be afraid to make any repairs that may be needed.

If the screen is in need of repair, take it to a store to have it fixed.

"Don’t be afraid," she said. "If there are damages, there are handymen who can make those repairs. We are here to help."

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