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FAQS & DOCS

Get to know us better

Frecuently used documents:

  • Management agreement
  • Lease agreement
  • 3 day notice
  • Deposit refound form
  • Pet agreement
  • Move-in checklist
  • Move-out checklist

Will I receive monthly statements?

Yes, we provide a monthly report of rent and other income received, and maintenance, repairs, and other expenses incurred. You will also receive copies of all bills and invoices paid on your account. Owners may also call whenever they have a question or concern about the property.

How do you determine rent?

Once you choose us to manage your property, we’ll first visit the rental to take a look at amenities, upgrades, and such. Next, we’ll perform a comparative market analysis. Last, we settle with a competitive rate that will not only maximize profits but also ensure the rental gets filled quickly.

Do I lose control of my property once you start to manage it?

Of course not! As your partner, we have your best interest in mind and we appreciate how valuable your property is. That’s why we’ll always involve you in all significant decisions concerning the property. Before signing up with our company, we map out what it is like working with a property manager and what the relationship will look like. This helps to set expectations for you, as the owner, and for our company, so both sides ensure it will be a good fit. And we’re always here to discuss your property and any questions or concerns you have.

How do I know you won’t spend large sums of money on repairs or updates?

In the management agreement, we work with owners to set a dollar amount which we cannot exceed without owner approval, except in cases of emergencies. The maintenance limit is set at a minimum of $450 and will determine how often owners will be contacted regarding maintenance issues. Regardless of the cost of the repair, detailed information will be included in the online portal. We also help keep maintenance and repair costs low by using our network of reliable, cost-effective contractors to handle issues that may arise with the property. We help property owners save money long-term by ensuring high quality work at fair prices.

What if I want to use my contractor?

An owner may use their own contractor, and we are happy to work with your choice of service provider to coordinate work on your property. But we know finding reputable contractors can sometimes be challenging, especially from out of town. When an owner doesn’t have a plumber, electrician or other contractor, we can draw on our network of reliable, qualified contractors to perform needed maintenance work and rental home repairs. Because of our connections and  the volume of work we oversee, we often obtain lower rates the same high quality work, saving you money.

Do you mark-up vendor and contractor invoices?

No, we never charge a mark-up for work performed on your property. In fact, we get preferred pricing from our network of reliable, cost-effective contractors and vendors and pass those savings on to our owners. One of our main goals as your property management company is to help you maximize your return on investment. Your costs for our services, including managing repairs and vendors, are all included in our transparent, straightforward property management fee.

How do you screen potential tenants?

We only rent to suitable occupants. That is, tenants who pay on time, care for our clients’ properties, cause fewer issues, and rent long-term. And how do we get such caliber of tenants? By subjecting every applicant to a methodical screening process. Our screening process looks at matters such as the prospective tenant’s income, credit rating, and criminal, rental and employment history. It’s only after a candidate has passed this assessment that they can rent any of the properties we manage.

We obtain a credit report, criminal background report, check employment verification, rental history, and eviction history on every prospective adult resident. Once we gather key information, we compile it in our system, contact you with the list of qualified tenants and help you make a final decision on your new tenants. Placing qualified residents in your property is one of our most important responsibilities as your property management company.

How much money do you collect from residents before allowing them to move-in?

When a resident signs a lease for your property, they are required to electronically pay one month’s rent to cover the security deposit. Tenants must also pay their first month’s rent before taking possession of the property.

What happens when a tenant’s lease is about to expire?

As your management company, we are proactive to prevent loss of rental income. Instead of waiting to see if tenants give notice, we always contact tenants 60 days prior to the lease expiration to confirm whether they will renew their lease. If they wish to renew, we perform a new market analysis to determine the appropriate rent. When the analysis favors an increase, we negotiate the renewal with the tenants and have them sign the new lease.

If tenants are moving out, we will check with you before we begin marketing your property. We begin our comprehensive search for new tenants 30 to 45 days in advance of the lease termination date, minimizing vacancies so you continue to earn rental income.

What is done after a resident moves out?

We perform a move-out inspection of the property, usually within a day after the resident moves out. During the inspection, we compare the condition of the property to its documented condition when the tenant moved in, recording it with digital pictures and/or video.  We are experienced at determining the difference between “normal wear and tear” and damages that can legally be charged to the former resident. We follow all legal requirements for documenting deductions from security deposits and returning the remaining portion to the tenant.

We can also make recommendations to preserve the value of the property and decrease the vacancy time. We can arrange for one of our reliable contractors to complete any needed work to return the home to optimal, ready-to-rent condition quickly and cost-effectively.

Should I allow pets?

In some cases, a unit may not be functionally suitable for pets, or the property owner may choose not to permit pets. However, many of our rental properties DO consider pets under certain circumstances. We defer to the owner of the property for their preference when setting a pet policy. When desired we will enforce a no-pet policy. About 75 percent of renters nationwide own pets, so allowing pets can increase the pool of potential tenants and may decrease turnover.

Tenants who own pets will be requiered to place an additional Pet Deposit which varies from each property. Pet Deposits are Fully Refundable at the termination of the lease, if no damage to the interior or exterior are noted on the Move-Out Inspection.

Is your contract flexible?

Yes, our agreement is accommodating. We don’t tie down our clients with inescapable contracts that have been complicated with jargon. As a matter of fact, we work with landlords on a month to month basis. Unlike most other property management companies that will lock you in for an entire year.

Do you hold funds in reserve?

Depending on the size and type of property, all accounts are required to maintain a reserve amount. This reserve amount is placed in a trust account and is used to cover any charges or unexpected maintenance bills that may arise when there is no rent or not enough rent to cover those charges. The reserve amount normally starts at $300.

Does Property Management pay my bills?

We pay bills associated with your property including maintenance bills, utilities, property taxes, insurance and mortgages. After we receive rents from the tenants, we pay your mortgage and utility bills before we pay the other bills. The remaining balance will be sent as proceed checks to the owners.

How often do you check on my property?

During a vacancy we normally show your property 2-3 times per week. While rented, we schedule your property for an annual inspection. This inspection is sometimes called a “leak check”, since we check for roof leaks, pipe leaks, and tub/shower leaks. We also photograph the property and we do provide you with a written report. This inspection normally takes 1-2 hours which includes setting up the appointment, the inspection, writing up the report, and sending it to you. We bill this inspection at our normal rate for maintenance. If you want additional inspections they can be arranged. We also suggest you have a “termite inspection” performed at least every two years to check for dryrot, leaks under the house or in the attic, and for infestations.

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