FAQ
- What needs to be done to my house?
The better condition your property is in, the better quality tenant we will attract for you. This means that the property should be clean, walls should be painted (a neutral color is best) if they are dirty or marred, and things should be in good repair. It is best to have window coverings on the windows, such as blinds. Lawn care should be done prior to the new tenant moving in. Upon taking over management, we will go through your property and make note of the condition and what we would suggest being done. You would then instruct us what you want done.
- Can I say who I want as tenants for my house?
- How will you find tenants and how long will it take?
Once we start management, a rental file is made up. Your property is added to our list of available properties. Your property is listed in the Multiple Listing Service and on the Internet. We also put up a rental sign and a lockbox if the property is vacant or desired. The time of the year and the condition of the property will determine how long it takes for your property to rent. Generally, it takes up to two months to lease a property in good condition during the spring and summer months. Fall and winter are historically a slow time and may take longer.
You can specify whether or not you want tenants with pets (except as allowed by law in most situations) or even tenants who don't smoke. However, the more restrictive you are, the longer it could take to rent your property. You cannot discriminate against any protected class under the federal fair housing or local fair housing laws, such as saying you don't want children. Because of this, it is best that you stay out of the selection process. We are professionals in leasing. We have specific criteria that every applicant has to pass in order to rent your property.
- Who does the repairs on my property?
- When do I get my money each month?
Rents are due in our office on the first of each month. Our leases specify that if rent is not received by the sixth of the month, it is considered late. In order to avoid violating trust accounting laws, we need to wait until rent checks clear before we can send payment to you. We will collect the rent, pay the bills and then on or about the 12th of the month, provide you detailed monthly statements showing all the income and expenses for the month along with payment of any excess funds, either by mailing you a check or by electronic deposit to your account.
The tenants do have responsibility for some of the maintenance on your property. They have to replace burnt out light bulbs, change air conditioning filters, change batteries in the smoke detectors, provide for exterminating indoor insects after move in. Tenants are usually responsible for the lawn care. When repairs need to be done outside the scope of the tenant's responsibility, we would have one of our sub-contractors handle the job. Anyone doing maintenance on your property is selectively screened and insured for liability and workers compensation to protect you from unnecessary exposure. Our workers are available for your property maintenance needs daily and their work is guaranteed. Because of the volume of work we do with them, we usually get lower rates than what you would get if you called them directly.
- What happens if the tenant leaves before the end of the lease?
The tenant is responsible for the rent for the duration of the lease. If they choose to leave prior to the termination date of the lease, they will be charged for the rent until the property is re-rented again or other satisfactory arrangements made. We guarantee that under this situation, you will not be charged another leasing fee, if provided under your compensation agreement.
- Can I use my own contractor?
We can use your contractor if you wish; however, as protection for you and us, they would need to have liability and workers compensation insurance.
- What happens if a tenant does damage?
A security deposit taken at move-in is usually adequate to handle most damage that a properly screened tenant may cause. Tenants with good credit and prior rental or ownership history seldom cause much damage. The horror stories you may have heard about a property being trashed are generally less expensive properties that have been rented without the proper application and screening process. Our screening company checks credit, rental and ownership history, income and employment, and there are specific acceptance guidelines for each. Should the tenant leave your property owing more than is covered by the deposit, they will be billed. If they do not pay, you have the option of taking them to small claims court for any balance due.