Property Owner FAQ
Answers to Frequently Asked Questions by many of our current Clients
How do you determine the rental rate?
Rent amounts are determined by finding the “fair market” rent value of comparable properties in the neighborhood. We do extensive research using internet, other management companies and our own expertise to provide the rental rate recommendation to you.
What needs to be done to prepare a property for rent?
The property should be in the best possible condition to attract a quality tenant. Paint should be in good shape with marred or dirty areas touched up, carpets or flooring cleaned, needed repairs fixed, light bulbs replaced, carbon monoxide and smoke alarms installed and checked for operation. The home should be “detailed” clean and the yard should be maintained until occupied. Download the Move-In Checklist
What websites do you use to market the property?
In addition to our own highly visited website, we post properties to over 200 different websites including very popular sites like Craigslist, Zillow, Trulia and Hotpads.
When do you show the property?
If Vacant, we typically have open showings of properties Monday thru Saturday and by appointment only on Sunday. If the property is occupied, we will schedule a time and date with the current tenant.
How long will it take to rent the property?
Unfortunately, we cannot give you an exact time that the property will rent, some properties rent within days while other may take over a month. But we will work diligently to rent the property as quickly as possible while considering our most important objective is to have a quality tenant.
Who is responsible for maintaining the yard?
Responsibility of lawn care is generally the tenants but some owners will include this service, especially if it is a large yard or needs extensive care. We can advise you if we think providing lawn care should be included in the rental rate. While the property is vacant you will want to make sure the lawn is being cared for and it looks good since this is the first impression prospective tenants have of your property.
Should I allow Pets?
Statistics indicate that 75% of renters own pets. Restricting pets reduces the number of available qualified residents. We typically market homes as pet’s negotiable with a minimum $500.00 additional security deposit. Certain dog breeds are restricted due to liability and insurance concerns.
What about smokers?
It is common to prohibit smoking inside the property. This does not significantly reduce the marketability of the property.
How do you screen prospective tenants?
We understand the importance of finding responsible and reliable tenants. We require a detailed application from each adult. We will process the application by completing current and previous tenant verifications, income qualification, and credit check.
How long is the Lease?
Unless otherwise requested by the property owner, our leases are for 1 year. At the end of the initial lease term the contract becomes a month to month tenancy. We will typically contact you 30-60 days prior to the lease expiration to inquire about offering the tenants another one-year lease or keeping them on a month to month agreement, we will also recommend any rent increases that we feel are justified.
Who maintains deposits received from tenants?
Security deposits are received from tenants and maintained by our company in a trust account until the tenant vacates at which time we deduct any amounts owed by the tenant and refund the balance in accordance with California State Law.
Can you pay my monthly bills?
We can pay monthly recurring bills associated with your rental property at no additional cost except for taxes and mortgage payments. These bills may include utility service, pool care, lawn care, association dues, insurance etc.
When can I expect my monthly funds?
If rent has been paid on time you will typically receive payment between the 3rd and 6th of the month. We can direct deposit funds into a checking or savings account of your choice or send you a check.
Will I receive monthly statements?
You will receive a monthly owner statement with copies of any bills paid and they will be mailed or emailed to you based on your preference. In addition, you will be able to create a login to be able to visit your owner portal to view any current or past monthly owner statements, bills paid, tenant leases, renewals, and property inspections.
Who do I contact if I have a Questions about my monthly statement?
For information about your monthly statement please contact (916) 597-2006.
What is the $300.00 owner reserve fee for?
We maintain a $300.00 balance in each owner’s operating account to cover any expenditures such as repair and maintenance, utility bills, or other costs that may occur prior to receiving the next month’s rental payment.
When will I receive information for my taxes?
A 1099 and complete Year-End Statement for the previous year will be sent to you by the end of January each year.
Do you charge a markup on repair or maintenance issues?
The handling of repair or maintenance issues is included in the monthly management fee and we do not charge any markup or additional fees for bills submitted by vendors.
Who handles the maintenance and repairs for the property?
We use reliable, qualified and cost effective vendors to diagnose the issue and make the necessary repairs. If the property owner would like to perform work, we will contact them to discuss the issue and offer any assistance we can.
Who pays for maintenance and repairs for my property?
Our vendors are trained to identify problems caused by normal wear and tear which the property owner pays for versus damage caused by the tenant’s abuse, misuse or neglect which the tenant would be responsible to pay for.
Will you inspect the property?
Prior to any tenant moving into the property we perform a move-in inspection and then again when the tenant vacates we perform a move-out inspection. For a small fee we will perform an annual or bi-annual interior inspection of the property which complies with the inspection requirements for the City and County of Sacramento. All reports are done using a cloud based iPad program and you will be provided the detailed report with pictures which is typically 10-20 pages
What happens if the rent is late?
The rent is due on the first of each month and late fees assessed if rent has not been paid by the first business day after the 3rd of the month. If we have not received payment, we will contact the tenant and then update you about the date we may expect payment.
What happens if you have to evict my tenant?
If the tenant becomes delinquent in rent and we cannot negotiate a payment plan we may advise legal proceedings to begin eviction, although this is rare and our eviction rate is less than 1% of tenants that we have placed into properties. All of our evictions are handled through a California based attorney specializing in tenant/landlord law. The owner will be responsible for the cost of the attorney and we will provide you that cost and get your approval prior to starting any action.
What happens if the tenant leaves before the end of the lease?
We will begin marketing the property for a new tenant and the current tenant will be responsible for the rent until the next tenant moves in. In addition, the normal leasing fee charged to the property owner is paid by the current tenant.
How quickly do you contact me when my property comes vacant?
We typically send a letter or email and contact you by phone within 1 business day once we receive the 30 Day Notice to Vacate from the tenant. We will recommend the new rental rate and begin marketing the property for a new tenant. Once the property becomes vacant we will perform a move-out inspection and then call you to outline the property condition and any recommended repairs.
Who pays for repairs on my vacant property?
After the move-out inspection, we will determine if the past tenant is responsible for the cost of any repairs, cleaning or damage above “normal wear and tear” and make those deductions from their security deposit. We want you to know that we consider this an important time in the management cycle, and we will protect your interest.
What if a tenant contacts me?
Our job is to take the worry and stress of management away from the property owner. Although we are required to put your name on the lease agreement we will never give a tenant your address or telephone number, but occasionally tenants contact owners using other means for this information. In such instances it is imperative to direct tenants to contact our office for any requests. This provides continuity for tenants and allows you time to relax. If you would like to make direct contact with the tenants, just let us know and we will inform the tenants.
How much notice do I have to give the tenant if I want them to move out?
If the tenant has lived in the property for less than one year you can give them a 30-Day Notice to Vacate, otherwise you will need to give them a 60-Day Notice to Vacate
Can you help if I want to sell my property?
Although we do not sell properties, we can refer you to some of the best Real Estate Agents in the Sacramento area.
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