Full-Service Management

Below is a detailed outline of everything included with our Full-Service Property Management

Rental Analysis

Our first step is to collect as much data about your property as we can. Not only do we speak with you, but we verify all data through previous rental history, county records, and a personal inspection. We compare your property with similar rental properties within the market to see what your property will rent/lease for. The process followed in the evaluation is similar to any Appraisal process followed when an Appraiser evaluates a property. We are happy to help coordinate or complete any needed maintenance tasks in order to get your property in rentable condition.

 

Advertising

We are highly motivated to fill vacancies ASAP.  Our marketing strategy focuses on targeted ways to bring prospective tenants to be interested in your property. We reach out to existing clients looking for a home, post signage on the property, advertise on our web page, rental web pages, social media, and other organizations.

Tenant Screening

We take tenant screening very seriously.  We have a leasing agent personally meet and interview all perspective tenants.  The application process includes credit checks, criminal background checks, income checks, employment confirmation and rental history inspection. As we show the property to prospective tenants, they are informed of the lease terms, tenants qualification standards and renters insurance requirements. 

 

Leases and Condition Reports

Please refer to our Lease Agreement. At the time a tenant/lessee moves in to your unit we fill out the appropriate lease and condition report.  When a tenant moves in the future this document, along with our photos, prepares a visual for us as to the condition of the unit when they moved in. This helps us know how much of their deposit is to be refunded.

Ongoing Services 

Throughout our management of your property and each lease we collect rents and deposits, disburse rents to you after paying any expenses incurred that month and then provide a detailed monthly statement.  Our monthly rental owner statements include your income and expenses for your property and copies of all invoices are available to you 24/7 via your online owner portal.  We handle any maintenance needs for your property (outlined below) and provide thorough property inspections annual, as well has "drive-by" inspections twice a year.

Maintenance

Possibly the most stressful part of managing/owning property are the times when unexpected problems happen. We have decades of experience to handle problems and keep cost down.  We always bill the tenant for anything that is not general wear & tear (clogged disposal, sewer backup, etc).  Owners are notified and contacted for approval on any maintenance that needs to be completed in which the cost exceeds $300.  Ongoing maintenance such as sprinkler system service, furnace cleaning, swamp cooler servicing, etc can be handled by our in house maintenance. Should the property be vacant the home owner is required to pay for any maintenance to be performed in advance. Once the property is occupied, any costs that will exceed the incoming rent should be paid in advance.

Ledgers

Never suffer through a painful tax season again.  We compile detailed income and expense reports for your review each month.  We also provide 24/7 access through our Owners Portal.

 

Evictions

Evictions are an unlikely reality of property management, however, we can handle the entire process on your behalf.  We deliver the 3-Day notice to quit, schedule the writ, schedule with county sherriff, represent you in court if necessary and take care to legally protect your assets in the process.

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Fees

At the time of the signing of the Utah Property Management Agreement, there is a $100.00 sign up fee. A rental commission of 10 percent is charged on all rents collected, or $100 per month (depending on the pricing option you have chosen. 

You are not charged a fee when the unit is vacant. However, should there be excessive work needed to be done to evict a tenant, perform maintenance at the time we assume the management of your property, or costs to advertise your property, additional fees or commissions may be required.

Each time a new tenant is put in the unit we collect from the prospective tenant, a "tenant initiation fee" of $200.00 to originate the process. This comes out of their deposit. We pay for the screening of the tenant, time in showing the vacancy, and filling out the lease. You as an owner pay a Leasing Fee of 10%-20% and a Lease Renewal Fee of $75.00-$150.00 depending on your pricing option selection.

With single family detached homes, tenants pay all utilities including: gas, electricity, water, sewer, and garbage.

Utah Property Management Agreement

Please refer to our Utah Property Management Agreement. This is important to not only define both of our responsibilities, but also may clarify any misunderstandings. We generally go for a year at a time. This makes the initial effort we put in to renting your property an incentive for us. We're in this for the "long haul". We'd like to be standing as long as your property does.