Owner FAQs

We collect all payments from the tenant. Each month, you receive a detailed statement that accounts for all payments and expenses on your property. All rents and other payments are deposited into a trust account. We will deduct our management fee and any other expenses that have been authorized and send the balance to you. We post statements and process payments each month on the 15th unless it fall on a weekend or holiday.

Payments are sent to owners by direct deposit, and statements are sent by e-mail and/or accessed through your web portal. Owners can access reports and previous statements anytime online.

Our pricing is very competitive. If you shop around, you will find that our pricing is structured differently than most other companies. We have an "owner mentality" approach to property management. Our system is set up so that our goals and revenue sources are in-line with the property owners. We make money when the property makes money. Our fee structure proves that we are motivated to get good long-term tenants, not turnover and vacancy.

View our pricing here.

Our entire team meets weekly to review each vacant property. If a property is not rented within 15 days, it is typically due to price, presentation, and/or exposure. Our management system addresses each of these factors:

Price: We will recommend a rental price based on comparables in the current market with a goal of having it rented within 15 days or sooner. We track the inquiries, showings, and applications for each vacant property. With this data, we are able to adjust the price as needed.

Presentation: We will make recommendations based on our experience and feedback from showings. If the property needs more cleaning or other improvements that will help the presentation, we will discuss these items with you.

Exposure: We give our vacant properties maximum exposure through our marketing program. This includes top ranking websites, local media, social media, tenant referral program, yard signs, and our own website. More exposure gives us more options for screening for good tenants, less time vacant, and increased rental income. 

We do not make money on vacant properties. Most owners who have switched to our system have seen a decline in their vacancy rates.

We run rental comparables for your property and area, and use that information to determine a starting price. We then track the number of calls, showings, and applications we receive, and review the listings and prices weekly to make adjustments as needed. This way, we are able to get the property rented quickly and at a good market price. If your property is listed too high, then it will take longer to rent and in most cases the extra rent you were trying to get was lost in the time the property was vacant.

Some owners want to increase the rent to cover their mortgage. It is great when we are able to do this, but please understand that your mortgage payment has little to do with the rental market. Our system is set up to make your renting experience as lucrative as possible in current market conditions, NOT to waste time sitting vacant.

We have developed a thorough inspection program to protect your investment, and to hold tenants responsible for lease violations and damages. Although our high screening standards reduce most lease violations and damages, regular inspections are important to maintain these standards and to identify maintenance issues before they progress. Here is an outline of our inspection program and how often we are checking on your property:

• We perform regular drive-by inspections
• Every spring and fall we perform detailed property inspections
• Between each tenant, we perform and document a full property inspection
• Additional inspections are performed as needed, and if the tenant fails to pay rent or respond to communications
• Upon reasonable request, we will perform additional inspections
• Our vendors are trained to notify us of concerns each time they visit a property

We have found that regular property inspections and routine maintenance can save us and you thousands of dollars. For example: sometimes even good tenants will let a little drip under the sink go without being repaired, or fail to change a furnace filter as needed. If items like this are not addressed, they can lead to expensive sub-floor and cabinet damage or costly heating and AC repairs.

Included with our spring and fall inspections, a preventative maintenance survey is performed for a nominal fee (typically $50 to $85 depending on the property and services required). Owners love this service, and the feedback is very positive.

If damages are found during any of our inspections, the tenant is given 3 days to repair it to its original condition, or we line up the repair and charge the tenant. This includes lawn care and other exterior maintenance issues.

Although our high screening standards reduce most lease violations and damages, regular inspections are important to maintain these standards, and to identify maintenance issues before they progress.

A preventative maintenance survey is performed for a nominal fee (typically $50 to $85 depending on the property and services required). Here is a basic list of what is included in this service:

This service is performed bi-annually. During any of our inspections if damages are found the tenant is given 3 days to repair it to its original condition or we line up the repair and charge the tenant. This includes lawn care and other exterior maintenance issues.

“Sometimes even good tenants will let a little drip under a sink go without being repaired, or not change a furnace filter as needed. If items like this are not addressed they can lead to expensive sub-floor and cabinet damage or costly heating and AC repairs.”

Tenants are required to give us a written 30-day notice prior to moving out. When we receive this notice, the tenant is given a Move-Out Packet. This packet gives them detailed instructions on how to leave the property in great condition. It includes a cleaning checklist, key and utility instructions, charges for needed cleaning and repairs if necessary, and deposit return procedures. Tenant security deposits are held in a trust account until the tenant moves out. Once the tenant moves out, we perform a total property inspection and use the deposit to cover any damages or cleaning that is needed to return the property to its rent-ready condition. We return the remaining deposit money to the tenant with a full accounting of what was performed. We love it when we can return a full deposit to the tenants, because this means the property is ready to be rented again.

You have hired us to save you time and money and so we take care of routine and small maintenance issues without bothering you. The standard maintenance approval amount is $500. This means that if the repair is going to be under $500, we will take care of the issue, keep your tenants happy, and you will see it documented on your statement. If the repair is going to be over $500 then we contact you to discuss the options and get approval. Our vendors know to look for warranties when possible. We also negotiate better prices and service with our volume and experience. In some cases, we do not know the cost to repair an item until it is diagnosed. Once the issue is diagnosed, we contact you with details and the estimated costs.

Owners can specify if they will allow pets or not in their property. Here is some information to help you make that decision: According to the Utah Rental Housing Association 75 percent of Utah renters have pets. If an owner chooses to not allow pets it may take a little longer to rent the property, but they lower their risk of having damages caused by a pet. If the owner allows pets, we recommend a limit of 2 pets and weight restrictions based on the size of the property. Our inspection process always includes a thorough search for pet damage and smell. We have found through years of screening potential tenants that pets typically match their owners. Good, clean people have good, clean pets.

*It should be noted that if a tenant has proper documentation for a companion animal as allowed in the Fair Housing Act, then we are obligated to allow these animals. The tenant is still responsible for any damages caused by the animal.

We verify that the proper utilities are in the tenant's name before they are allowed to move into your property. Whenever possible, it is best to have the tenants responsible for paying the utilities. However, if there are some utilities that must remain in your name, we can take care of paying those bills for you. You will see these payments on your monthly and year-end statements.

Once we have spoken to you about your specific property, and determined if our management system will work for you, we will send you a management agreement and a property data sheet to complete. We can get most properties into our marketing system within 24 hours of receiving the signed agreement. Here is the basic process:

1. With the management agreement, you will get a property data sheet. You can fill this out and your property manager will review it with you, or your property manager can complete this during a property tour or over the phone.
2. We can advise you on any issues that may limit the property's rental potential.
3. If you are switching from another management company, we will handle all of the details and coordinate the turnover, notify the tenants, and gather all the necessary information.
4. We will need to get keys, any current tenant paperwork, and contact information.
5. We will get the vacancies into our marketing system immediately and begin showing the property.
6. We will get the utilities properly set up if necessary.
7. See the "Minimum Property Requirements" page for information about getting the property ready.