Answers to your frequently asked questions
Why do you offer standard & premium management services?Like other industries in Utah, you’ll find that most companies will claim to be the best property manager for one reason or another, but the fact is very few will actually provide outstanding service. Not only are we the most responsive and very competitively priced, but no other company will take as much pride in your property and will manage it as if we owned it ourselves.
How quickly will you find a tenant?Our marketing program and leasing services are second to none. That being said, leasing is a fluid process with many variables including asking price, local inventory levels, and seasonal factors. In most cases however, we can find a qualified applicant within 30-days.
How much will my property rent for?
Much like the real estate market determines sales prices, the local rental market determines rental rates. There are three factors that contribute to how much your property will receive in rent.
- Availability and rental rates of comparable properties
- The features and benefits of your property
- The marketing exposure for your vacancy
After we receive the details on your property, we will do a market analysis and set a starting price. We then evaluate all of our vacancies weekly and make adjustments in the price or our marketing efforts to get it rented as quickly as possible. Describe the tenant screening process. All prospective tenants are run through an extensive 8-step screening process. First, nationwide background and eviction database screening is completed to make sure tenants do not possess a criminal record, aren’t sex offenders and have never been evicted. Next, we qualify them financially by reviewing a credit report, conducting a verification of employment, and reviewing pay stubs or tax returns. Finally, we verify their rental history by contacting their two previous landlords for references.
How do I get paid?We will disperse funds by convenient ACH transfer on the 10th of every month as well as post your monthly owner statement.
Do I get to approve maintenance and repairs?Yes. All of our owners are notified of all maintenance issues as they arise. However, we will address and resolve all repair requests for our owners that take advantage of our premium management services. We do typically set a maintenance reserve of $200, meaning that if a maintenance issue comes up and is below the reserve amount, we just fix it and let you know. This keeps your property running smoothly and your tenants happy. For larger issues, we typically get multiple bids and will always contact you for approval.
What happens if my tenant stops paying or causes trouble?Our rigorous screening process usually prevents these types of issues; however, if a problem should arise, our premium service clients can rest assured that we always respond aggressively. Rent is due on the 1st and is accepted late up to the 5th. On the 6th the eviction process is started with a 3-day notice to pay or quit. Nuisance issues are handled in a similar way with one warning given before notice is posted. We also keep the law offices of Kirk A. Cullimore on retainer to address eviction and collection issues as well as to dispense legal advice when necessary.
Who will be in charge of my property?Every client is assigned a designated property manager for his/her rental property. This means you’ll have the cell phone number of a point person to call with any questions about your property or it’s care.