Q. What are your lease
terms?
A. Our leases are for 12-months at a time. At the end of the 12-month
period, the lease defaults to a month-to-month status or you may be
given the option of renewing for another term. We do not extend
any lease for more than 12-months at any one time.
Q. Can I sub-let?
A. No. We do not allow sub-letting or roommates occupying the premises
without written approval from management.
Q. If I have an approved roommate that leaves
but I stay, what happens to the deposit?
A. Your deposit is a joint deposit that stays with the property until
vacated. It will be your responsibility to work out the details and pay
for any deposit due the leaving roommate. We only issue deposit refund
checks when all the tenants are moving out.
Q. What are the penalties for leaving/breaking
my lease?
A. We take our lease agreements seriously. Our standard penalty is the
equivalent of three months rent. We will not release a resident from
their lease obligation without extreme cause or emergency.
Q. Do you allow pets?
A. Pets are allowed on noted properties only. There is an additional pet
deposit on properties that allow them. However, the following breeds of
dogs -all or part- are absolutely NOT allowed under any circumstances:
Rotweilers, Pitbulls, Dobermans and Chows. Prior to occupancy, we
require meeting the dog and we will take a photo to place in your file.
Q. How long will you hold the property for me?
A. The longest duration that we will hold a property is 14 days. The
requirement for us to hold a property is that you sign the lease
agreement, pay the security deposit and sign the Security Deposit Refund
Policy which states that if you default on the terms of the lease
agreement (i.e. you decide not to move into the residence, etc.) you
acknowledge forfeiture of the deposit paid.
Q. We cannot move for another 2-month’s, how do
we find out what properties will be available?
A. Our residents are required to give a 30-day notice if they intend to
vacate the property. All notices to vacate must be given by the 3rd of
the month. Therefore, we generally do not know more than 30-days in
advance which properties will be available for rent.
Q. How do I arrange to see some of the homes
you advertise?
A. Call our office; we are happy to give you addresses of our available
rentals so you may drive by at your convenience. Additionally, we are
available by appointment to accommodate your showing requests.
Q. Who do I contact if my property needs
repairs?
A. We encourage all of our residents to go to the “REPAIR REQUEST”
section of the website and complete accordingly. You may also call our
office to place the request.
Q. What should I do in case of an emergency?
A. In case of extreme emergency such as a fire or flood, DIAL 911. Other
maintenance emergencies or after hours requests may be made by going to
the “REPAIR REQUEST” section of the website or by calling the office.
Q. Who pays for the repairs on my residence?
A. The property owner pays for all authorized major repairs. You will
only be billed for a repair if the repair was a direct result of your
actions or that of your guest(s).
Q. Am I reimbursed for repairs that I make on
my own?
A. Not unless it was approved, in writing, by management.
Q. What method of payment to you accept?
A. Check, Cashiers Check or Money Order ONLY.
Q. Can my security deposit be used toward my
last months rent?
A. No.
Q. Does the owner or property manager have to
notify me before entering my residence?
A. Yes. Arizona law requires a 48-hours notice, either written or
verbal, prior to entry by the owner or property manager. However, in
case of an emergency the 48-hour notice is waived.
RESIDENT OBLIGATIONS
THE LEASE:
1). Our lease is a contract that we take very seriously.
2). Our lease terms are for no more or no less than 12-months at a time.
3). Residents guarantee they will pay their rent, on time for the
duration of their tenancy.
BASIC RENT:
1). Rent is due by the 1st of the month, delinquent after the 3rd.
2). Late fees are $15.00 per day beginning on the 4th of the month. Late
fees are strictly enforced.
3). If a check is returned, we impose a $50.00 return check fee but
waive any late fees. If a second check is returned for insufficient
funds the $50.00 return check fees is accessed along with late payment
fees beginning on the 4th of the month accruing until total amount due
is paid in full.
4). We do not accept partial rent payments. You must pay rent in full
including any additional charges that may be due.
5). If rent is not received by the 4th of the month a 5-Day Notice to
Pay or Quit will be issued. If payment is not received on the 5th day of
notice issuance, we will turn the file over to our eviction attorney for
court action to obtain possession and a judgment for money owed.
6). Any balance left unpaid will be turned over to a collection agency
and will be filed with Credit Bureau Services, reflecting on your credit
rating.
UTILITIES:
Residents are required to pay for all utilities unless otherwise noted
in the lease agreement.
PEST CONTROL:
Pest control is the responsibility of the resident. Arizona is home to
many pests that can be controlled with monthly spraying.
YARD CARE:
Residents are responsible for weed control, debris removal and plant
maintenance. In the event of plant or water damage or deficiency, the
resident is required to notify management.
• If plant replacement is necessary and
management was not previously notified, the resident will be billed.
• If there is an abundance of weed growth or debris on the property,
management will hire out the clean-up work and bill the resident.
The property owner will maintain, at his cost,
large trees or specialty plants as identified in the lease agreement.
OWNER QUESTIONS
Q. How much do your services cost?
A. Our management fee is ten percent (10%) of collected rents. We offer
a discounted fee for investors that have eight (8) or more properties.
Q. Do you charge for vacant properties?
A. No.
Q. What services are included in your monthly
fees?
A. We show the property to potential residents, handle the leasing
paperwork, collect the rent, facilitate maintenance issues, provide
monthly owner reports and conduct monthly drive-by and minimum twice
yearly interior inspections.
Q. How much control do I have while you are
managing my property?
A. As much or as little as you would like. We notify you when we have
procured a possible resident and have completed our verification
process.
For general maintenance issues regarding your property, we ask for a
minimum of $200.00 on file per property that we keep in a reserve. Most
owners do not want to be bothered with minimal repair costs such as a
leaky faucet. However, for necessary repairs over $200.00 you are
notified and may be involved in evaluating the situation, bid and vendor
selection.
In case of after hours emergencies or repairs such as an air conditioner
break down or malfunction in extreme heat, a blown hot water heater,
septic back-up, etc. we will contact a professional to handle the matter
and will notify you as soon as possible.
Q. How long will it take to rent my property?
A. Our average market time is 3-4 weeks. Several factors play into the
vacancy; rental price, amenities and location to name a few.
The less expensive a property is to rent, the quicker it tends to become
occupied. Amenities such as a fenced yard, appliances included and pet
friendly homes are also important factors in a successful investment
property.
Q. How are vacancies advertised?
A. We place an ad in the local newspaper, install a FOR RENT sign in the
front of the house and we place the property on our website in a still
photo or virtual tour format.
Q. Who pays for the advertising of vacant
properties?
A. Currently, it is a cost that we, as a company, absorb.
Q. What kind of checking do you do on potential
residents?
A. Typically, we verify a resident(s) employment and past
rental/ownership history. We check with their current property owner or
manager to verify past payment history and move out condition. We also
may check credit and criminal history. Generally, we do not accept
residents with prior evictions, a criminal past or with a documented
violent history.
We strictly adhere to the Federal Fair Housing Act and WILL NOT
discriminate in advertising or on an individual basis in preference to
or limitation of a person due to their race, color, religion, sex,
country of origin, handicap or familial status.
Q. What must a potential resident do to
qualify?
A. Qualification is based on how strict you are in resident selection.
Q. How do you handle evictions?
A. We turn our eviction cases over to a local attorney with a background
in eviction proceedings.
Q. Do you offer any move-in incentives for
residents?
A. In the past we have offered varied incentives such as a reduced
rental rate for the first month or a credit toward moving costs.
However, it is up to the individual owner as to what type of incentive
is offered, if any, as the costs associated with incentives are assumed
by the property owner.
Q. Who pays for utilities during a vacancy?
A. Our company puts the utility service in our name during a change over
situation. There is an establishment fee charged by the service provider
for every transfer. This fee is passed onto you as well as the monthly
usage charges as they are incurred.
