VACANCIES
If a tenant chooses to vacate, the property must pass a thorough check-out inspection before the tenant is released from the rental agreement and the security deposit is returned. This minimizes the preparation and turn-around time before your property is re-rented. The inspection will not be made until the tenant has removed all furnishings and other personal belongings. We encourage the tenant to correct any of those items that need to be done in order to get back his deposit and that saves us time and cost of hiring cleaning people and repairmen. Any balance of the security deposit is returned to the tenants within 30 days of vacating.
While your property is vacant, we generally notify our owners via email on a weekly basis to give them an update on showings, calls, etc. so they are always informed on the property's status.
RENTING
KEY POINTS:
Applicants are required to complete a rental application and to provide credit information and references. A credit check is made of every prospective tenant. Each tenant pays for his own credit check. We explain to all applicants that prompt rent payment will help maintain their good credit rating. If an otherwise acceptable tenant does not have a credit file with the bureau, we take an increased security deposit in selected situations in which we feel comfortable.
Once a tenant’s rental application has been approved, an appointment is made with a property manager to sign the actual rental agreement. This gives us a chance to answer any questions and to carefully explain the tenant’s responsibilities, as well as our company policies and procedures. The tenant pays his first month’s rent and security deposit by cashier’s check or money order to safeguard your interests.
Before your property is re-rented to the tenant, we make a thorough move- in inspection. This is done with the tenant. We find that this helps to develop a good working relationship with the new tenant. At the same time, it gives us one more chance to encourage our tenants to take pride in their home. It is also a good time to show them where to change the air and heating filter.
SECURITY DEPOSITS
As an additional protection, appropriate security deposits are always collected upon completion of a rental application by a prospective tenant. The amount of deposit is based on the monthly rental rate and the credit worthiness of the tenant applicant. Applicants with pets are required to pay an additional pet deposit. You, as owners, hold the security deposit which we forward to you.
PROPERTY INSPECTIONS
Our main job is to protect your investment property. We do this in two different ways. Our property management specialists make frequent driving tours by the various properties we manage. Exterior inspections are very important, because a property that is well maintained on the outside is normally being taken care of on the inside, too. In addition, we make regular preventive maintenance inspections of the interior of the property.
KEY POINTS:
The right for us to make routine, announced inspections is part of the tenant’s rental agreement. Tenants are always notified of a pending property inspection. The inspection is conducted with the tenant present. We use a property condition report. At the same time we check for preventative maintenance items.
Tenants who are doing a good job receive special thanks congratulating them on the pride and care taken in their home.
Tenants who are doing a poor job are also notified in writing. We follow up with a second inspection shortly after the tenant has received the report. If the tenant has not shown good faith by providing proper maintenance or making the requested repairs, we will begin proceedings to correct the problem at the tenant’s expense and/or move the tenant out.
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REPAIR AND MAINTENANCE SERVICES 
