How do you determine monthly rent?
We set rent amounts according to ‘fair market value’, meaning rent amounts of comparable properties in the neighborhood and nearby communities. We conduct extensive research on current rental listings and other rental management companies. From there, in consultation with you, we arrive at a rent amount.
What does a property need to be rent-ready?
Your property should be in the best possible condition to attract quality tenants. Touch up any marred or dirty areas with a fresh coat of paint, professionally clean carpets and floors, perform any needed repairs, check smoke alarms, replace light bulbs, and anything else to make your property move-in ready.
Which websites do you use to market my property?
In addition to our own popular local website, we post your property on Zillow.com, Apartments.com, Realtor.com, Homes.com, Carigslist.org, and more.
When do you show the property?
When vacant, we typically conduct showings Monday - Saturday and by special appointment on Sundays. If occupied, we schedule showings with the current tenant.
How long will it take to rent the property?
There is no way to give you an exact time-frame, but we work diligently to find your ideal tenant/s as quickly as possible. Sometimes it's better to wait a bit longer for a quality long-term tenant.
Who is responsible for maintaining the yard?
Lawn care is typically the tenant's responsibility, but some owners include it as a service, especially for large yards requiring more care. We can advise you on a case by case basis. In either case, if your property is vacant, we want to make sure the lawn looks great in order to attract your next tenant.
Should I allow pets?
When you exclude pets, you exclude an enormous amount of potentially great tenants. It's much more important to find a tenant who will take care of your property, and having a pet has little relation. Moreover, you can easily cover potential pet damage with a pet security deposit. Notably, there are restrictions for larger dog breeds due to liability and insurance concerns.
Should I allow smokers?
There is no need to restrict your property to non-smokers. Simply prohibit smoking in or around the property with well-placed non-smoking signs.
How do you screen prospective tenants?
We understand the primary importance of finding reliable and responsible tenants. Every prospective tenant fills out a detailed application that documents rental history, credit history, employment history, and current income.
How long is the lease?
Our standard leases are 1 year. In certain cases and with your approval we may grant shorter leases. At the end of the lease term, the contract automatically becomes a month to month tenancy. We typically contact you 30 to 60 days prior to the end of a lease, to determine if the tenant will be offered a lease renewal, become a mont-to-month tenant, or be asked to vacate. This is also the time for rent increases where applicable.
Who maintains security deposits from tenants?
Security deposits go into a company trust account and are held there until the tenant vacates. At that time we deduct any amounts owed and refund the balance in accordance with Missouri law.
Can you pay my monthly property bills?
We can take care of most of your monthly recurring bills, with the exception of tax and mortgage payments. These may include utilities, pool care, lawn care, HOA fees, and insurance.
When can I expect my monthly funds?
For all rent paid on time you typically receive payment within the first seven days of the month. For expediency, we can deposit funds directly into your checking account.
Do you provide monthly statements?
We send you a monthly owner statement that includes all amounts added and paid. Additionally, you can view current and past statements through your online owner portal.
What if I have questions about my monthly statement?
Who handles maintenance and repairs for the property?
We use reliable, competitively priced vendors to diagnose issues and make needed repairs. We can also work with the property owner to determine who should perform the work, and at what cost.
How often do you inspect a property?
We inspect your property prior to a tenant moving in and when a tenant moves out. We can also perform annual or bi-annual inspections in compliance with city and state ordinances. We also perform regular inspections of the exterior to identity needed maintenance and repairs.
What happens if the tenant is late paying rent?
The rent is due on the first of the month, with late fees typically applied when it's not paid by the third or fifth day of the month. In case of late payments, we will notify the tenant of potential eviction actions and notify you about expected payment dates.
What happens when you have to evict a tenant?
If the tenant becomes delinquent in rent and refuses to negotiate a payment plan, we initiate legal proceedings to evict. Although evictions are very rare due to our rigorous screening process, we are fully prepared to protect your interests. We work with a highly experienced attorney with a strong track record.
What if the tenant leaves before the end of the lease?
We immediately prepare the property for a new tenant and begin marketing it. The current tenant is held liable for rent until the lease expires or a new tenant moves in, whichever comes first.
How quickly do you notify me when my property becomes vacant?
We typically email or call you within a day from the time we receive the tenant's 30 day notice. As soon as the property is vacant, we conduct a move-out inspection and perform any needed repairs. We'll recommend a new rental rate and begin marketing your property ASAP.
Who pays for repairs on my vacant property?
After completing the move-out inspection, we determine what repairs and cleaning costs the previous tenant is responsible for, and make necessary deductions from the security deposit. Wee consider this an important part of the management process, and work diligently to protect your interests.
How much notice do I need to give a tenant if I want them to vacate my property?
It largely depends on whether or not the tenant is on a long-team lease and a few other factors. But typically either a 30-day notice or 60-day notice is required.
Can you help if I decide to sell my property?
Although we do not sell properties directly, we can refer you to highly trusted and reliable brokers in the local area.