How much can I lease my home for? Finding a good rental listing price is similar to running "comps" for sale. We would do proper research to find your existing "active" competition in addition to finding what has recently leased comparable to your home itself, the neighborhood, and features etc. Call us and we can assist you with this right away!
How long will it take to find a tenant for my home? The depends on the home and area of course. Smaller single family homes, condos, and townhomes generally lease faster than a larger family home. However, we would run a detailed rental comparative market analysis to get a good "range" of what your days on market may be. Generally 30-60 days is average. Finally we will also advise you on current market specials we are recommending such as "first month free" or "ZERO Move in" sometimes these are necessary to do!
What are your fees? The advertising per vacancy is generally only $499 depending on property type and number of units. This covers the cost for advertising your home via the web and print. The monthly management fee is generally $69 per month depending on property type, location, and number of units. We do not have any "up front" fees. All of our fees are taken only from rent collected. Please call us for a no obligation estimate.
How do you advertise my home? First and foremost we will place your home within the rental MLS and offer any Realtor in the valley a commission to assist us in placing a qualified tenant. We also utilize only the most effective and innovative internet advertising available today! Including a video photo slide show "virtual tour" and digital photo placement! We are confident through our strategic ad placement and aggressive tenant placement we will fill your vacancy faster then any competitor!
How do you screen a potential tenant? All potential tenants must fill out an application. We then run a full credit report, verify employment, research past landlord history and check references.
Do you offer a lease only service without management? Not Currently, however a standard Realtor will charge you generally the same if not more compared to our reduced leasing and management fees combined! In addition to this "costs" are only a small part of the responsibility and liability of taking on a tenant. Give us a call to review before deciding against full service property management - you won't regret it.
What if a tenant does not pay rent? If after the 5th day of the month rent is not paid a "5 day notice" to pay or quit is issued. If no rent is received after the legal notice period of 5 days is up, then our attorneys file a motion in the local Justice Court for a hearing and judgment against the resident for non-payment and removal from the property. If payment is was not received from the resident at the hearing, then an order from the Judge to remove the tenant is issued to the Court's Constable and within a week the property is returned to us. This entire process beginning the 2nd day of month is usually concluded within 4 weeks. Opulent prides itself on having a fair but firm policy on rent collection enforcement to protect your interests in the property.
What if there is a repair on my home? How does that work? The tenant will call us on all repair calls. Any repair $300 or under you will not be notified on. Any repair call over $300 you will be contacted to discuss and/or form a game plan to repair. This reason is twofold. If we contacted every owner on "minor repairs" this would not only be inefficient but also contradicts the true value of property management. You should not want to be bothered on menial repairs. That is one of the great benefits to management.
Do you hold back reserve funds for my property? Yes, $300 will be held back from initial rent payments for incidentals and/or emergencies. This is your money kept in a trust account. This money as with all other financials will be outlined in your monthly accounting statement.
Do I get a monthly statement? Yes, on the 15th of each month an electronic statement will be emailed to you outlining activity from the previous month.
How do I get paid? The tenants pay rent directly to us. Once negotiable funds are available we direct deposit funds to you minus any expenses for the month (repairs etc)
Why should I use your services over other companies? We see our best value to be in our business model, service, and pricing. In Property Management there are generally two types of business models the first being "mega" firms, managing 2000+ homes, the second being "boutique" firms managing fewer than 300 homes. We are a boutique management company and owner/operators. Your home will be managed and overseen by an owner NOT an hourly employee. This gives most owners a greater sense of peace knowing they can pick up the phone and speak with someone who has a vested interest in their success! In addition, our pricing is extremeley competitive. Call us today for a no obligation estimate!