1. How long does it usually take to find and place a suitable tenant in my property?
2. What happens if you have to evict my tenant?
3. How soon am I notified of an impending vacancy at my property?
4. How do you handle a tenant who damages or is not maintaining my property?
5. Who usually pays for utilities at the rental property?
6. Is there additional cost if I decide to have your company pay bills associated with my property?
7. When can I expect my report and check to be sent to me every month?

 
How long does it usually take to find and place a suitable tenant in my property?

Market conditions do vary, and have a major impact on length of vacancy. However; it is our objective to rent your property in the shortest amount of time possible. The most important factor in securing a tenant is setting a competitive rental price from the very beginning. We will evaluate the market and suggest to you, based on the condition of your property, what a fair rental asking price should be. We will contact you weekly when your property is vacant to discuss interest or lack there of, and any adjustments that may need to be made in order to secure a tenant.
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What happens if you have to evict my tenant?

There are occasions (very few), where we will have to initiate eviction proceedings. All of our evictions are handled through a California licensed attorney specializing in tenant/landlord law. You as the owner will be responsible for the cost of the attorney, which is approximately $495 for the entire eviction. There are many nightmare stories about evictions taking upwards to several months before the owner can regain possession of their property. Be assured this is not the case. Most of our evictions are "uncontested", meaning the tenant does not file an answer with the court, and possession is obtained in approximately four weeks. If a tenant does file and answer with the court, a hearing date will be set, and the tenant essentially has "bought themselves’ two more weeks of possession. In most cases evictions never proceed more than 4-6 weeks from initialization. Stringent tenant screening on our behalf keeps evictions to a minimum with our company.
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How soon am I notified of an impending vacancy at my property?

As soon as your current tenant notifies our office of their intent to vacate, we will inform you. A letter of confirmation is sent to the current tenant with their scheduled move-out date and information regarding what is necessary on their behalf to receive the return of their security deposit. We will discuss with you the current market conditions, suggest a rental price, and begin marketing your vacancy accordingly.
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Who usually pays for utilities at the rental property?

In Sacramento County it is typical for the owner to pay water, sewer and garbage at the rental property. The tenant pays for electricity, gas, telephone and cable. In areas where water is becoming metered, we are setting up systems for the tenants to incur those costs. All fees are negotiable however; you will want to ensure that whatever cost you are passing on to the tenant does not ultimately price your property out of fair market value.
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Is there additional cost if I decide to have your company pay bills associated with my property?

No. There is no additional charge to pay bills associated with your rental property. We will simply need to know exactly what bills you would like to be paid, i.e. mortgages, utility bills, homeowners association dues. Once we set them up in the accounting system as a recurring payable, funds will be dispersed to the appropriate company when rents are received.
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When can I expect my report and check to be sent to me every month?

We disperse owner’s funds along with a detailed report on the 9^th of every month. If you would like, we can deposit your check directly into your back account and forward your report to you. The only reason you would not receive funds at this time would be if your tenant has failed to pay rent. We will contact you and let you know of the pending status of your tenant’s payment. Owners of larger multi-unit properties may receive multiple reports during the month as lagging rents are collected and accounted for.
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