FAQ - Property Management Systems

ANSWERS TO FREQUENTLY ASKED QUESTIONS

What will need to be done to my home before it is ready for rent?

The better condition your home is in, the better quality tenant it will attract. Your home must be left in professionally cleaned condition. Your Property Manager will prefer to arrange this cleaning to insure that the cleaning guidelines are strictly followed but you may do your own cleaning as long as you follow our cleaning guidelines. The carpets must be professionally cleaned (please provide a receipt from the carpet cleaner) and all debris and personal belongings removed from the house. It is not necessary to paint, but you should consider painting any room that has dirty or marred walls. A neutral color is best. Your Property Manager will be happy to discuss any necessary repairs or painting with you. Neutral window coverings such as blinds should be left, preferably not curtains. Tenants moving into a rental property do expect some sort of window coverings to be provided for privacy and safety. The tenants are required to maintain the yard in the condition it is provided to them. Therefore, the yard should be freshly mowed, weeded, trimmed and the leaves and debris removed.

How will tenants for my house be found? How long will it take?

Your property will be advertised on our website, as well as several other national third party websites. It will also be posted on craigslist regularly. A Property Information Sheet will be prepared for your property with all the necessary information and pictures. This information is given to anyone who sees the property, and is often sent to people who have indicated an interest. We are in frequent contact with our network of real estate brokers in the Portland metro area as well as the relocation offices of major corporations. The average time to rent a home is typically less than 30 days, although it may take longer during the winter months. A property is activated on our website and marketing network as soon as we receive notice from the existing tenant and permission from the owner to re-lease the home.

Do you collect first and last month’s rent?

Commonly move-in costs in the Portland area are approximatly two months’ rent. We collect a pro-rated rent at move in plus a refundable security deposit which is based on the credit report. The security deposit is intended to cover damages and any necessary cleaning at move out. The Security Deposit is held in a Clients Trust Account, as mandated by the Oregon Real Estate Agency.

Can I say that I do not want any pets or smokers in the house?

Pet owners make up 75% of the people in the market for a rental house! Being open to allowing pets will make your property available to more potential renters. Additional deposits for pets generally run $250.00 to $500.00. However, if you feel strongly about this issue, we will agree not to show your property to prospective tenants with pets. All of our properties prohibit smoking, in the interest of protecting your investment.

How does Fair Housing impact me?

Fair housing laws were enacted to protect against illegal housing discrimination based on “protected class status. The intention of federal, state, and local fair housing laws is to require that all individuals be given the same treatment, the same services, and offered an equal opportunity to live in a home of their choice. The only “special rights” are those provided to individuals with disabilities in order to establish equal opportunity. Federally Protected Classes are: race, color, national origin, religion, gender, familial status, and disability. State and Local Protected Classes: Oregon’s fair housing laws include the following protected classes: marital status, legal sources of income, and sexual orientation / gender identity In addition, Oregon effectively created another protected class for domestic violence survivors.

What happens if the tenant does not pay rent on time?

The rent is due on the first of each month and considered late after 5:00 PM on the 4th. If not paid by the eighth of the month, we will take the first step in the eviction process, which is to send a “72 Hour Notice” to pay the rent or vacate. If they have not paid by the end of the notice period, we would notify the owner to file at the courthouse for a FED (eviction) hearing. If an attorney is necessary in a contested FED, you will be responsible for any legal fees Unless you have chosen our optional FED (eviction insurance).

When do I get my money each month?

The rental funds must have cleared the banks before we can begin disbursing funds. We begin the payment of bills and owner statements (along with disbursement of funds) on the fifth and try to have all payment scheduled to go out between the 10th and 12th of each month.

What happens if the tenant damages the property?

The security deposit collected at move in is intended to cover tenant damage. If the tenants leave the property owing more than is covered by the security deposit, they will be billed. If they do not pay, they will be turned over to a collection agency.

What happens if the tenant leaves before the end of the lease?

If the tenants are forced or choose to leave prior to the termination date, they will be charged for all of the following; a) all unpaid rent, unpaid fees and other non-rent charges accrued prior to the date that Owner/Agent knew or reasonably should have known of the abandonment or relinquishment of the unit, b) all damages relating to the condition of the unit, c) a lease break fee in the amount, not to exceed one and one-half month’s rent.

Will you call me in the middle of the night with emergencies?

No, we handle all emergency and non-emergency repairs and call you only if instructed.

Who does the repairs on the properties you manage?

We use a variety of outside contractors depending on what needs to be done. Many of our vendors have been with us for years and are available 24 hours a day for emergencies. They work at competitive rates and are licensed and bonded as appropriate. You are billed for exactly the amount of the vendors invoice; we do not charge for supervision of normal repairs.

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