The property should be in the best possible condition to attract a quality resident. Paint should be in good shape with marred or dirty areas touched up. Neutral colors for walls and floors are best. Blinds or shades are ideal window coverings. The home should be "detailed" clean and the yard in excellent shape.

The competition determines the rental amount. As experts in the field, we can determine the market and the competitive rental ranges for your home. If the home is marketed too high the home will be vacant much longer. If it is marketed too low, it may be one or two years before the price becomes competitive again.

The property is immediately added to our local MLS (Multiple Listing Service), our websites, several Military websites that post available rentals, our local news station/newspaper website, our individual Re/Max Office website, and RE/MAX .com. A sign is placed in the yard and marketing photos are taken within 48 hours.

Vacancy periods are market driven. There is also some luck involved in the right person looking at the right time. Homes rent more slowly between Thanksgiving and New Years. Location and price effect vacancy.

Statistics indicate that 75% of renters own pets. Restricting pets reduces the number of available qualified residents. Pets should be screened and pet references checked out. In general, a well-behaved cat or dog causes less wear and tear on a home and yard then a young child. We as a Management company also have a $300 pet deposit per pet.

It is common to restrict smoking inside the property. This does not significantly reduce the marketability of the property.

In federal, state, and local Fair Housing regulations children come under the protective class of "familiar status". It is unlawful to discriminate against children in any way.

If a resident has good credit it is our common practice to collect first month's rent on the date of move in and the security deposit up front. The security deposit can be used for any damages that are done to the property by the tenant. The security deposit is held in a property trust account as required by real estate regulations.

The rent is due on the first of each month. We begin collection proceedings after the fifth of the month by sending out a late notice. If the rent is not paid within five days of that notice, we take the first step in the eviction process and send out a 3-day notice to pay rent or vacate. If the resident still does not pay, the owner is notified and eviction papers are filed at the courthouse.

The payments to owners along with statements are processed at the end of each month. Disbursements are made by ACH direct deposit into the owners' accounts and statements e-mailed the same day, or if you choose we can mail a check and your statement.

We are on call for emergencies 24 hours a day and 365 days a year. We have an extensive network of maintenance personnel and sub-contractors to handle any emergency on your property, day or night.

We only do 12- month and 24-month leases. At the end of the lease term the owner can decide to renew to the resident (if the resident wishes to remain), vacate the resident, or allow the resident to remain month-to-month. If the market has changed the owner can raise the rent at lease end.

It is our standard, and agreement with our owners, that we be allowed to authorize up to $350 in maintenance repairs without the owners approval. If there is a Home Warranty in place, a service request will be put in with them. Sometimes a request falls into the category of a maintenance emergency, and the cost may be over the allowed $350, if this is the case, the owner will be notified as soon as possible.

The resident is responsible for the rent for the term of the lease. If residents leave before the termination date they are responsible for the rent until the end of their lease.

A refundable security deposit taken at move-in is usually sufficient to handle the minor damage caused by residents. Residents with excellent credit and references seldom cause significant damage. If the resident leaves the property owing money for rent and/or damages they will be billed. If they do not pay we will file a writ for restitution with the court. If the court agrees with the charges the court will enter a judgment against the resident. The judgment can either be turned over to an attorney or a collection agency. A judgment remains on the person's records for several years or until satisfied.