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PROPERTY MANAGEMENT SERVICES

If you are not currently under contract with another property management or real estate company we can begin right away. If you are currently under contract you will need to terminate their services according to your agreement with them. We are happy to pick up keys, security deposits and necessary documents from the discontinued company. At your request we will email or mail you a complete start up package. Once you have completed all necessary forms and returned those to us we will get started. We will also need a copy of your landlord tenant insurance policy for our records.

ADVERTISING

“Saturation Marketing” is our goal for your vacant property in all potential appropriate tenant markets. Each tenant has their own way of locating a home to rent rather by driving around, using a real estate agent, or surfing the web, we find the largest majority of our rental calls are from signs and website traffic. With our interactive website that profiles photographs of our available rentals, rental signs and brochures, and the multiple listing service reaches licensed real estate agents, and Fort Huachuca advertising when requested. Sierra Vista Realty has memberships to Southern Arizona Association of Realtors, National Association of Realtors, and the Sierra Vista Chamber of Commerce to assist us in filling vacancies also.

PETS

The majority of families and singles have pets. We prefer to advertise pets are negotiable, so that they will tell us about the pets when they apply instead of trying to sneak them in later. When we present the tenants to you for your approval, we will also tell you about the pet. Each pet will require an additional $250 deposit. If damage exceeding the pet deposit occurs, we will hold funds from security deposit. You are in no way required to accept pets, this is completely your decision and we will do our best to meet your requests.

SCREENING TENANTS

We want good tenants as much as you do, it make our job that much more pleasant. It is our goal to obtain the highest qualified tenants. We have defined a preferred tenant profile based on credit, employment and rental or ownership history. A conscientious review of applicant’s current credit report will assure owner of timely rental payments. Sierra Vista Realty is directly linked to Experian’s credit bureau’s database; we can access credit within one minute, twenty-four hours a day. Verifying employment will assure owner that the tenant has means to the pay rent. Talking with current and past landlords will assure owner tenants will maintain the property. We make copies of all identification at time of application. Tenants will be presented to you once Sierra Vista Realty has qualified them for your approval. Trade Wind is a fair housing advocate and does not discriminate against any applicant or tenant based on race, creed, color, religion, national origin, handicap or family status. Tenants that do not meet the standards of our company can still be considered by the owner with extra precautions such as larger deposits taken and a waiver from the owner signed.

THE LEASE

Sierra Vista Realty uses the Arizona Department standard lease with additional clauses for the protection of the owner. This lease is continually updated and revised as laws and additional precautionary measures are established. As most owners will agree we prefer securing a one-year lease. To begin the lease tenants are invited to our office for a complete explanation of the lease and to sign. The extra time we spend with the tenants explaining the terms of the lease has great pay offs. It substantially reduces misunderstandings during the term of the contract. It also gives us a chance to answer questions and concerns and to begin the landlord tenant relationship. Starting off on the right foot is very important to us. First month’s rent and all deposits must be paid in certified funds. After that the tenant can write a personal check.

SECURITY DEPOSITS

As additional protection for you we require the security deposits in the form of certified funds before a property can be taken off the market. Security deposits are based on the monthly rent with cleaning and pet deposit additional. We offer all deposits as refundable, encouraging tenants to leave the property in good condition rather taking additional time making repairs and cleaning preparing the property to re-rent. Complete instructions to the tenant are included in the lease and mailed again after proper notice to terminate the lease have been received. This will instruct them on proper procedure for receiving full security deposit refund, within fourteen days after move out as per Arizona law. Proper notice and completion of lease term is a must to receiving security deposit refund. Cleaning, including appliances, floors, walls, yard and carpets professionally cleaned are required minimum to prevent deductions from deposits. Sierra Vista Realty will compare condition at move out to move in inspection sheet to determine all costs necessary to rectify any damages to property. A complete security deposit disposition report will be completed and forwarded to tenant within fourteen days of move out as required by Arizona law.

COLLECTING RENTS

Rents are due on the 1st day of each and every month. Eviction proceedings begin on the 5th of each month.

TENANT RETENTION

Our most challenging job as a manager is not managing the property but managing the residents. Good tenants are the key element to any successful rental property investment. Keeping tenants happy to insure the longevity of the tenant’s occupancy is critical. Friendly staff, availability and quick response to questions and maintenance request will satisfy a resident more than anything else we can do for them. We ask our owners cooperation regarding tenant services whenever possible.

MAINTENANCE

We understand your need as a landlord to be kept abreast of property condition both physically and financially. On emergency maintenance (after hours) will use our best judgment on making repairs over two hundred and fifty dollars. Emergency maintenance includes but is not limited to loss of air or heat, water damage, main drain stoppage or electrical problems. Many owners have a home warranty and request that we use that in order to make repairs and we are always our most diligent in doing this. Most emergency repairs can be fixed at the time of the service call; some require later bids and replacements such as heating and cooling systems. Over the years we have assembled an excellent array of reasonably priced honest technicians for every area of repair your property may need. Our pre-qualified licensed repair technicians may change based on services and prices we are receiving. Prompt attention to maintenance items keeps tenants smiling and prevents minor problems from turning into high dollar repairs later. Our management fee includes overseeing cleaning, carpet cleaning, painting, garage door repair or installation, monthly landscaping, minor plumbing, minor electrical, monthly pool service and minor parts replacement, locksmith. Any large remodeling jobs, insurance claims, jobs requiring bids, supervision and additional license and reference checking will require owner involvement. Per the lease agreement the tenant is responsible for any maintenance that is caused by them or their guests. Tenants are responsible for sprinkler heads, glass breakage, repairs they have caused and owners are responsible for the operating systems of the home.

INSPECTIONS

At the time of move in and move out there is a complete written inspection of the property with the tenant. In addition to this we will visit the property once a year during the duration of the lease to photograph the property inside and out and write an evaluation report to inform you of any maintenance on the property needing attention there is a fee for this service. Inspections may also be done on request.

FINANCIAL STATEMENTS

Our desire is to create a clear audit trail of all funds pertaining to each property. All funds are held in a Arizona Trust account per Arizona Law, security deposits are held in a separate trust account. These accounts are monitored by the Arizona Department of Real Estate. An operating statement will be sent to you as soon as possible each and every month depending on the date the tenant pays the rent. Our statements are easy to read and understand this really simplifies tax reporting at the end of the year. Our service includes paying expenses you have on the property such as maintenance and repairs bills when applicable. Copies of all invoices paid will be attached to the monthly statement in the order they appear on the report. At the end of the year, you will receive you final statement with yearend totals and soon after a 1099.

FEES

Set-Up Fee: owner pays Agent a one-time non-refundable set-up fee in the amount of $100.00.

Thanks for looking at Sierra Vista Realty.

Brad Snyder
Property Manager

Property Management FAQ

What type of properties do you manage?

We specialize in residential properties. We also manage and lease some small commercial property and Homeowners Associations. The majority of property that we manage is single family homes, duplexes and small apartment buildings.

What do you do to get a property leased?

FOR RENT SIGNS - Posted at the property and separate signs leading to the property.

NEWSPAPERS - Classified ads in The Sierra Vista Herald and other publications each week.

RENTAL LOCATORS - We fax a copy of all our listings to  Rental Locator companies in the Sierra Vista area. These companies specialize in helping tenants find apartments, houses, and duplexes.

INTERNET - We post our listings on our websites, the MLS, Realtor.com, AHRN.com (Military Housing website), craigslist.org and dozens of other housing websites.

What, specifically, do you do to qualify a tenant after they have applied to rent?

CREDIT REPORT - We run a credit report which tells us about the applicant’s attitude toward meeting their financial obligations. It also tells us their monthly debt load and shows their previous addresses.

RENTAL REFERENCES - We personally talk to past landlords and ask about the tenant’s past performance.

EMPLOYMENT/INCOME - We call the employer to verify length of employment, status, and income.

How do you make sure the tenant is taking good care of my property?

During the tenancy, we may have occasion to enter the property for repair or maintenance reasons and will use that opportunity to have a look. If we are fortunate enough not to have any repairs or maintenance at your property over an extended period of time, we will schedule a walk-through with the tenant. Also, prior to renewing a lease or allowing a tenant to remain month-to-month, we will walk through the property. All properties receive frequent drive-by inspections. If the outside is not being tended to as it should, we will go inside and have a look as well.

What happens if the tenant doesn’t pay their rent?

If rent is not paid by the 5th of each month. We will post an eviction notice if payment is not received by then. Whether or not we eventually have to proceed with a formal eviction depends on the specific circumstances.

How informed will I be about what happens with my property?

We will notify of any changes with your property with a e-mail, phone call or a letter. Non-emergency items will be communicated along with your monthly statements and, of course, we encourage you to call, e-mail, or fax anytime you have a question or wish to discuss something.

How do you handle maintenance requests?

Tenants may call their requests in by e-mail, telephone, fax them to us, or mail them. When we receive a written request, we contact the tenant and ask them questions which will help us determine the exact nature of the problem.

How do I know you won’t spend money on large repairs without my approval?

All large dollar amount, non-emergency repairs need the OK from owner.

When do you mail the Owner's checks?

We pay Owner's by direct deposit into your checking or savings account on or about the 10th of each month and we e-mail a detailed monthly statement.

Do you pay the bills for me?

We will pay as many bills as you want us to handle but we do not make monthly mortgage, tax or insurance payments.

How much do you charge?

In most cases per account, we charge you 10% of gross monthly income. (Each monthly fee is based on gross rental income.)

How long is your management agreement?

Our management agreements we have with owners are usually one year in length.

Do you work with Section 8 Tenants?

Not usually. Only if you would like us to.

Can I rent my home with a no pet policy?

By establishing a "no pet" policy, you will be eliminating a large percentage of the market. Generally, if a pet is over a year old, well-trained and a part of the family, expected damage is minimal to nonexistent. Damages are the tenants’ responsibility to remedy. Additional pet deposits are recommended. Assistive animals cannot be denied.

We comply with Federal Housing Laws which prohibit discrimination against race, creed, religion, sex, handicap, assistive animals, familial status or national origin. Please do not ask us violate these laws. Violations carry fines up to $100,000.

No matter how careful we are, there is a certain risk that landlords take to be in the rental business. Sierra Vista Realty cannot guarantee tenancies. We have an excellent track record in choosing tenants. This is not to say that we do not have tenants who break leases. One thing certain in life is change. People buy homes, get transferred, lose their jobs, divorce, get sick and even die. Most tenants who break their leases honor their lease payments until the house is re-rented.

What do You Charge the Tenants for a Security Deposit? 

Currently, our security deposits are set at a rate that equals one month's rent. This may change due to market conditions and special circumstances. The security deposit may not be used as last month’s rent. Arizona residential landlord/tenant laws limit the amount that a landlord can charge as any combination of deposits to 1 ½ times the rent amount. Ours are slightly less than legal rates to be competitive in the marketplace.

Evictions can be accomplished generally within 30 days of non-payment. A lawyer is required to appear in court on your behalf. They will charge $200-400 for the appearance. Other expenses will be the process server, usually about $50.

For reference, these may be accessed on the internet at http://www.azsos.gov/