Frequently Asked Questions

Landlords Ask Questions About Management

General Management

Q.  What does my monthly management fee pay for?


A.  Under Full Management your monthly fee will basically cover the expense of caring for your property 24/7 for the year of the agreement.  Included services (but not restricted to) are leasing, tenant screening, showing, collecting deposits and rents, accounting and tax documents, managing repairs and maintenance, tenant customer care, emergency services, insurance claims and reducing liability for landlords.


Q.  How long will it take to make my property rent-ready?


A.  Rent-ready depends upon the current condition of the house before repairs. If there is much work to be done then it will take the workmen longer to bring the home up to rental standards.  RESYS regards the standard for "rent-ready" as being "hotel clean".  We all know that a hotel room is not a brand new, however, it is cleaned and prepped as well as possibly expected.  We expect that standard of clean for our rental homes.


Q.  How quickly can you find a new tenant for me?


A.  Depends upon many factors, namely: home condition, work to be performed, asking rental price, quality of tenant demanded, pets allowed, appliances included, deposits required, etc.  You can see there are many factors affecting the "rentability" of the house.  However, given and average house, average tenants and average rental price equals approximately 30-40 days.  Tenants need to give notice to their current landlords and that takes normally 30 days.


Q.  How often does my property get inspected?


A.  Properties get inspected generally within 6 months of the lease signing, then annually thereafter.  Inspections are dependent upon the condition of the property.  If the property is in poor condition due to tenant abuse during the inspection, the inspector will allow the tenant to make the repairs and do a followup inspection.  Circumstances may arise that would require additional inspections such as neighbor complaints, police action, HOA complaints, excessive repairs, etc.


Leasing and Tenant Screening

Q.  What is the screening process for a new tenant?


A.  RESYS screens tenants using a number of inputs.  Tenants must prove they are worthy of the trust and care of the rental property.  They must provide identification, proof of income, time on the job, credit report, criminal report, eviction report, prior-landlord report and any explanations of unsatisfactory pays.  Additionally, tenants must provide security deposits held for the duration of the lease.  Once the information is gathered the landlord will review and approve the tenant's occupancy.


Q.  How quickly can you find a new tenant for me?


A.  30 days is an average waiting time for a vacant property to be rented.  However, property condition, location, rental price, competition, and local economy all play a factor in speed of re-renting.


Q.  How quickly can you start advertising my home?


A.  Many landlords want the rental property advertised immediately upon receiving a move-out notice.  However, the landlord needs to consider the condition and cleanliness of the property while the tenant is still living there.  Will new tenants have easy acces to view the property.  Will it show at it's best to new prospects?  We believe the property should be vacant, clean and painted to have the best opportunity to rent at the highest rate.


Q.  Should I allow pets?


A.  Pets are an important member of families and approximately 70% of tenants look for a home that will accept pets.  However, landlords almost universally would prefer "no pets".  The trade-off is often that a well-qualified tenant has a pet.  Do you allow the good tenant to "walk" because he has a pet or do you trust the tenant to care for the pet as much as they care for their credit rating?  Pets are always a difficult and confusing decision.  In our experience we do know that a tenant's poor credit rating plus pets will not end well for your property.  It's your call....

      Please be aware that a Service Animal or Comfort Animal are not considered "pets" and these animals cannot be denied to a disabled tenant.  Additionally we cannot question the tenant's disability.


Repairs and Maintenance

Q.  Why do you need my approval to get a bid for work from a vendor?


A.  RESYS is a state licensed real estate company we are required to use licensed contractors to do repairs.  These contractors will charge a fee to give you a bid for the work.  These estimates may require a quite a bit of time to compile the information plus the miles driven.  You may be charged for the estimate if that contractor is not given the repair job.


Q.  Why do I need to give approval for a repair job?


A.  The landlord should be aware of every repair job and every cost associated with his property.  Each estimate approved by the landlord must be funded to RESYS before work commences.  The contractor will be paid when the job is completed to every parties satisfaction.


Q.  What is considered "normal wear and tear"?


A.  Landlords are responsible for "normal wear and tear".  Tenants pay for "damages" to the rental property.  Normal wear and tear is carpet lowering, smudges on walls, sun bleaching, and worn door handles and hinges.  Tenants are responsible for damages to the property which include broken parts due to abuse, holes in walls, windows or doors, stains, odors, discolorations, etc.  Tenants are basically responsible for paying for all repairs less "normal wear and tear".   


Q.  Why do I need to turn on water and power for a vacant home?


A.  When a property goes vacant RESYS needs water and power turned on to the property to conduct inspections, to do the maintenance and repairs, and keep to the landscape alive.  The tenants no longer are responsible for the utilities if they moved out, therefore, the landlord must open utilitiy accounts to provide water, power and gas (if needed).  Landlords must open the accounts because the property may not be rented for a long period and the landlord is responsible for the ongoing utility payments.


Q.  Why do I need smoke detectors?


A.  Smoke detectors are required in every home for safety reasons.  A smoke detector is required by the kitchen, each hallway leading to bedrooms and inside each bedroom.


Lease Enforcement

Q.  How are late payments handled?


A.  Late fees are determined by the conditions of the lease.  Late fees start when the rent is considered late and after the grace period (if any).  Late fees should always be collected no matter the reason for the lateness.  Without the late fee the tenants will have no reason to pay on time, especially if the landlord is lax on eviction proceedings.  Without late fees there is no reason to have a "due date".  Of course there are certain instances where leniency may be required.  Use your discretion.


Q.  How are unruly tenants handled?


A.  If unruly tenants cause damages, perform unsafe or illegal activity, then the tenants can be evicted under a nuisance clause.  The tenant is served with a nuisance notice and if the notice is unchallenged, the eviction will be granted by the court and the tenant removed by the Constable.


Q.  Can I make my tenants buy renters insurance?


A.  Yes, however the demand must be made PRIOR to signing the lease.  The landlord cannot demand the renters insurance AFTER the lease is signed.



Landlord Advice

Q.  How can my property condition get so bad in such a short time?


A.  This is a perplexing question that we ask time and again.  Some tenants have no regard or care for the rental property.  A wild party can ruin a house in one night.  Landscape without water can kill the yard in one week.  An angry dispute can turn a house into a battleground instantly.  Filth can wreck a home in weeks.  It doesn't take much to turn a clean rental into a total mess.


Q.  Should I purchase a home warranty policy to cover repairs?


A.  Home warranty policies have some good and bad points about them.  It's good to have policy to repair the home systems (plumbing, electrical, a/c and heat, etc.) when items wear out.  However, the policies need to be paid every year and they can be expensive if there are no repairs made.  Deductibles must be paid before every job is done too.  If the warranty company is not very thorough then the work can be of low quality.  Not all repairs are covered by the warranty or cost extra, please read the terms carefully.


Q.  Should I give my tenants my personal contact information?


A.  If you are using property management do not give your information to the tenants.  It is easier for the landlord to make decisions a little distant from the pressure of the tenants.  Use the management company as the intermediary to accept of deliver messages.  Make the decision and give to the management company to deliver to the tenant. 


For example, the tenant asks Mr. Nice Guy landlord (in front of her children) "Can we have a cute little puppy?  We'll take good care of it!"  The landlord knows there is no way a pupppy can always miss peeing on the carpet and yet if the landlord says "No" then the landlord becomes the bad guy.  No-win situation.  If the tenant is required to first request permission from the management company, RESYS can easily say "no, it's not allowed in the lease".  Unless the animal is a bona fide Service Animal or a Comfort Animal.