Property Management Services

Rent Collection

All rent is due on the 1st of each month and is considered late if received after the 5th of the month. 3-day notice to pay or quit are sent on those who have not paid.  Removal proceedings are initiated if the tenant does not make rent payment at the end of the 3 days.

Leasing

Prospective tenants are required to complete a rental application, provide credit information and references. All tenants are put through an exhaustive background check, which includes credit history and scores, employment verification and salary history, criminal history, and rental history and references. As members of Rental Owners Association of Lane County, we process these applicants within a 2-3 day turnaround. We ensure that you get to review this information with us before selecting a tenant.

Once the tenant has been approved, we will schedule a time to complete and review the lease agreement with the tenant. We explain in detail all the terms and agreements in the lease with the tenant, so that there are no misunderstandings that may lead to potential future problems. A copy of the lease agreement will always be sent to you upon execution.

A move-in inspection is scheduled with the new tenant using the property condition report. The property condition report will record the condition of the property upon move-in and can be compared to when the tenant moves out. A copy of this is given to the tenant, so they also take pride in their home and ensure it is maintained in the same condition. Any specific damages or items needing repair will be photographed and logged.

We want good tenants just as much as you do!

Security Deposits

Typically one month's rent amount is collected as security deposit. In certain cases this could be more or less depending on the credit worthiness of the tenant, however, this is also approved by the owner. Applicants with pets are required to pay an additional pet deposit if a pet is approved by the owner.

All deposits are maintained in a trust checking account as mandated by state real estate regulations. The security deposit is either refunded to the tenant upon successful check-out inspection or is forfeited to cover damages caused by lease violations.

Accounting Services

Our accounting department will itemize all transactions affecting your property and account balance. Copies of all work orders and receipts are kept on file throughout the year. We will be happy to provide duplicate copies of this information at the end of the year to help you with your tax preparations.

Property Inspections

Our goal is to protect your investment property and generate rental income for you. We will coordinate quarterly property inspections, or as needed, to ensure that the property is in good condition and that the tenants are following all lease obligations, rules, and regulations. Tenants will be notified in writing of any lease violations and a follow-up inspection will be done.

Advertising

We will effectively advertise your property in local newspapers and internet sources. A For Lease sign will also be posted at your property to capture on-site and drive-by traffic.

Repairs and Maintenance Services

All repair and maintenance services are performed by independent, outside vendors and contractors, not by company employees. Any regular maintenance such as lawn care and landscaping, pool services, etc., can be coordinated for you. Our vendors are selected because of their ability to provide the best possible service at the best price.

You have the choice to schedule and control any or all repair and maintenance responsibilities if you desire. Just let us know during your application.

Routine repair and maintenance will be performed as needed and will be based on urgency and importance. For any major repair or renovation, we usually obtain written estimates from three different companies, notify you, and obtain your approval before we proceed. Our staff will ensure the quality of the work performed by making spot checks and coordinating inspections during the job.

Management Fees

Our monthly management fee is payable only when the rent payment has been received. Our monthly statement will indicate the management fee plus any other expenses incurred during the month, such as repairs, maintenance, etc. Since one of our jobs is to keep your property occupied we will not deduct the monthly management fee if your property is vacant. We do not charge a monthly minimum.

Management Fee	Single family homes & Condos	10% of monthly collected rent.
	Multi-units	8% of monthly collected rent.
New Tenant Placement fee	Processing, screening, and moving-in a successful new tenant. This is a one time fee for every new tenant.	$200
Advertising	Local newspapers and internet sources.	At owner's expense.
	Sign Post	$40
	Virtual Tour	$50
Evictions	Processing and coordinating evictions of tenants	At owner's expense.
Repairs & Renovation	Estimates and quotes will be provided for all repairs and renovations.	At owner's expense.
Repairs & Renovation Coordination	If the repairs are major and our staff needs to coordinate and perform spot checks and inspections.	10% of contractor's invoice amount.

Call Jennifer for more information - 541-255-1441 x 201