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What is included in the leasing fee? Account set-up, initial property inspection, getting the
property "Ready-To-Rent", digital photos for advertising, yard sign/lockbox installation, showing the property to perspective
tenants, tenant screenings/background investigations/application review, all advertising, internet, website, MLS. Basically, everything
you need to get your property rented quickly at top dollar!
What if you do all these things and my property still does not rent? If your property is getting
exposure, meaning people are seeing it but just not moving forward by submitting their application, It's most likely priced too high. It's
extremely important that you don't base the amount you expect for rent off your mortgage payment, what you're neighbor's tenant is paying or
what you've heard here and there. The market dictates the rent amount. Executive Home Rentals will complete a professional market analysis and
give you our best recommendation based upon comps in your immediate area. To avoid delays and wasted advertising dollars, we will set the rent
amount competitively to ensure that the property is rented quickly and for top dollar.
When will you start advertising my property? We will begin all advertising as soon as the property is
"Ready-To-Rent". Once the Property Management Agreement is signed, the property is vacant and "Ready-To-Rent", and we
have all the keys and remote controls.
How long will it take to rent my property? Each property is different and it varies depending on the market,
the time of year, the condition of the property and the leasing price. The more saturated your area is with rentals, the more competition, and the
longer it may take and vice versa. Our goal is to rent your property within a 30-day period but it can take longer. We actually average about 12-15
days from the time the advertising begins.
How do you determine the leasing price? We do a complimentary market analysis for your property based on its
size, condition, amenities, age and location. We check all resources your perspective tenant is likely to look at when searching for a rental property.
Specifically the internet, local papers, rental agencies and the MLS. In order for a quick turn around, your property should be competitively priced
against the competition. If it's the highest on the market, there's a good chance it will not rent quickly if at all. Again, our goal is to rent your
property in 30 days or less and we will recommend a price that will most likely achieve that goal while still keeping within market rates.
What do you look for in a tenant? We are mainly looking for stability in income and longevity at their previous
addresses. It is critical that their combined base income is sufficient to pay their financial responsibilities. We scrutinize their credit history very
carefully. We do not look for perfect credit but we do not want to see numerous open collection activity or multiple late payments in the past 12 months.
We also run background investigations and verify employment, income and past rental history.
Can I help pick out the tenant? No, that's what you pay us to do. We will give you updates as to the status of your
property and let you know immediately once we have secured a qualified tenant.
Property owners and Property Managers are subject to the Federal Fair Housing Act, which prohibits "any preference, limitation, or discrimination
because of race, color, religion, sex, handicap, familial status, or national origin, or intention to make such preference, limitation or discrimination." Executive Home Rentals supports Equal Housing Opportunity and we insist that our clients follow the appropriate guidelines to comply with both the
Federal Housing Act, as well as any applicable state and local regulations. All property owners and renters are hereby informed that all property rental offers are available on an equal opportunity basis, all rental postings
are subject to the Fair Housing Act as stated in our Terms of Use. By Federal Law, Executive Home Rentals can not and will not apply any occupancy standards that are discriminatory in any way. We will not limit the
number of children that a tenant may have. We will not ask any tenant with minor children to disclose the children's ages, names or gender.
Can I get a copy of the tenant's credit report and application? No. This information is the property of Executive Home Rentals
and we have a fiduciary responsibility to protect this information on behalf of the tenant.
I already have somebody who wants to rent my property. Can I have them call you? Yes. Of course, please do! We still will do all
the background screening to determine if they are a qualified tenant. If this person is qualified and signs a Lease, we will discount $100 off of your Leasing fee.
What do you do for the monthly management fee? It sounds easy but there's actually a lot involved. We handle all the day to day
operations and tenant issues of your property such as handling tenant issues, rent collection and accounting, tenant/owner billing, maintain a 24/7 emergency call service,
coordinate service repair orders, perform periodic property inspections, delinquent account servicing and eviction coordination.
Do you charge me when my property is vacant? No. If you're not receiving any money than neither will we!
Do I keep the utilities "ON" while my property is vacant? Yes. Please keep all utilities on for showing the property. We often
show properties in the evenings and we need to be able to turn the lights on. If you have landscape that is set on a timer, utilities are a must in order to keep everything
green and properly watered.
When do I get my check and my monthly statement? Owner checks and statements are sent out on the 10th of each month.
Why can't I get my check earlier than the 10th? The rent is due on the 1st and the tenants have a 5-day grace period to pay. Once we
receive the tenants rent check, we process it and deposit it into our broker's trust account. The law requires us to wait until the checks clear which takes approximately
7-10 business days.
What happens if the tenant pays the rent late? Late fees for delinquent late payments are collected beginning on the 6th of the
month. Tenants have a 5-day grace period before a late fee is imposed. The late fee grows by $20 per day until the rent is paid. Executive Home Rentals collects all late
fees.
What happens if the tenant doesn't pay the rent? Executive Home Rentals will coordinate the eviction process on the property
owner's behalf.
Is there any concessions if I have more than one rental property? For each new property that a client brings to us, we credit the
first month's management fee for free. We also will give a free month's management fee for referring new property owners to us!
Do you collect interest on the rent money? No. All rent payments go directly into our broker's trust account which is a non-interest bearing account.
How does Executive Home Rentals handle tenant evictions? We hire a legal attorney service that specializes in tenant evictions.
We coordinate the entire process for the property owner.
What does the eviction process cost? It can vary fro $500 to $2500 depending on how difficult the tenant wants to be.
How long does it take to evict a bad tenant? It can take anywhere between 30 and 90 days. Again, depending on how
difficult the tenant wants to be.
Can I contact the tenants or go over periodically to check on my property? No. You hired Executive Home Rentals
® to manage your property for you. That is what you are paying us to do. Maintain a friendly professional distance from the
tenants. Too often a property owner will fall victim to one of the oldest landlord traps by lowering his guard and allowing the tenant's to become personal
friends. Rarely does this end well. Property owners should never contact the tenant. In fact, we do not provide you with the tenant's contact information and
we do not provide the tenant with any information with regards to contacting you. By civil law, tenants are protected and are entitled to "Quiet
Enjoyment" of the rental property throughout the term of their lease. Property owners are not to drive-by, "pop-in" or engage in any other
activity that could be a violation of the tenant's civil rights.
Does your company handle repairs too? Yes. We have an extensive list of maintenance companies that can handle any
job large or small. We will be glad to help coordinate any or all of your maintenance and repairs and we do not charge any extra for this service.
Will you call me before making any repairs? We take service calls from tenants and qualify all repairs prior to
making the trip to the property. For most small repairs under $175.00, the tenant is responsible for the repair and we make sure that they take care of
it right away without contacting you. You have given Executive Home Rentals authority to make all emergency repairs that need to be completed right away.
All other repairs over $500.00 will need to be authorized by the homeowner. You will be given an estimate and we will contain your authorization before any work is started.
What if I have a home warranty? No problem. We will utilize home warranties whenever possible. Please forward us a copy of the
home warranty and contact information at the time we begin to manage your property.
Should I allow people with pets to rent my rental property? Almost everybody has pets and to restrict them will greatly
lesson the possibility of renting your property in a timely manner. It would seriously limit the pool of perspective tenants. The tenant will submit a pet deposit
and a security deposit that will cover any damages that their pet may cause to the property.
Do you collect interest on the tenant's security deposit? No. The state laws require broker's to hold tenant's security
deposits in a separate trust account that is non-interest bearing.
Are you licensed?Yes. We are licensed by the California Department of Real Estate. We are also licensed by the City of Temecula.
Can you start managing my properties today?Yes. We can start the process immediately. Contact us today to set up a no obligation
consultation to discuss your property in detail.
How do you handle repair requests from tenants?Timely and competent maintenance is the key to protecting your investment. Our goal
is to provide you with this important service at a reasonable price using only qualified personnel. We do not charge any sur-charge for this service. You pay only for the
amount of the repair and we will provide you with a copy of the repair receipt.
All repair and maintenance services are performed by independent, outside vendors and contractors, not by company employees. Each has been selected because of their
ability to provide the best possible service at the best price. We have compiled a long list of qualified and reliable service contractors that we use on a regular basis.
However, you reserve the right to schedule and control any or all repair and maintenance responsibilities if you desire. Executive Home Rentals® does not have a maintenance
or repair department by design. We contract out all of this type activity, using qualified, responsible and professional companies. We believe that it is a conflict of interest
for the management company to physically perform maintenance and repairs -- it would have to justify that department's existence, i.e. it would have to generate repair work.
Routine repair and maintenance will be performed as needed and will be based on urgency and importance. For any major job, we usually obtain written estimates from two or
three different companies, notify you, and obtain your approval before we proceed. We ensure the quality of the work performed by making spot checks and follow up inspections.
You are further protected because each job is fully documented in writing and supported with receipts.
We contract maintenance and repairs only because they are necessary and prudent, not as a desire to spend your money or generate income to us. We obtain competitive bids when necessary or prudent, and because of our experience, reputation and quick payment turnaround, we receive exceptional
value for the work performed. All property owners and renters are hereby informed that all property rental offers are available on an equal opportunity basis, all rental postings
are subject to the Fair Housing Act as stated in our Terms of Use. We always obtain your permission before contracting any maintenance or repair over $500 unless it is an emergency and we cannot locate you. If a repair
was to exceed $500 you would typically get a call from our office. There are circumstances where we cannot make contact with the owner and have to make a decision.
A decision is made always keeping the owners best interest in mind as well as following the guidelines of California Landlord & Tenant Laws. We try to avoid this as
much as possible but at times it is unavoidable.
Executive Home Rentals coordinates and manages your property maintenance. We are able to utilize the resources of our affiliate companies to provide efficient
service for all repairs and maintenance, keeping your investment property in top condition at all times in a cost efficient manner. Your bottom line is our top
concern.
How involved will I be in maintenance repairs?We have found that some owners like to be more involved then others and we
will make every attempt to accommodate your requests so you can be as involved as much or as little as possible. If a repair is under $500 we typically do not call
to inform you of the problem. An example might be that the kitchen sink is leaking and we sent out a handyman to fix the problem. This is the type of repair that the
majority of our owners do not want to be bothered with. It is also an example of a situation where there is a water leak that needs to be attended to quickly before
further, more costly damage occurs. Again, timely and competent maintenance is the key to protecting your investment.
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