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 with the 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 your neighbors 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 remotes.

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 will do a complimentary market analysis for your property based on its size, condition, amenities, age & 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 base income is sufficient to pay their financial responsibilities. We scrutinize their credit history very carefully. We do not look for perfect credit but 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 Rentalsâ 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 Rentalsâ 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 & accounting, tenant / owner billing, maintain a 24 / 7 emergency call service, coordinate service repair orders, perform periodic property inspections, delinquent account servicing & 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 10^th? The rent is due on the 1^st & the tenants have a 5 day grace period. Once we receive the tenants rent check, we process it and deposit it in 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 rent payments are collected beginning on the 6^th 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 splits all late fees collected with the property owner.

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 an eviction process cost? It can vary from $500 to $1500 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 obtain 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 lessen 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.

Qualifying Questions We Will Ask Property Owners:

Before signing a Property Management Agreement with you, we need you to answer the following questions:

Is your home currently listed for sale or rent with any other real estate agency? The professional "ethics" that govern our business limit our ability to discuss your real estate interests as follows;

a) If your home is currently listed "For Sale" with another broker, Executive Home Rentals CANNOT discuss anything related to your "selling" activities. Executive Home Rentals CAN, however, discuss with you anything related to property management. We will NOT, however, enter into a property management agreement with you until you obtain a cancellation of listing agreement from your listing agent.

b) If your home is currently under a property management agreement with another property management company, Executive Home Rentals CANNOT discuss anything related to your property management activities. Executive Home Rentals CAN, however, discuss with you anything to do with listing your home for sale.

c) If your home is listed both "For Sale and For Rent" by another real estate broker, Executive Home Rentals CANNOT discuss anything to do with either selling your home, or managing your home for rent. In this case, please feel free to contact us when you have obtained a cancellation of sale and rent listing with the other broker.

Are you the legal owner of the property? How is title held; w/ spouse, in a trust, in a corporation? We deal only with the titled owner(s). If title is held with a spouse, both parties need to execute the Property Management Agreement. If a trust, we need a copy of the trust for the file. Same with a corporation. We need to see a trail that connects the person’s name with the authority to enter into a property management and lease agreement.

Are there any problems with your current loan(s)? NOD, foreclosure, etc? We cannot manage any property that is in NOD or foreclosure status. If this is your situation, please call us to discuss your selling options. We are also experts in foreclosure sales, having managed REO portfolios for several lenders over many years.

If currently rented, are the tenants good tenants? We do not want to inherit bad tenants. Please do not expect Executive Home Rentals to take over your nightmare tenants. If you wish us to consider managing your rental with an existing tenant, please be very frank and honest about the current relationship between you and your tenant. We will need to know all about their rental history. We will also require a copy of their current lease.

What is the condition of the property? Executive Home Rentals rents the finest homes in the area to well qualified tenants at the highest price possible. Your property must be in excellent condition and repair before we will advertise it “For Rent”. We do not represent substandard properties. The condition of the home relates DIRECTLY with the nature of the relationship we will have with the tenant. Tenants will pay top dollar for an Executive Home Rental because it is presented and maintained in excellent condition.  

Is the backyard landscaped? We will not accept rental properties with unfinished backyards. Again, Executive Home Rentals rents the finest homes in the area to well qualified tenants at the highest price possible. Your property must be in excellent condition and repair before we will advertise it “For Rent”… even the backyard. 

Is the property in “Ready-To-Rent” condition? We do not begin marketing your properties until they are “Ready-To-Rent”.  All personal property, debris and hazardous materials must be removed. The home must be clean, freshly painted, in good repair and orderly. The landscape must be professionally maintained. Executive Home Rentals can help coordinate the completion of any of these projects. This is included in our service package at no extra cost to you.

Is the home governed by an HOA? We will need two full copies of the CC & R’s for the new tenant and the office file. All owner obligations and rules apply equally to tenants. Owners must provide us with these copies at the time we enter into a Property Management Agreement.

Are there any “property issues” that would make it difficult to rent? Every property has an issue or two. Rough neighborhood, grumpy or nosey neighbors, barking dog complaints, chronic repairs, etc. If you have any issues that make it difficult for you to manage your own rental property, please disclose them to us now, before we begin to manage your property. These issues will not disappear just by hiring a professional property management company. We need to know exactly what we are getting into. Most if the time, we can overcome and resolve these issues if they are simply brought to our attention at the beginning of our management relationship.