The things people actually ask

Full Service is 8 percent of rent collected each month, plus a leasing fee of half a month when a new tenant is placed and $195 on a renewal. Essential is 6 percent with a higher leasing fee, and Portfolio is 6.5 percent for six doors or more. Those are sample figures for this demo, and the fee is charged on rent collected rather than rent due, so a vacant month costs you nothing in management fees.

Between the 10th and the 12th, by ACH. Rent is due on the 1st and late after the 5th. We clear the month's repair invoices between the 6th and the 9th so the statement you receive is final rather than provisional.

No. Vendor invoices pass through at cost with the invoice attached to your statement. We earn on the management fee, which is the only way the incentives line up correctly.

You set a dollar threshold when you sign, and most owners choose $400. Below it we act and report. Above it we get a quote and wait for your written approval, unless the issue affects habitability, in which case we act and call you immediately.

It depends on the submarket and the month. Our current averages run from 13 days in Tempe to 22 days in Gilbert, and Tempe swings from about 4 days in July to about 24 in January. Your rent estimate will include a days-on-market figure for the month you can actually list, not an annual average.

Yes, and it usually takes about two weeks. We request the lease, ledger, deposit funds, keys and condition reports from the outgoing manager, and we write to the tenant introducing the change before it takes effect so nobody is surprised.

A reminder on the 2nd, a manager call on the 4th, and the statutory five day notice on the 6th. If it proceeds beyond that we instruct an eviction attorney, attend the hearing and coordinate the turnover. You see every step in the portal as it happens.

Yes. A standard homeowner policy is usually not the right product for a tenanted property. You want a landlord or dwelling policy with liability cover, and we ask to be named as an additional interested party so we receive the notices.

Gross household income of at least three times the monthly rent, a mid credit score of 620 or above, two years of contactable rental history, and no adjudicated eviction in the last five years. Between 580 and 619 we can often approve with an additional deposit or a qualified guarantor. The full standard is published on the tenants page.

$55 per adult aged 18 or over. It covers the credit, eviction and background screening and it is not refundable, because the cost is incurred the moment the screening runs. We will tell you honestly where you sit in the queue before you pay it.

Arizona caps a residential security deposit at one and a half times the monthly rent. Most of our properties ask for between one month and that cap, and the exact figure is stated on the listing rather than revealed at signing.

Loss of cooling above a 95F forecast, loss of water, gas or power, sewage backup or an unsecure property is dispatched the same day, any day of the year. Urgent items are attended within 48 hours. Routine tickets are assigned within one business day and scheduled within three.

On most properties yes, subject to the owner's policy, which is stated on each listing. Pet deposits are typically $300 refundable per pet plus $25 to $35 per month in pet rent. Assistance animals are not pets: they carry no deposit and no pet rent, as fair housing law requires.

Ninety days before your lease ends, with the market comparables attached so you can see the reasoning. If you are not renewing, your notice period is in your lease and we will remind you of the date in the same message.

Give proper notice, attend the move-out inspection if you want to, and leave the property in the condition shown in your move-in report allowing for normal wear. Arizona gives us 14 business days after move-out to return the deposit with an itemised statement of any deductions, and we use the photographed condition report as the evidence.

Yes, the lease requires a policy with at least $100,000 of liability cover, with the owner named as an interested party. It typically costs $12 to $22 a month and it protects your belongings, which the owner's policy does not.

Yes, and it varies by submarket. Tempe peaks hard in July on the academic calendar. Chandler and Gilbert peak in June with the school year. South Scottsdale is inverted, because winter visitors pull furnished stock out of the long-term pool from November to March and hand renters leverage in June.

It varies and it should be stated on the listing. On our managed properties with a pool, the owner usually pays for weekly service and folds it into the rent, because a neglected pool is far more expensive to recover than to maintain.

It depends on the envelope more than the thermostat. Our tenants report roughly $60 to $95 a month for a new-build studio, and $280 to $420 for a 2,400 sq ft 1950s house in July and August. Solar screens, a newer cooling system and shaded west elevations move that number more than anything else.

Because most suburban stock in Gilbert and Chandler sits inside one, and the association rules govern parking, RV storage, paint colours, pets and sometimes lease length. We read the recorded documents before listing and put the relevant restrictions into the listing itself.

Yes. Arizona requires owners of residential rental property to register with the assessor in the county where the property sits, and to keep that information current. We handle the lodgement and the renewals on managed properties.