Are you looking for Professional Property Management?

 As Sierra Vista residential leasing and property management specialists, we take the work out of owning a single-family home, townhouse, or condo. We can manage every aspect of your rental property, from leasing to rent collection to repairs. I invite you to explore this site and learn more about our full range of property management services and our positive approach.

Call Brad.... (520) 227-6694 or e-Mail Brad: brad@bradsnyder.com 

PROPERTY MANAGEMENT SERVICES

If you are not currently under contract with another property management or real estate company, we can begin right away. If you are currently under contract you will need to terminate their services according to your agreement with them. The home must be vacant. We do not take on new properties that are currently rented. At your request, we will email or mail you a complete start-up package. Once you have completed all necessary forms and returned those to us, we will get started.

ADVERTISING

 “Saturation Marketing” is our goal for your vacant property in all potential appropriate tenant markets. Each tenant has their way of locating a home to rent, whether by driving around, using a real estate agent, or surfing the web, we find that the majority of our rental calls are from signs and website traffic. With our interactive website that profiles virtual tours and photographs of our available rentals, rental signs, and the multiple listing service, reaching hundreds of local licensed real estate agents. In addition, Sierra Vista Realty has memberships to local, state, and National Association of Realtors. We are proud members of the Sierra Vista Chamber of Commerce since 1960.

PETS

The majority of families and singles have pets or want pets. We prefer to advertise that pets are negotiable, so that they will tell us about the pets when they apply instead of trying to sneak them in later. If pets are approved, we will require an additional $250 refundable pet deposit in addition to the regular security deposit. If damage exceeds the pet deposit, we will hold funds from the security deposit. You are in no way required to accept pets; this is completely your decision. Homes that do not accept pets typically take longer to rent.

SCREENING TENANTS

We want good tenants as much as you do, making our job more pleasant. It is our goal to obtain the highest quality tenants. We have defined a preferred tenant profile based on credit, criminal, employment, and rental or ownership history. A conscientious review of the applicant’s current credit report will help to assure the owner of timely rental payments. Sierra Vista Realty is directly linked to Experian’s credit bureau’s database; we can access credit twenty-four hours a day. We make copies of all the identification at the time of application. Sierra Vista Realty is a fair housing advocate and does not discriminate against any applicant or tenant based on race, creed, color, religion, national origin, handicap or family status. 

THE LEASE

Sierra Vista Realty uses the Arizona Association of Realtors standard lease with additional clauses for the protection of the property owner. This lease is continually updated and revised as laws and additional precautionary measures are established. All new leases are for one year. Once a tenant or tenants are approved, the tenants are invited to review the lease and tenant handbook (outlining rules, polices, and procedures). We have found that we reduce tenant issues when they have a clear understanding of expectations, which has great payoffs. It substantially reduces misunderstandings during the term of the contract. It also gives us a chance to answer questions and concerns. Starting off on the right foot is very important to us. First month’s rent and all deposits must be paid in full before a tenant takes occupancy. We do not allow tenants to make payments on the security deposit.

SECURITY DEPOSITS

As additional protection for you, we require the security deposits paid in full before a property can be rented. Security deposits are based on the monthly rent, with pet deposits as an additional deposit. We offer all deposits as refundable, encouraging tenants to leave the property in good condition, rather than taking additional time making repairs and cleaning, preparing the property to re-rent. Complete instructions to the tenant are included in the lease and given again after proper notice to terminate the lease has been received. This will instruct them on proper procedure for receiving full security deposit refund within fourteen business days after move out as per Arizona law. Proper notice and completion of lease term is a must to receive the security deposit refund. Cleaning, including appliances, floors, walls, yard, and carpets cleaned, is required as a minimum to prevent deductions from deposits. Sierra Vista Realty will compare the condition at move out to the move-in inspection sheet to determine all costs necessary to rectify any damages to the property. A complete security deposit disposition report will be completed and forwarded to the tenant within fourteen days of move out as required by Arizona law.

COLLECTING RENTS

Rents are due on the 1st day of each and every month, and are considered late after 5 pm on the 3rd day of the month. Eviction proceedings begin on the 4th of each month.

TENANT RETENTION

Our most challenging job as a manager is not managing the property but managing the residents. Good tenants are the key element to any successful rental property investment. Keeping tenants happy is critical to ensuring the longevity of the tenant’s occupancy. Friendly staff, availability, and quick response to questions and maintenance requests will satisfy a resident more than anything else we can do for them. We ask our owners for cooperation regarding tenant services whenever possible.

MAINTENANCE

We understand your need as a landlord to be kept abreast of property condition, both physically and financially.  We, however, do not contact property owners for every repair. We use our experience and best judgment when making repairs under $400.00 and you will get copies of any repair receipts with your monthly statement. For non-emergency repairs over $400.00, we will let you know what is happening. Emergency maintenance includes but is not limited to air or heat loss, water damage, main drain stoppage or electrical problems. Most repairs can be fixed during the service call; some require later bids and replacements, such as heating and cooling systems. 

Over the years, we have assembled an excellent array of reasonably priced, honest technicians for every area of repair your property may need. Prompt attention to maintenance items keeps tenants smiling and prevents minor problems from turning into high-dollar repairs later. Our management fee includes overseeing repairs, including cleaning, carpet cleaning, painting, garage door repair or installation, monthly landscaping, minor plumbing, minor electrical, minor parts replacement, and locksmith.

Per the lease agreement, the tenant is responsible for reimbursement of any repair caused by them or their guests. Tenants are responsible for, for example, glass breakage or repairs they have caused, and owners are responsible for the operating systems and normal wear and tear of the home.

Many owners ask about home warranties. We do not recommend them for rental properties. Home warranty companies are not required to respond promptly to issues, and in our area, they may be sending vendors from Tucson or other areas. We are bound by Arizona Landlord-Tenant law and must respond to health and safety issues promptly. If a property owner chooses to have a home warranty, we are happy to contact them first. If they cannot respond promptly for a health and safety issue, we will have to use a local vendor to resolve it promptly. 

INSPECTIONS

Routine property inspections are conducted at move-in, move-out, and routine assessments of a property's condition, aiming to identify maintenance needs, ensure compliance with lease terms, and maintain property value and tenant satisfaction.

FINANCIAL STATEMENTS

Our desire is to create a clear audit trail of all funds pertaining to each property. All funds are held in an Arizona Trust account per Arizona Law, security deposits are held in a separate trust account. These accounts are monitored by the Arizona Department of Real Estate. An operating statement will be sent to you as soon as possible each and every month, on or about the 10th of the month. Our statements are easy to read and understand this simplifies tax reporting at the end of the year. Our service includes paying routine expenses you have on the property, such as maintenance and repairs bills when applicable. Copies of all repair invoices paid will be attached to the monthly statement. At the end of the year, you will receive your year-end statement along with a 1099.

FEES
 

Set-Up Fee: owner pays Agent a one-time non-refundable set-up fee in the amount of $250.00 per unit.

Management Fee: 10% of gross collections.

Late Fees: Broker retains 50% of collected late fees.

Statement Fee: $25.00 annual fee for end of year accounting for property including monthly and year end statements.

Administrative Fees: If Broker collects  administrative charges from tenants or prospective tenants, including  but not limited to, application fees, returned check fees. Agent will retain such fees under this  agreement. The administrative fees are earned and  payable at the time Broker collects such fees.

Thanks for looking at Sierra Vista Realty.

Brad Snyder
Property Manager

 Is there risk in owning using a home as a rental?

Like any investment, real estate comes with risks. However, it can also be highly rewarding. By following our expert recommendations while we manage your property, we can help mitigate those risks—though they can never be entirely eliminated. The good news is that most potential issues are predictable and manageable with proper planning. The key to success is having an experienced property management team by your side, ensuring you navigate challenges efficiently while minimizing legal complications, rental income loss, and property damage.

What type of properties do you manage?

We specialize in managing Sierra Vista area residential properties, with a primary focus on single-family homes, duplexes, and condos. Additionally, we manage and lease select commercial properties, providing the same level of expertise and care to ensure smooth operations and optimal returns for property owners.

What do you do to get a property leased?

We use a comprehensive marketing approach to attract qualified tenants quickly:

We use a comprehensive marketing approach to attract qualified tenants quickly:

For Rent Signs – Strategically placed at the property and in key locations leading to it for maximum visibility.

Online Listings – Your property is advertised across multiple high-traffic platforms, including our website, the Multiple Listing Service, Realtor.com, and more than a dozen other housing websites.

Social Media Marketing – We leverage social media to expand reach and generate interest among potential renters.

Our proven strategies ensure your property gets the exposure it needs to lease quickly and efficiently.

What, specifically, do you do to qualify a tenant after they have applied to rent?

We conduct a thorough screening process to ensure reliable and responsible tenants for your property:

Credit & Criminal Background Check – We assess an applicant’s financial responsibility by reviewing their credit history, monthly debt load, and past addresses. Additionally, we conduct a criminal background check to identify any prior offenses.

Rental History & Eviction Check – We verify rental references and screen for past evictions to ensure applicants have a history of responsible tenancy.

Employment & Income Verification – Tenants must demonstrate stable employment and earn at least twice the monthly rent to qualify.

Our rigorous screening process helps protect your investment by selecting tenants who are financially responsible and have a proven track record of reliable renting.

How do you make sure the tenant is taking good care of my property?

While we can't monitor tenants 24/7, we take proactive measures to protect your investment and ensure proper upkeep:

Routine Maintenance Checks – Whenever we enter the property for repairs or maintenance, we assess its overall condition.

Scheduled Walk-Throughs – If no maintenance requests arise over an extended period, we conduct a walk-through with the tenant to ensure everything is in good shape.

Regular Drive-By Inspections – We frequently inspect the exterior. If we notice signs of neglect, such as overgrown landscaping or exterior damage, we schedule an interior inspection.

Our proactive approach helps identify potential issues early, ensuring your property remains in excellent condition.

What if the tenant does damage to my property?

Tenants are responsible for any damages beyond normal wear and tear. If damage occurs:

Security Deposit Deduction – The cost of repairs will be deducted from the tenant’s security deposit.

Legal Recourse for Excess Damages – If repair costs exceed the deposit amount, you have the option to pursue legal action to recover the additional expenses.

Our goal is to minimize risk by thoroughly screening tenants and conducting regular inspections to catch potential issues early.

What happens if the tenant doesn’t pay their rent?

If rent is not paid by the 4th of the month, we take immediate action:

Five-Day Notice – We issue a formal notice of non-payment, which starts the eviction timeline.

Next Steps – Whether a formal eviction is necessary depends on the circumstances. In some cases, tenants resolve the issue promptly, while in others, legal action may be required.

Our team handles the process efficiently to protect your investment and minimize financial loss.

How informed will I be about what happens with my property?

We keep you updated on all important matters regarding your property through:

Email, Phone, and Letters – You’ll receive timely notifications about any significant changes or concerns.

Monthly Statements – Non-emergency updates are included with your regular financial reports.

Open Communication—You can always call or email us anytime with questions or to discuss your property.

Our goal is to keep you informed and provide peace of mind while we manage your investment.

How do you handle maintenance requests?

Tenants can submit maintenance requests via our tenant portal 24 hours a day and they have my cell number for emergency issues.

Initial Assessment – When we receive a request, we promptly contact the tenant to gather details and accurately assess the issue.

Efficient Resolution – Based on the nature of the problem, we coordinate the appropriate repairs to ensure timely and effective maintenance.

Our goal is to address maintenance concerns quickly, keeping your property in excellent condition and tenants satisfied.

How do I know you won’t spend money on large repairs without my approval?

We will contact you non-emergency repairs over $400.00.

When do you mail the Owner's checks?

We pay Owner's by ACH direct deposit  into your checking or savings account on or about the 10th of each month  and we e-mail a detailed monthly statement.

Do you pay the bills for me?

We can pay many bills you want us to handle however we do not make monthly mortgage, HOA, tax or insurance payments.

How much do you charge?

In most cases per account, we charge you 10% of gross monthly income. (Each monthly fee is based on gross rental income.)

How long is your management agreement?

Our management agreements we have with owners are usually five years in length and may be cancelled with a 30 day notice.

Can I rent my home with a no pet policy?

By establishing a "no pet" policy, you  will be eliminating a large percentage of the market. Generally, if a  pet is over a year old, well-trained and a part of the family, expected  damage is minimal to nonexistent. Damages are the tenants’  responsibility to remedy. Additional pet deposits are recommended.  Assistive animals cannot be denied and we can not charge a deposit for Assistive Animals.

Do you comply with Federal Housing Laws?

We comply with Federal Housing Laws  which prohibit discrimination against race, creed, religion, sex,  handicap, assistive animals, familial status or national origin. We will not violate these laws. Violations carry fines up to $100,000.

Are There Risks Involved With Owning Rental Property?

While we take every precaution to minimize risks, owning rental property inherently involves some level of risk. At Sierra Vista Realty, we pride ourselves on our strong track record of selecting reliable tenants. However, circumstances can change—people move, get transferred, face personal challenges, or experience life events such as illness or loss.

Though tenants may occasionally break leases or cause issues, most honor their rental payments until a new tenant is found. While we cannot guarantee tenancies, we work diligently to address challenges swiftly and protect your investment.

Do I have to Sign the Lease with the Tenants?

Our management agreement empowers is to  sign and terminate leases on your behalf. Your signature is not required  on the rental agreement.

What do You Charge the Tenants for a Security Deposit?

Currently, our security deposits are set  at a rate that equals one month's rent. This may change due to market  conditions and special circumstances. The security deposit may not be  used as last month’s rent. Arizona residential landlord/tenant laws  limit the amount that a landlord can charge as any combination of  deposits to 1 ½ times the rent amount. Ours are slightly less than legal  rates to be competitive in the marketplace.

What is normal wear and tear?

Normal wear and tear refers to the minor deterioration that occurs naturally over time, even with conscientious tenants. This can include things like small scratches on walls, minor scuffs on paint, slight carpet wear or staining, and broken hinges. It’s expected for landlords to repaint, clean carpets, and fix small scuffs between tenants, and these costs cannot be charged to tenants as they are part of normal use.

What Is Considered Damage?

Damage goes beyond the typical wear and tear and involves significant harm to the property. 

Examples of damage include:

Large holes in walls instead of minor scuffs or nail holes

Carpet that is ripped, permanently stained, or otherwise destroyed

Excessive garbage, furniture, or personal items left behind

In these cases, landlords can use the security deposit to cover the costs of repairs or removal.

What Happens if You Have to Evict a Tenant?

Evictions can be accomplished generally  within 30 days of non-payment. A lawyer is required to appear in court  on your behalf. They charge $600-900 for the appearance. Other expenses will be the process server, usually about $100.

Where Can I Learn More About Landlord/Tenant Laws?

For reference, these may be accessed on the internet at https://housing.az.gov/general-public/landlord-and-tenant-act

LEGAL ADVICE: You may also want to consult with an attorney on any legal or tax implications of being a landlord.

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