Are you looking for Professional Property Management?

As the Sierra Vista residential leasing and property management specialist, I take the work out of owning  single-family homes, townhouse or a condo. I can manage every aspect of  your rental property from leasing to rent collection to repairs. I invite you to explore my 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. We are  happy to pick up keys, security deposits and necessary documents from  the discontinued company. 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 own way of locating a home to rent rather by driving  around, using a real estate agent, or surfing the web, we find the  largest 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 reaches licensed real estate agents. We also use Fort  Huachuca advertising through AHRN.com. Sierra Vista Realty has memberships to Southern Arizona Association of Realtors, National  Association of Realtors, and the Sierra Vista Chamber of Commerce to  assist us in filling vacancies also.

PETS

The majority of families and singles  have pets. We prefer to advertise 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 the regular security deposit. If  damage exceeding the pet deposit occurs, we will hold funds from  security deposit. You are in no way required to accept pets, this is  completely your decision and we will do our best to meet your requests.

SCREENING TENANTS

We want good tenants as much as you do,  it make our job that much more pleasant. It is our goal to obtain the  highest qualified tenants. We have defined a preferred tenant profile  based on credit, criminal, employment and rental or ownership history. A  conscientious review of applicant’s current credit report will help  assure owner of timely rental payments. Sierra Vista Realty is directly  linked to Experian’s credit bureau’s database; we can access credit  within one minute, twenty-four hours a day. We make copies of all  identification at 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. Tenants that do not meet the standards of our company  can still be considered by the owner with extra precautions such as  larger deposits taken and a waiver from the owner signed.

THE LEASE

Sierra Vista Realty uses the Arizona  Department standard lease with additional clauses for the protection of  the owner. This lease is continually updated and revised as laws and  additional precautionary measures are established. As most owners will  agree we prefer securing a one-year lease. To begin the lease tenants  are invited to our office for a complete explanation of the lease and to  sign. The extra time we spend with the tenants explaining the terms of  the lease has great pay offs. It substantially reduces misunderstandings  during the term of the contract. It also gives us a chance to answer  questions and concerns and to begin the landlord tenant relationship.  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 don allow tenants to make payments on the security  deposit.

SECURITY DEPOSITS

As additional protection for you we  require the security deposits before a property can be taken off the  market. 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  taking additional time making repairs and cleaning preparing the  property to re-rent. Complete instructions to the tenant are included in  the lease and mailed again after proper notice to terminate the lease  have 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 receiving security deposit refund. Cleaning,  including appliances, floors, walls, yard and carpets professionally  cleaned are required minimum to prevent deductions from deposits. Sierra  Vista Realty will compare condition at move out to move in inspection  sheet to determine all costs necessary to rectify any damages to  property. A complete security deposit disposition report will be  completed and forwarded to 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 considered late after 5pm on the 3rd day if 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 to insure the longevity of the tenant’s occupancy is  critical. Friendly staff, availability and quick response to questions  and maintenance request will satisfy a resident more than anything else  we can do for them. We ask our owners 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.  On emergency maintenance (after hours) will use our best judgment on  making repairs over two hundred fifty dollars. Emergency maintenance  includes but is not limited to loss of air or heat, water damage, main  drain stoppage or electrical problems. Many owners have a home warranty  and request that we use that in order to make repairs and we are always  our most diligent in doing this. Most emergency repairs can be fixed at  the time of 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 cleaning,  carpet cleaning, painting, garage door repair or installation, monthly  landscaping, minor plumbing, minor electrical, monthly pool service and  minor parts replacement, locksmith.

Any large remodeling jobs, insurance  claims, jobs requiring bids, supervision and additional license and  reference checking will require owner involvement. Per the lease  agreement the tenant is responsible for any maintenance that is caused  by them or their guests. Tenants are responsible 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.

INSPECTIONS

At the time of move in and move out  there is a complete written inspection of the property. Inspections may  also be done on request.

FINANCIAL STATEMENTS

Our desire is to create a clear audit  trail of all funds pertaining to each property. All funds are held in a  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 depending on the date the tenant  pays the rent. Our statements are easy to read and understand this  really simplifies tax reporting at the end of the year. Our service  includes paying 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 in the order they appear on  the report. At the end of the year, you will receive you final statement  with yearend totals 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.

Management Fee: 10% of gross collections.

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

Statement Fee: $25.00 annual fee for all invoices and 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, or late  charges, Agent will retain such fees as compensation under this  agreement. The administrative fees under this Paragraph 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?

The short answer is just like any  investment, there is risk. Being a real estate investor can also be very  rewarding.  If you follow the recommendations we give you while we  manage your property we can help reduce the risk.... we can not  eliminate it.  The good news is that the problems that can come up are  usually pretty predictable and easy to plan for.  The key is to have the  experience of a professional property management company behind you so  you can get back on track quickly with minimal legal issues, loss of  rent, and damage to the home.

What type of properties do you manage?

We specialize in residential properties.  We also manage and lease some small commercial properties. The majority  of property that we manage is single family homes, duplexes and condos.

What do you do to get a property leased?

FOR RENT SIGNS - Posted at the property and separate signs leading to the property.

INTERNET - We post our  listings on our websites, the MLS, Realtor.com, AHRN.com (Military  Housing website), craigslist.org and dozens of other housing websites as well a social media marketing.

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

CREDIT and CRIMINAL REPORTS - We  run a credit and criminal reports which tells us about the applicant’s  attitude toward meeting their financial obligations and their criminal  background if any. It also tells us their monthly debt load and shows  their previous addresses.

RENTAL REFERENCES - We also run and evictions check on tenants to verify that they have no past eviction.

EMPLOYMENT/INCOME - We require a minimum income of at least two times the rent.

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

We unfortunately cannot be in the house  with the tenants 24 hours a day to see what tenants are doing. During  the tenancy, we may have occasion to enter the property for repair or  maintenance reasons and will use that opportunity to have a look. If we  are fortunate enough not to have any repairs or maintenance at your  property over an extended period of time, we will schedule a  walk-through with the tenant. All properties receive frequent drive-by  inspections. If the outside is not being tended to as it should, we will  schedule an inside inspection and have a look as well.

What if the tenant does damage to my property?

The resident will be responsible for all  damages beyond normal wear and tear. If the tenant does damage to your  property, money will be held from their security deposit. If the cost of  repairing the damage exceeds the amount of the security deposit, you  can sue the tenant for the additional amount owed.

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

If rent is not paid by the 4th of each  month, we will issue a "Five Day Notice" of non-payment and the clock  starts on the eviction process. Whether or not we eventually have to  proceed with a formal eviction depends on the specific circumstances.

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

We will notify of any changes with your  property primarily by e-mail, phone call or a letter. Non-emergency  items will be communicated along with your monthly statements and, of  course, we encourage you to call, e-mail, or fax anytime you have a  question or wish to discuss something.

How do you handle maintenance requests?

Tenants may call their requests in by  e-mail, telephone, or placed online with our tenant portal. When we  receive a written request, we contact the tenant and ask them questions  which will help us determine the exact nature of the problem.

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

All large dollar amounts (over $400.00), non-emergency repairs need the OK from owner.

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 will pay as many bills as you want us to handle but 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.

Do you work with Section 8 Tenants?

Not usually. Only if you would like us to.

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. Please  do not ask us violate these laws. Violations carry fines up to $100,000.

Are There Risks Involved With Owning Rental Property?

No matter how careful we are, there is a  certain risk that landlords take to be in the rental business. Sierra  Vista Realty cannot guarantee tenancies. We have an excellent track  record in choosing tenants. This is not to say that we do not have  tenants who break leases or cause problems. One thing certain in life is  change. People buy homes, get transferred, lose their jobs, divorce,  get sick and even die. Most tenants who break their leases honor their  lease payments until the house is re-rented.

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?

Even the most conscientious tenant will  cause minor damage over the course of a rental agreement. This is  typically referred to as "normal wear and tear." It might include small  scratches on the walls or paint, worn or slightly stained carpeting,  broken hinges, or other insignificant damage. Having to repaint the  property, clean the carpet and repair a few scuffs or nail holes on the  walls after each tenant moves out are to be expected due to normal wear  and tear, and not something a landlord can charge tenants for.

Damage. Actual damage to a property goes  beyond normal wear and tear. For example, instead of small scuffs or  nail holes on the wall, large holes in the wall would definitely be  considered damage. A carpet that's ripped, permanently stained or  otherwise ruined is also considered damage. Excessive garbage,  furniture, or personal items left behind may be considered damage.  Landlords can use the security deposit to cover the costs of repairing  damages.

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 will 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.

Are your customers raving about you on social media? Share their great stories to help turn potential customers into loyal ones.