Maximize income, reduce risk and protect your investment

The competition determines the rental amount. As experts in the field, we know the market and the competitive rental ranges for your home. If the home is marketed too high the home will be vacant much longer. If it is marketed too low, it may be one or two years before the price becomes competitive again.

The property is immediately added to our website, rental availability list, apartments.com, rent.com and other advertising resources. A sign is placed and marketing photos are taken within 48 hours.

Vacancy periods are market driven. There is also some luck involved in the right person looking at the right time. On average in today’s Greater Lancaster market it takes between four to eight weeks to rent a home. Homes rent more slowly in December and January. Location and price effect vacancy.

Statistics indicate that 75% of renters own pets. Restricting pets reduces the number of available qualified residents. Pets should be screened and pet references checked out. In general, a well-behaved cat or dog causes less wear and tear on a home and yard then a young child.

It is common to restrict smoking inside the property. This does not significantly reduce the marketability of the property.

In federal, state, and local Fair Housing regulations children come under the protective class of “familiar status”. It is unlawful to discriminate against children in any way.

It is our practice to collect a security deposit up front. A security deposit can be used for any owner costs and damages after a resident vacates your property.  The security deposit is held in a resident trust account as required by state real estate regulations.

The rent is due on the first of each month. Late fees are charged after the fifth of the month. We contact delinquent residents on the sixth of the month. If the rent is not paid by the 20th we take the first step in the eviction process. Most delinquencies and subsequent evictions are the result of loss of employment.

The payments to owners along with statements are processed on the 15th of the month or the following Monday if the 15th falls on a weekend or holiday. Disbursements are either mailed or paid by ACH direct deposit into the owners’ accounts and statements emailed the same day.

A licensed property manager is always on call for emergencies. We have an extensive network of maintenance personnel and sub-contractors to handle any emergency on your property, day or night. We are on call 24 hours a day 365 days a year.

Residents are encouraged to submit all repair requests in writing. It is our policy to notify owners of all maintenance expenses under $250. If funds are available the expense will be deducted on the accounting statement. If funds are not available the property manager will contact the owner for payment arrangements. Sometime a request falls into the category of a maintenance emergency. Emergencies are scheduled immediately and the owner notified at the first possible opportunity. Some maintenance requests can result in a rent abatement if not handled timely. The owner is notified immediately when there is a rent abatable maintenance issue.

The resident is responsible for the rent for the term of the lease. If residents leave before the termination date they will forfeit their security deposit and will be charged a 2 month penalty.

A refundable security deposit taken at move-in is usually sufficient to handle the minor damage caused by residents. Residents with excellent credit and references seldom cause significant damage. If the resident leaves the property owing money for rent and/or damages they will be billed. If they do not pay, we will file a writ for restitution with the local magistrate. If the court agrees with the charges, the court will enter a judgment against the resident. The judgment can either be turned over to an attorney or a collection agency. A judgment remains on the person’s records for 14 years or until satisfied.