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Property Management

For Rent

PROPERTY MANAGER SERVICES ENDED

Formerly, I was a full time, professional property manager.  Unfortunately, due to the economic environment, and the high number of evictions and challenges with unexpected vacancies, I’ve found I do not personally respond well to these events.  In point of fact, they depress me.  GREATLY.  For that reason, I’ve CLOSED my property management business.

Below, is what I used to do and be about:


We offer a comprehensive property management solution for investment owners of single family homes. If you own a single family home in Scottsdale, Phoenix, Tempe, Fountain Hills, Paradise Valley, Glendale, Peoria, Carefree, or Cave Creek, we may be the property management company for you.

You may be asking, what do we do?

  1. We get the property ready to be placed on the rental market. If repairs and/or cleanup is needed, before a tenant can move in, we coordinate those activities.
  2. We find you a tenant. That’s the #1 most important thing, and we’re good at it. To find you a tenant, we have a marketing plan that we have found is extremely successful in acquiring a qualified tenant in the shortest possible time. We will execute this marketing plan diligently, leaving no stone unturned. Since you are reading this on our blog, you can assume correctly that we use the blog to promote your rental listing. We also use cragislist, MLS, and our real estate sign in front of the property (where HOA provisions allow). We’ve used additional marketing vehicles with varying (often low) levels of success, so we focus on what works well, and skip the rest.
  3. We qualify the tenant. A background check is performed of the tenant prospects previous rental (when one exists), along with a credit and rental history.
  4. We perform a move-in inspection with the tenant. Upon move-in, we’ll be there to gather the remaining funds and hand over the keys. At that time, we’ll walk through the property, making note of any blemishes that the tenant observes, and more importantly, making note of the proper condition of the property.
  5. We collect the rent. An obvious need, but one that can take managing from time to time. We gather the rent from the tenant, process it through our broker’s trust account, and disburse the proceeds to the landlord each month. In the event that rent is late or missing, appropriate action begins no later than the 5th of the month.
  6. We support the repairs to the property. If you own an investment property, the two likely things you dislike about it are dealing with tenants, and dealing with the repairs. For small repairs, we encourage an agreement that allows us to make the appropriate repair, and then deduct the cost of that repair from the next rent disbursement. We do not charge any repair management fees whatsoever. Only the actual cost of the repairs will be forwarded to you, the landlord. For larger repairs, we will consult with you and gather multiple estimates for the repair. And in all cases, if you choose to use a home warranty company, we’ll route our repair requests through the home warranty company, if the repair is covered under the warranty.
  7. We perform a move-out inspection with the tenant. When the tenant moves out, we’ll be there again to walk through the property, and take note of the move-out condition.

What are our fees?

We have broken our fees into 2 items: A lease-up commission and a monthly management fee.

The lease-up fee is a variable commission fee, which is either 4% or 6%. If we acquire the tenant, and do not have to pay a co-brokerage fee, the lease-up commission will be 4%. If there is a co-broke via MLS, the lease-up commission will be 6%, with the commission split equally between the 2 agents.  Because we really want to make 4%, we do a significant amount of online advertising to acquire the tenant.

The monthly management fee is a $100 flat fee. This fee covers all of the month-to-month management necessary, including the management of repairs and rent collection. Please note, that if you choose to be your own management company, and require only our tenant acquisition services, we will NOT perform a move-out walk through or manage any repairs associated with getting the property ready for rent. We will, however, perform a move-in walk through, and collect all money leading up to and including the first month’s rent.

Where do we service?

Our offices are located at the corner of Loop 101 and Bell Road in North Scottsdale. To provide the best possible customer service, we limit the area that we provide property management services to within 30 minutes of our office. Roughly speaking that extends south along the 101 through Tempe, and west along the 101 into Glendale. North of the 101 we service up into Cave Creek. Stated differently, we cover much of the Northeast Valley. Exceptions may be made on a case-by-case basis, particularly for past clients.

The reason we limit our service area, is because a significant number of tenant prospects call us while standing in front of the property, due to the sign. Often we will ask them to wait there, and come right over. A person will often agree to wait half an hour…but ask them to wait longer, and they’re likely to go to the next property down the street.

Also, the monthly rental rate for the property in question must be in excess of $1000/month, with a 1 year lease. At this time, we do not manage nightly or weekly rental properties.

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{ 23 comments }

1 Tina December 28, 2007 at 9:43 pm

It was very disappointing to get to the end of this site and learn that you do not cover downtown Phoenix. You should have your conditions of location up high. I feel liek I wasted my time.

2 Steve Belt December 31, 2007 at 10:06 am

Tina-

Thanks for stopping by. I’m sorry we don’t cover the area you have a need for. From my office I can get to downtown Phoenix in right around 30 minutes. However, it’s not an area of Phoenix I’m very familiar with, real estate wise. Moving North just a bit to the Central Corridor, and there I have some expertise, but not downtown. Honestly, I wish I did know more about downtown. There are some exciting things going on there.

3 JEFF SCHOLL January 17, 2008 at 12:23 pm

HELLO IF I COULD HAVE A MOMENT OF YOUR TIME.MY NAME IS JEFF SCHOLL I JUST MOVED HERE FROM ILLINOIS IN DECEMBER.I HAVE 20 YEARS OF EXPERIENCE IN THE CONSTRUCTION FIELD.I HAVE WORKED WITH DOORS,WINDOWS.PAINTING,STAINING,DRYWALL WORK,TRIM WORK ETC.SHOULD THE NEED ARISE FOR YOU TO FIND SOMEONE TO HELP MAINTAIN YOUR PROPERTIES PLEASE KEEP ME IN MIND AND DON’T HESITATE TO GIVE ME A CALL.THANK YOU FOR YOUR TIME.

4 Keith January 21, 2008 at 2:01 pm

Great site…I love all the info and articles…Keep up the good work and good luck with you company thanks from http://www.republicpm.com

5 Janice February 6, 2008 at 3:26 pm

Hi Steve,
We have a home in the Rio Verde area (174th & Dynamite) that we are interested in renting. It is a really nice custom home (5bd, 3bth, 3500 sqft). Is it difficult to find renters in this area?

6 Steve Belt February 6, 2008 at 3:44 pm

Janice, yes it is difficult to find tenants there. I’ve sent you an email with more information.

7 Terri March 5, 2008 at 5:18 pm

I have been looking for a house to rent in the north-west valley, peoria area. 4bdrm/2ba for $1000 or less a month.can you help?

8 Dan March 25, 2008 at 1:45 pm

Steve,

I just wanted to say that being in the rental industry for many years now with http://www.RentMarketer.com, this is one of the best blogs that I have seen for property management. Keep up the great work and I hope other property managers follow you.

9 Jennie April 10, 2008 at 5:21 pm

Compliments on the site!
I am currently employed with another property man. company.
for reasons, I have put in my thirty day notice. I manage an apartment complex, therefore have had experience in doing ‘turns’ on the moveouts. If you have needs for bid’s on the turn overs, please contact me,
Thank you,
Jennie

10 Pegyy April 19, 2008 at 5:41 pm

Hi Steve,
Do you do PM in Avondale? Please let me know.

Thank you, Peggy

11 Steve Belt April 19, 2008 at 6:28 pm

Peggy, I’m sorry, but I don’t service Avondale. It’s a solid hour drive 1 way from my office to Avondale, and as a result, it wouldn’t be in your best interests to use me.

12 Fanel April 20, 2008 at 10:28 pm

I own a Pool Service company and I’m looking to icrease my business, do you need any of my services?

13 Pete May 5, 2008 at 6:33 pm

Steve – do you cover the area located at 55th Ave and Happy Valley in norrthwest Phoenix?

14 Terry & Phyllis May 5, 2008 at 9:22 pm

Hello. We are currently looking for a property manager for our northwest valley home. We are near the crossroads of Union Hills and 19th Ave. Great location, good neighborhood, close to schools, shopping, post office; I-17 and the 101. Nice 4 bedrm., 2 bath home. Looking at renting for #$1195.00/mth. Please let us know if you can help us. Thanks for your time.

15 Rudy May 18, 2008 at 5:53 pm

Steve, I presently have a beautiful home on Arrowhead Lakes
Approx 2750 sqft, Fully renovated with all the goodies, including all appliances, frig, washer dryer, and electric boat for cruising on the lake. I was told the property would Lease for $2400. I’m trying to find a company that can find an executive (professional) or company interested in leasing the property. Any chance your company specializes in this type of renter or leasee? For a preview of the property, look up MLS 2955876…… pics, etc. …. Thanks. Lastly, could you explain the 4-6% you mentioned. What is this a % of???? Can you provide an example………..

16 Steve Belt May 18, 2008 at 7:33 pm

Hi Rudy, thanks for the inquiry. The 4-6% is a percentage of the gross lease. Simple math: $1000/mo for 12 months is a gross lease of $12,000. 4% of that is $480.

FYI to anyone that reads these comments, I don’t reply back here with answers to “Can you help me?”. Instead, I reply directly to the email address of the person inquiring. Rudy had a great question, however, on how commission is calculated, which very much deserved a reply here. Thanks Rudy!

17 Mike & Carrol Rogerson June 12, 2008 at 2:50 pm

Love your site !
Who would you suggest for Suprise ?

18 Mike & Carrol Rogerson June 12, 2008 at 2:54 pm

my lease to own guy is always late. I may need help from someone
like you in the Suprise area. Can you recommend some one ?

19 Steve Belt June 12, 2008 at 2:58 pm

Hi Mike & Carrol,

Unfortunately, I don’t know other management companies that I could recommend. I know some I would avoid (though I’m not going to name names here), but that really doesn’t help you…Sorry!

20 Sarah July 17, 2008 at 11:51 am

Hi, Steve,

I have a condo in Scottsdale (Zip 85258). 2-bedroom, 1200 sq ft, want to check to see if you are interested to manage it for me. Thanks.

21 Steve Belt July 18, 2008 at 12:15 am

Sarah, I’d absolutely love to chat with you about your condo. Feel free to call me at your convenience.

22 Jessica August 17, 2008 at 11:18 pm

Hi Stev
I am looking for a propery manager for my condo on 96th st/ Via Linda. I bthink I can only get $900 per month for the rent, would you consider managing my property even though I don’t hit the minimum? I am having a very hard time finding a renter

23 dvine February 5, 2009 at 2:48 am

A very informative line of comments too. Why dont you have a separate section for question answers.

Comments on this entry are closed.