Perhaps the most important aspect of renting your investment property is securing a signed lease with the tenant.
The lease provides protection for you, the owner, as well as the tenant. The lease spells out the agreed terms of the tenant’s use of the property, which is extremely important should a dispute arise regarding the tenant and/or landlord’s responsibility. A lease is a win-win situation.
Common Leasing Questions
What Type of Lease Does All Inclusive Realty Group Require?
All Inclusive Realty Group recommends a one-year lease on all properties. However, we do provide service which best meets the owner's needs. If an owner would rather secure a 6-month or a month-to month lease, we are more than happy to accommodate this request.
Why Should I Sign a One-Year Lease?
We recommend a one year lease to avoid frequent turnover. Month-to-month leases allow tenants to move at any time (with a 30 day notice). If a renter moves out two months after moving in, the owner will have to turn the unit over again, which can be costly depending on the amount of time and effort it takes to re-rent the unit.
How Much Should I Charge for a Security Deposit?
All Inclusive Realty Group generally asks for a security deposit of equal value to the rent on each property. However, deposit amounts are negotiable. Some owners request additional deposit amounts from tenants with lower credit scores or pets. Your property manager will work with you to set the best security deposit criteria for your property.
What Happens When the Lease Expires?
All Inclusive Realty Group agents contact the tenant 60 days prior to the end of the lease term to request lease renewal. We work diligently to sign lease renewals with current residents. This minimizes turnover which maximizes profitability.
We provide expert assistance with rental marketing in Sacramento or throughout the Sacramento area.
All Inclusive Realty Group has several types of free advertising methods. Our company website has an up to date vacancy list at all times and receives the majority of our traffic on rental inquiries. All vacant properties are placed on additional advertising websites, such as Trulia.com, Zillow.com, Move.com, Postlets.com, Craigslist.org, CSUS.edu, SNR Classifieds, plus many, many more.
Signage is placed in front of all vacant properties to generate interest. Also, our office traffic receives a high volume of inquiries regarding available properties in the rental market. We prefer to advertise in the Penny Saver or Sac Bee for a small charge by running weekly ads for vacant properties if properties are having a harder time being filled. We try and help each and every person find what he or she desires. We take full advantage of our large client base and excellent reputation, as word of mouth is one of the best advertising tools available.
We continue our marketing process even during tenant screening. First, we treat every applicant with respect by working quickly to give a fast, accurate assessment of their qualifying status. We believe that fast response time and open communication is one of the best ways to encourage word of mouth. The following is the tenant screening process:
The process begins after the tenant turns in an application to rent.
- Credit history
- Criminal background check
- Income verification
- Rental history
- Prior eviction actions
All Inclusive Realty Group recommends a one-year lease on all properties. However, we do provide service which best meets the owners needs. If an owner would rather secure a 6-month or a month-to-month lease, we are more than happy to accommodate this request. The reasoning behind a year lease being signed is to avoid turning a unit and have a renter move out two months later and have to turn the unit over again. We ask for an equal value amount of a deposit on each property. Deposit amounts are negotiable on a case by case basis.
Maintenance and Repairs
All Inclusive Realty Group holds a "Triple A" (AAA) standard for our maintenance and repair division.
We follow the motto that our technicians are available for “Anything, Anywhere, Anytime”. One of the reasons we are able to live by this promise to our clients is because, as a company, we hold our own contractors license. This means we have immediate access to our technicians and their availability and can deploy them wherever our priority is. On any given day, our technicians may be replacing a window in the morning and in the afternoon snaking out a plumbing problem. We also have a broad list of vendors for every type of maintenance request.
Diversified Training and Expertise
Due to the wide-ranging requirements for the maintenance of any facility, our technicians must be diversified not only in their trade skills, but also in their people and communication skills. Our maintenance and repair division operates in not only a response mode, but we also provide our customers with proactive services. One of the ways we reach out to our clients to remind them of proactive services is through our monthly Newsletter, which is filled with new and insightful information every month for each division in our company (not to mention monthly discounts for our readers!).
Our maintenance staff will help you every step of the way.
When a tenant sends in a maintenance request, we send out a vendor for that issue as soon as possible. We strive to have the maintenance work performed within 24 hours of the call. For emergencies, each property manager has an emergency cell phone that is always operating. All of our property managers can be reached 24 hours a day, weekends and holidays included. If the tenant causes the issue, for example a backed up toilet due to a child's toy, the tenant would be charged for that bill. In addition, if there are vendors that an owner would rather use, we would be more than happy to accommodate those requests.
Account Access for Owners
As your asset manager, it is our job to ensure your bottom line is protected.
All Inclusive Realty Group offers our owners a full accounting online portfolio of their investments and rental properties in an environmentally clean way. With our property management software system, we run a virtually paperless office!
This innovative system allows owners to log in to their "portals" and view their accounts (think of online banking for the property management account!). The information contained in your portal will ensure that you, the owner, have complete visibility into, and control over the financial performance of your property. The following items are available to our owners within their personal portals:
- Update contact information
- Real-time threaded conversations with property managers (along with email alerts)
- View and approve work orders
- View bills and attached invoices
- Access owner statements (current and past)
- Make electronic contributions to the portfolio balance
- Run real time reports
- Access shared documents (ie ten ants leases, addendums, etc)
Manage & Access Reports 24/7
Tenants may pay rent via US postal mail, via online account or by walking into the office (rent is due on the 1st of each month and late after the 5th). Owners may receive funds by US postal mail or via direct deposit. Owner funds are dispersed between the 15th and 25th of each month. Owners receive a 1099 form at the end of each year for tax preparation.
One of the best features of PropertyWare is just as owners can transfer money into their portfolio balance electronically, Property Ware allows US to transfer money into owners bank accounts! No more waiting to receive checks, then waiting for checks to clear at the bank - we can automatically deposit funds into selected accounts!
Our reports are sent out monthly (preferably via e-mail) to our owners between the 10th and the 25th of every month. Reports include cash flow, expense report and owner statements. We are also able to include rent rolls, vacancy reports, delinquency reports, and pretty much any other report you could possibly want! Our goal at All Inclusive Realty Group is to service every one of our owners needs as their management company and to provide top notch customer service
At the end of each year, we publish a year-end statement. Our current Property Management clients find our accounting practices to be very convenient and our statement easy to read and understand.
Our accounting department is available to answer any accounting question you may have about any income or expense related question.
Frequently Asked Questions About Payments
Receive fast reporting and payments
One of the biggest concerns property owners have is how and when they’ll receive rent funds. All Inclusive Realty Group uses one of the industry’s best property management softwares, Propertyware, to ensure our clients receive fast reporting and payments.
Common Payment Questions
When do Tenants Pay Rent?
Tenants pay rent via US postal mail, online, or by walking into the office. Rent is due on the 1st of each month and late after the 5th.
When Will I Receive Rent Payments?
Owner funds are dispersed between the 15th and 25th of each month.
What if the tenant doesn't pay rent or maintenance costs?
At the time the tenant moves out, if he or she owes money to the owner, they are given one month to make payment arrangements on the balance owed. If they fail to make payments or choose not to make payment arrangements, they will be sent to our collection agency at no expense to the owner. If the tenant has been evicted, the judgment immediately reports to their credit history. We can garnish wages with a court ordered judgment only. Collection split is as follows: Outside collection company keeps 30% of collected monies and 70% of monies collected goes to the Sacramento rental property owner.
Will I Receive Monthly Reports?
Yes. Our reports are sent out monthly (preferably via e-mail) to our owners between the 10th and the 25th of every month. Reports include cash flow, expense report, and owner statements. We are also able to include rent rolls, vacancy reports, delinquency reports, and pretty much any other report you could possibly want.
Our goal at All Inclusive Realty Group is to provide the best management experience with top notch customer service.
How Will I Receive Rent Payments?
Owners can elect to receive funds by US postal mail or via direct deposit. We can transfer money directly into your bank accounts! No more waiting to receive checks, then waiting for checks to clear at the bank - we can automatically deposit funds into selected accounts.
Will All Inclusive Realty Group Provide Tax Documents?
Yes. Owners receive a 1099 form at the end of each year for tax preparation.