OWNERS FAQ | ACRES Property Management

OWNERS FAQ

That is a very good question. Oftentimes an owner will have a pretty good idea what their property will rent for. We will use that information as guidance when we do a rental comparative market analysis. You can request a free, no-obligation, rental valuation estimate from us as well.

We specialize in single family rental homes consisting of small to large homes, condominiums, duplexes, triplexes and fourplexes.

Contact your property manager by phone or email. If you cannot remember who your property manager is, then refer to your lease or contact the office for more information. If you have activated your Tenant Portal for online payments, you may submit maintenance requests in portal.

Because tenant screening is such a critical step, we apply a rigorous process to each applicant. We run each application through a 50-state database for credit, civil, and criminal complaints. But because this process is so critical to our operations, we go two steps further. First, we rely heavily upon the personal interview during the showing of the property. While the prospect is checking out the house, we are checking them out! Second, we personally verify previous and/or current landlords. This is a key step as it allows us to delve into the applicant’s background deeper than just getting an ‘Accept’ or ‘Decline’ from a computer model. We also verify income with pay stubs or other documentation.

That is impossible to say. Each property is unique in its location, amenities, and features it offers. In addition, market conditions will also dictate lease up times. 2-6 weeks is a good starting point, but in no way represents what may actually be the time required for your property. We’ve had property get rented in much less — and much more — time than that! If a property remains vacant for very long, we will contact you to discuss options. Pricing your property competitively and having it in the best condition possible for showing are crucial to effective marketing.

Yes, we do that all the time. The presentation of your property is a key element in getting it rented quickly and at top dollar.

We use the Internet extensively. We employ search engines to drive prospects to our website, and we advertise our vacant properties on several Internet-based rental listing services such as Craigslist and Zillow. (Our advertising strategies are fully described here.) We also use yard signs to capture residents in the local area. These advertising strategies are all included free to owners and landlords. If you wish to place your property in either newspaper classifieds or fee-based Internet rental sites, we can do so and pass the fee through to you.

We love pets — we just aren’t convinced all tenants know how to keep a pet inside. For that reason, we leave that decision up to each owner. We typically advise owners that if there is carpet in the dwelling to not allow pets unless the carpet is near the end of its useful life where replacement is imminent. If pets are allowed, we collect pet rent and a bump in the security deposit.

We typically permit a “limited smoking policy” that permits the Tenants to smoke outside the home/unit. But ultimately the choice is yours and we will implement whatever policy you prefer. Children, or family size, is a protected class under Fair Housing Laws. As such we do not (nor cannot) discriminate based on family structure or size. We are a fair and honest management company that seeks to find the best possible candidate regardless of family size or other protected classes.

Service animals are a relatively new class of occupant that the law in Washington has only vaguely defined. Some people with a physical or mental disability have found that a service animal helps them with their condition. The law has gone one step further by saying that a landlord cannot discriminate against someone with a service animal. In short, the animal is not technically a “pet” and must be treated the same as any other occupant.

If rent has not been paid by the 5th then we give the tenant a call or email. If we do not hear from them then we issue a 3-day Pay Rent or Vacate Notice. After 3 days is up, if the rent is still not paid, we begin eviction proceedings. We work diligently with our tenants to avoid eviction and get tenants with past due rent on a repayment plan. Sometimes if the rent is not paid on time then you, the owner or landlord, may not receive a check for that month. For that reason we recommend Owners and Landlords keep an extra month’s mortgage payment in their bank account.

We have written in our lease that Tenants who break their lesae will forfeit their security deposit and one month’s rent. Under the WA State Landlord-Tenant Act, the Tenant is also responsible for all costs in re-leasing the property, including any unpaid rent due for the remaining time on the lease, plus any costs associated with re-leasing the property, including commissions and advertising costs. If they skip then we can file a small claim against them and get a judgment.

Security deposits are held by us in a trust account. When the tenant moves out, we retain that portion of the deposit necessary to restore the property into a ‘rentable condition’ except for normal wear and tear. Any balance is returned to the tenant. ‘Normal wear and tear’ are a vague term that the courts have typically danced around. Our approach is to treat everyone fairly. If the tenant makes a concerted effort to clean up after themselves and respect the property, then we will often give them the benefit of the doubt when it comes to what is ‘normal’ wear and tear.

Most certainly. We have helped many landlords get out of a sticky situation with a tenant. With over 30 years’ experience, we are still seeing new things. But we have developed skill sets we can apply to most situations, so things don’t get ugly.

We take the maintenance of our properties very seriously. We have internalized the maintenance with our own maintenance division in order to control both quality and cost. Our local maintenance staff is trained on how to make repairs quickly and efficiently, and which materials to use to achieve the best results. If the job is outside our capability then we will hire a contractor and supervise their work. However, you are not required to use us. You can do the work yourself or hire anyone you want. With any repair over $300 we get your approval first before proceeding.

No. This is a rolling balance to cover any incidental costs that may come up over the course of the month.

Yes. We have experienced realtors on staff who can help you through the entire sale process. Simply call or email us and we will have someone contact you.