Owner FAQ

We handle everything involved in professional rental management: property preparation, professional marketing, tenant screening, leasing, rent collection, maintenance coordination, lease enforcement, and financial reporting. Our goal is to make owning a rental as easy as possible.

We focus on quality properties in Loveland, Fort Collins, Windsor, Johnstown, and nearby Northern Colorado communities. We manage single-family homes, townhomes, condos, and some multi-family units.

Every property is different, but when a home is vacant, rent-ready, and priced appropriately, we typically find a great tenant within 30 days and have a new lease start within 30–60 days from the start of advertising. We work with you to balance your timing goals with maximizing total rent for the lease term.

There’s no wrong time — but seasons do matter. Spring and summer typically bring higher demand, faster placements, and top-market rent rates. Fall and winter often take a bit longer to find a tenant, but vendor availability is better for property improvements, and leases signed in cooler months tend to have lower turnover rates.

We conduct credit checks, criminal background checks, income and employment verification, and rental history reviews with landlord references. We comply with all Fair Housing laws and work hard to place tenants who are a strong fit for your property and goals.

Tenants can submit maintenance requests 24/7 through our online portal or by calling or texting our emergency after-hour phone. We prioritize urgent issues and rely on vetted, insured vendors to ensure prompt, quality repairs — and good communication with your tenants throughout.

We work exclusively with insured, licensed (where required), and reliable vendors. Our team coordinates and communicates throughout every repair. Property owners are welcome to complete work themselves when a property is vacant and prior to the start of advertising.

No — we waive all maintenance supervision fees when working with our regular vendors and when funds are available to pay bills on time. We maintain a reserve fund for each property to cover routine expenses. A 10% markup applies only if we need to establish a new vendor relationship,  if owner funds aren’t available when bills are due, or if we are supervising extraordinary maintenance or updates. 

We set a pre-approved threshold for non-emergency expenses so routine items can be handled efficiently without interrupting your day. For emergencies, we act immediately to minimize damage and reach you as soon as reasonably possible. For non-emergency repairs above the pre-approved threshold, we contact you before work begins. All expenses are documented in your monthly statement.

In most cases, no. Home warranty companies are often slow to respond and are incentivized to do the minimum — which makes it difficult to provide timely service to tenants and maintain a quality standard we’re proud of. 

We encourage automatic payments through the tenant portal, which helps keep tenants on time. We enforce late fees per lease terms and Colorado law and deliver legal notices when rent is late. We work to keep communication open with tenants to resolve issues early, and we have attorney contacts for situations that require further action.

We conduct inspections at move-in, mid-lease, and move-out. We may access the property with 24 hours’ notice to the tenant during the lease term, and without notice in an emergency.

We reach out to landlords approximately 120 days before a lease ends to plan for renewal or transition. We provide a market analysis and work to confirm renewal terms with the tenant at least 90 days before the lease end date.

Our goal is to prevent evictions through careful screening and proactive management. When issues arise, we work with tenants to resolve them or reach a mutually agreed lease termination. If an eviction becomes necessary, we work with our attorney to manage the entire process and keep you informed throughout. Legal expenses are the landlord’s responsibility but can often be covered through our optional Risk Mitigation program.

We handle most non-urgent communication via email and provide regular updates on your property. We’re available by phone or email during office hours. After-hours communication is reserved for matters that can’t wait until the next business day.

Yes. We provide detailed monthly statements after each calendar month closes, plus year-end statements and 1099s for tax preparation. You have 24/7 access to all documents through your owner portal.

We use AppFolio — an industry-leading, cloud-based platform for secure payments, accounting, maintenance coordination, messaging, and document access. Both owners and tenants have their own portal access.

Our fee structure is subject to change on a case-by-case basis, so contact us for a specific quote. We typically offer lease-only services for a one-time fee equal to one month’s rent, and full-service management with a one-time startup fee of 50% of one month’s rent, an ongoing management fee of 10% of collected rent (minimum $175/month), and a flat $250 fee for lease renewals or new tenants. We do not mark up normal maintenance expenses, do not charge extra for regular property walkthroughs, and do not charge extra for marketing.