If you are not currently under contract with another property management or real estate company we can begin right away. If you are currently under contract you will need to terminate their services according to your agreement with them. We are happy to pick up keys, security deposits, and necessary documents from the discontinued company. At your request, we will email or mail you a  complete start-up package. Once you have completed all necessary forms and returned those to us we will get started.

“Saturation Marketing” is our goal for your vacant property in all potential appropriate tenant markets. Each tenant has their own way of locating a home to rent rather by driving around, using a real estate agent, or surfing the web. We find the largest majority of our rental calls are from signs and website traffic.  With our interactive website that profiles virtual tours and photographs of our available rentals, rental signs, and the multiple listing service reaches licensed real estate agents. We also use Fort  Huachuca advertising through AHRN.com. Sierra Vista Realty has memberships to the Southern Arizona Association of Realtors, the National Association of Realtors, and the Sierra Vista Chamber of Commerce to assist us in filling vacancies.

The majority of families and singles have pets. We prefer to advertise pets are negotiable, so that they will tell us about the pets when they apply instead of trying to sneak them in later. If pets are approved we will require an additional $250  refundable pet deposit in addition to the regular security deposit. If damage exceeding the pet deposit occurs, we will hold funds from the security deposit. You are in no way required to accept pets, this is completely your decision and we will do our best to meet your requests.

We want good tenants as much as you do. It makes our job that much more pleasant. It is our goal to obtain the highest qualified tenants. We have defined a preferred tenant profile based on credit, criminal, employment, and rental or ownership history. A  conscientious review of the applicant’s current credit report will help assure the owner of timely rental payments. Sierra Vista Realty is directly linked to Experian’s credit bureau’s database; we can access credit within one minute, twenty-four hours a day. We make copies of all identification at the time of application. Sierra Vista Realty is a fair housing advocate and does not discriminate against any applicant or tenant based on race, creed, color, religion, national origin, handicap, or family status. Tenants that do not meet the standards of our company can still be considered by the owner with extra precautions such as larger deposits taken and a waiver from the owner signed.

Sierra Vista Realty uses the Arizona  Department standard lease with additional clauses for the protection of the owner. This lease is continually updated and revised as laws and additional precautionary measures are established. As most owners will agree we prefer securing a one-year lease. To begin the lease tenants are invited to our office for a complete explanation of the lease and to sign. The extra time we spend with the tenants explaining the terms of the lease has great payoffs. It substantially reduces misunderstandings during the term of the contract. It also gives us a chance to answer questions and concerns and to begin the landlord-tenant relationship.  Starting off on the right foot is very important to us. The first month’s rent and all deposits must be paid in full before a tenant takes occupancy. We don allow tenants to make payments on the security deposit.

As an additional protection for you, we require the security deposits before a property can be taken off the market. Security deposits are based on the monthly rent with pet deposits as an additional deposit. We offer all deposits as refundable,  encouraging tenants to leave the property in good condition rather than taking additional time making repairs and cleaning and preparing the property to re-rent. Complete instructions to the tenant are included in the lease and mailed again after proper notice to terminate the lease have been received. This will instruct them on the proper procedure for receiving a full security deposit refund, within fourteen business days after moving out as per Arizona law. Proper notice and completion of lease term is a must to receiving a security deposit refund. Cleaning,  including appliances, floors, walls, yard, and carpets professionally cleaned are required minimum to prevent deductions from deposits. Sierra  Vista Realty will compare conditions at move-out to move-in inspection sheet to determine all costs necessary to rectify any property damage. A complete security deposit disposition report will be completed and forwarded to the tenant within fourteen days of moving out as required by Arizona law.

Rents are due on the 1st day of each and every month and are considered late after 5 pm on the 3rd day of the month.  Eviction proceedings begin on the 4th of each month.

Our most challenging job as a manager is not managing the property but managing the residents. Good tenants are the key element to any successful rental property investment. Keeping tenants happy to ensure the longevity of the tenant’s occupancy is critical. Friendly staff, availability, and quick response to questions and maintenance requests will satisfy a resident more than anything else we can do for them. We ask for our owner’s cooperation regarding tenant services whenever possible.

We understand your need as a landlord to be kept abreast of property conditions both physically and financially.  On emergency maintenance (after hours) will use our best judgment to making repairs over two hundred fifty dollars. Emergency maintenance includes but is not limited to loss of air or heat, water damage, main drain stoppage, or electrical problems. Many owners have a home warranty and request that we use that in order to make repairs and we are always our most diligent in doing this. Most emergency repairs can be fixed at the time of the service call; some require later bids and replacements such as heating and cooling systems. Over the years we have assembled an excellent array of reasonably priced honest technicians for every area of repair your property may need. Prompt attention to maintenance items keeps tenants smiling and prevents minor problems from turning into high dollar repairs later. Our management fee includes overseeing cleaning,  carpet cleaning, painting, garage door repair or installation, monthly landscaping, minor plumbing, minor electrical, monthly pool service and minor parts replacement, locksmith.

Any large remodeling jobs, insurance claims, jobs requiring bids, supervision, and additional license and reference checking will require owner involvement. Per the lease agreement, the tenant is responsible for any maintenance that is caused by them or their guests. Tenants are responsible for example glass breakage or repairs they have caused and owners are responsible for the operating systems and normal wear and tear of the home.

At the time of move in and move out there is a complete written inspection of the property. Inspections may also be done on request.

Our desire is to create a clear audit trail of all funds pertaining to each property. All funds are held in an Arizona Trust account per Arizona Law, and security deposits are held in a separate trust account. These accounts are monitored by the Arizona  Department of Real Estate. An operating statement will be sent to you as soon as possible each and every month depending on the date the tenant pays the rent. Our statements are easy to read and understand. This really simplifies tax reporting at the end of the year. Our service includes paying expenses you have on the property such as maintenance and repairs bills when applicable. Copies of all repair invoices paid will be attached to the monthly statement in the order they appear on the report. At the end of the year, you will receive your final statement with yearend totals along with a 1099.

Set-Up Fee: owner pays Agent a one-time non-refundable set-up fee in the amount of $150.00.

Management Fee: 10% of gross collections (paid monthly with a $95.00 minimum) for long-term leases (12 months or longer). 15% of gross collections (paid monthly with a $95.00  minimum) for short-term, vacation rentals, and TDY rentals.

Late Fees: Broker retains 50% of collected late fees.

Statement Fee: $25.00 annual fee for all invoices and accounting for the property including monthly and year-end statements.

Administrative Fees: If the Broker collects administrative charges from tenants or prospective tenants, including but not limited to, application fees, returned check fees, or late charges, Agent will retain such fees as compensation under this agreement. The administrative fees under this Paragraph are earned and payable when Broker collects such fees.

Thanks for looking at Sierra Vista Realty.