How Folsom Property Management Gets Your Property Rent Ready

When it comes time to get your home rent ready, time is money. Everyday that your property sits empty is money out of your pocket. It is crucial to your cash flow to work as quickly and efficiently as possible to turnover your rental property and get it ready for viewing by new prospective tenants. Folsom property management company, Real Property Management Select, leases more than five thousand properties each month and has perfected the rent ready process. Follow along for efficient steps when getting your home ready for your next tenant.

Curb Appeal

Inspect the property from the street view. How does it look? Are the flowers pruned and vibrant? Are tree branches dead and overgrown? Are there weeds intertwined between bushes? Is the driveway clear of oil stains or debris? All of these factors impact curb appeal. The front view of your house is the first thing that applicants see when they arrive for a showing. Make your landscape beautiful and attractive. Folsom property management teams suggest landlords fertilize, mow the lawn, trim dead tree branches and flower stems, or replace dead plants as needed. Check the sprinkler system and make sure your vegetation is getting sufficient water.

Maintenance and Repairs

No one wants to move into a new rental property to find appliances are broken, the air conditioning system does not work, or a pest control problem. Once the previous tenant moves out and returns keys, enter the property immediately. Time is of the essence when turning over a rental property. First things first, rekey the property. This should be your first step upon starting the turnover process. This protects Folsom property management companies from liability, and protects the future tenant. Even though a landlord may have received all keys that were issued at the time of lease signing, you never know if they have made extra copies and handed them out to friends or family. Test all appliances, replace filters on the air conditioning unit, furnace, and hood ranges. Paint the walls a neutral color that is attractive to all people. Do not do a touch up paint, as the wall will likely appear blotchy. Paint the entire wall that is in need of paint. Clean or replace carpets and flooring as needed. Test and replace the batteries in smoke and carbon monoxide detectors. Know the laws in your city regarding smoke, carbon monoxide, and radon detectors. Folsom property management firms are required to provide smoke alarms and carbon monoxide detectors in dwellings.

Get Your Price Right Through Market Comparisons

Pricing your rental property can be crucial to your success and vacancy time. If you price it too high, you run the risk of an extended vacancy time. If you price it too low, someone will snatch it up immediately, and you could have achieved a higher rent price, which would have  increased your monthly cash flow. Complete a market comparison analysis to make certain your price is competitive with similar properties. Folsom property management teams conduct market comparisons by looking at active rental listings that offer similar square footage, bedroom and bathroom ratios, have similar amenities, updates, and features. Pick properties that are within a 5 mile range of your property. Call the manager or landlord and ask them what their property has to offer. Find out about their security deposit prices, application fees, and any other fees that are included or excluded in the rental price. Once you have determined a ballpark range, start high. Test a rental price on the higher end of the range and see how much interest you get. If your phone is slow to ring, this is a good indicator that you should lower the price. Folsom property management professionals list their rental rates just below the fifty dollar increment mark. For example, a rental price appears more attractive to potential renters if it is listed at $2,295 instead of $2,300. Likewise, $2,245 looks more attractive than $2,250. Try it out and see if you are more successful by listing with this strategy in mind.

Showing the Property

Create a warm and inviting atmosphere for your prospects. Keep the utilities turned on and keep the thermostat at a comfortable temperature. It is a quick turnoff for renters when they walk into a dark house that is freezing cold or blistering hot. Place a neutral air freshener inside the property in a conspicuous location. Make sure it is not too potent. Keep up with lawn care during vacancy or hire a landscaping company to do it for you, so you can focus on showings and applications. Folsom property management team, RPM Select wants to remind landlords to please consider your safety when showing a property. Stand at the front door or on the front porch while your prospective renters walk through the house themselves. This often makes them feel more comfortable anyway, and it keeps you safe.

Folsom Property Management Company, Select’s Proven Rent Ready Process

Select is known for getting rental properties rent ready in record time. When you hire Select to lease your property for you, you know that all work will be done efficiently, showings and correspondents will be carried out in a professional manner, and you will end up with the highest quality of renters who are more than qualified to lease your home. Put our proven process to the test in Folsom. Property management experts are standing by waiting for your call. Call us today.

How Elk Grove Property Management Teams Find Reliable Tenants

Picture this: your perfectly reliable long term tenant has just turned in his 30 Day Notice to Vacate. Almost immediately, your heart drops. Your fear increases as you anticipate finding a tenant who will be equally responsible and respectful of your property. Has this happened to you? We hope it has. If not, you are not getting the best tenants for your property. Elk Grove property management team, Real Property Management Select, has a proven process that gets clients the highest quality tenants, that leaves them sad to see a tenant move out. They do not need to be sad for long, knowing that with Select professionals on their side, their next tenant will be equally as wonderful.

Tenant Screening

Do not learn the hard way by making a hasty decision when accepting an applicant. The worst thing you can do as a landlord is to be so desperate to fill a vacancy that you lower your standards and accept someone who is unqualified. Screen your tenants carefully and thoroughly. Though it sounds pessimistic, do not give anyone the benefit of the doubt. Let the facts you discover when going through the following steps, speak for themselves.

Require an application

Elk Grove property management companies require that any person who is interested in living at your property and is 18 years old or older, must submit a filled out and signed Application to Rent. An application should inquire as to the person’s legal name, social security number, residence, previous residences, employment information, monthly monetary obligations, if the applicant has any pets, or if the applicant smokes. Always require an application fee. This fee generally ranges between $25 and $40. This fee should be non-refundable. It is needed for the landlord to check credit reports, employment verification, and rental history.

Income Requirements

A general rule of thumb that landlords follow is to require that an applicant makes a minimum of three times the rent amount. Elk Grove property management professionals look at gross household monthly income. If your monthly asking rent is $2,200, your applicants must make a gross household income of $6,600 monthly. That is around $80K annually. Requiring a 3x income ratio gives landlords peace of mind knowing that their tenants can afford to pay rent each month, in addition to their other bills and common living expenses.

Sufficient Income Proof

The following documents should be accepted as proper income proof; two most recent pay stubs, an official offer letter printed on letterhead and signed by the hiring manager or HR manager, six months of bank statements, previous two years of tax return documents, social security statement, or a pension statement. Elk Grove property management experts should always contact the HR department or applicant’s manager to verify employment and to make sure the income proof is not forged.

Verify Rental History

In addition to verifying employment and checking credit, some of the most telling information you can gather about an applicant comes from his previous landlord. The previous or current landlord has walked in your shoes. They know first-hand if this applicant is reliable and respectful of rental properties or not. When verifying rental history, be careful of what you ask. Here is a list of questions that you can legally ask a previous landlord:

  • Did the tenant pay their rent in full and on time each?
  • Did the tenant ever have late payments? If yes, how many?
  • Was the tenant ever served an Unlawful Detainer?
  • Did the tenant take good care of the property?
  • Would you rent to this person again?

Credit Report

Elk Grove property management firm, Select puts a lot of weight on credit scores. And for good reason. Credit scores tell landlords if an applicant pays their bills in full and on time. A perfect credit score is 850. Do not expect your tenant to have a perfect credit score. Be leary of applicants who have a credit score under 620. If an applicant has an outstanding debt that they owe, do not accept them as a tenant. You can however, give them a Conditional Acceptance, which means they must go to the creditor and pay the debt, then bring you back a receipt that proves the debt has been paid.

Criminal Background Checks

When checking credit, Elk Grove property management professionals can also check for violent or sexual crimes committed by the applicant. Violent or sexual offenders can bring additional liability to you. Do not allow such offenders to live at your property.

Know the Laws for Elk Grove Property Management

Be careful that you do not discriminate when showing your property or accepting rental applications. Remember there are protected classes of people. The Fair Housing Act protects people from being discriminated against for their race, color, national origin, religion, sex, familial status, and disability. If an applicant states that they have a service animal, you cannot discriminate against them because of it. You also cannot require that they pay a deposit for their service animal.

How Select Protects You

With more than 30 years of experience in property management, you can rest assured knowing that we follow a rigorous and thorough tenant screening process. We do things right every step of the way. Take the guessing and finger-crossing out of approving tenants to live at your property. Elk Grove property management professionals at Select know how to protect you. Call us today.

Your Guide to Faster leasing with Sacramento Rental Property Management Company, RPM Select

The quicker you can find a new tenant, the better. True or false? True, unless you are lowering your standards to fill the vacancy more quickly. What if we told you that you could have both; fill a vacancy in record time and find a highly qualified tenant who is respectful of your property? It can be difficult to find, but it is possible in rental property management. Sacramento team, Real Property Management Select, has a proven leasing process that gives property investors the package deal. Below is a step-by-step guide that has been proven over and over again to shorten vacancy times and get property owners the type of tenant they deserve.

Act Quickly

Everyday that your property sits vacant, it costs you money. For example, if your rental price is $2,175 and your property sits vacant for two weeks, you have lost out on $1,015 cash flow. When your property is occupied, it brings in $72.50 every day. Think about it, that money goes a long way. It can buy groceries, fuel for your car, or pay your cell phone bill in two or three days. Sacramento rental property management professionals at Select are aware of the impact vacancies can have on your bottom line. That is why they act quickly to get the property rent-ready. Getting a property rent-ready includes rekeying the property, maintenance, paint, carpet cleaning or replacement, re-caulking of tubs, showers, and sinks, taking care of any updates, cleaning of the property, and much more.

Determine a Rent Rate

One of the biggest mistakes landlords can make is marketing their rental property at the wrong price. If you price it too low, you will fill the vacancy quickly, but run the risk of lower quality tenants. If you mark the rent price too high, you will find yourself with a prolonged vacancy. Rent prices in rental property management in Sacramento must be handled delicately. The industry experts at Select have more than 30 years of experience in conducting market comparisons. They research which properties are currently listed for rent, what amenities are included in the property, the location of the property, and services offered in order to determine an accurate rental rate.

Advertise Aggressively

The easiest and most efficient way to advertise a rental property is through online platforms. Renters want to see a variety of properties in the quickest and easiest way possible. The internet allows them to do exactly that. They can scroll through websites and click from one property to the next, all from the comfort of their couch. Start with advertising on some of the top used rental home search sites like Zillow, Hotpads, Craigslist, Trulia, and your local online classifieds in Sacramento. Rental property management teams should also advertise on their websites. Place “For Rent” signs in the front yard or outside the complex of your condo to maximize the amount of people that see your property is available for rent.

Respond Quickly

Answer all inquiries on demand. Make yourself available to answer phone calls, text messages, emails, and walk-ins. The best time to talk to someone interested in your property is when it is convenient for them. When you respond immediately to inquiries, you are more likely to find your tenant quickly. In addition, many rental home seekers are calling multiple properties back-to-back and can easily lose track of which property is which. A quick response time helps prospective applicants know if they are sincerely interested in your property. The best rental property management Sacramento teams schedule professional showings within a 24 hour time period of accepting an inquiry. Try to get your interested applicants in to see the property very quickly. The further out the appointment is, the less likely they are to follow through and show up to it.


When it comes time to accept rental applications, require that all people who are 18 years or older submit a filled out and signed application. When they return their application, they must also provide sufficient income proof, an application fee, and a security deposit. Once you have verified that you have all of the above mentioned documents, conduct background checks. These checks should include credit, criminal, and rental history verification. Sacramento rental property management team, Select, collects applications from as many applicants as possible. Doing so gives them the opportunity to pick the highest qualified tenant.

Lease Signing and Move-in

The leasing stage of rental property management in Sacramento is often the most stressful. Once you have reached the lease signing step, you can breathe a small sigh of relief. When it comes to signing the lease agreement, clearly explain each paragraph to your new tenant to ensure they understand everything that is expected of them. Allow them enough time to read every word of their lease agreement before signing it. Clearly outline when rent is due each month, how they can pay rent, the correct amount of rent, what happens if they fail to pay, how to communicate maintenance requests, tenant rules while on the property, and more.

Why You Need the Best of Rental Property Management in Sacramento

When you choose Select, you can expect regular leasing updates and first-class customer service. We get our clients the most qualified tenants, lock them in for longer lease terms, and we do it all in record time. Do not allow yourself to lack the resources or knowledge to rent your property efficiently. Increase your cash flow and reduce your stress. Call us today.

How Property Management Companies in Sacramento Avoid Evictions

Evictions are easily one of the most expensive and stressful situations a landlord can find themselves in the property management industry. They are costly, time consuming, and must be carried out perfectly and with proper legal counsel to be valid. Private landlords and professional property management companies in Sacramento can do their homework for hours on tenants; checking credit, verifying income proof, checking personal references, and conducting background checks, but the truth is, an eviction can fall on even what appears to be the safest and most reliable tenants. Life happens, income can be uncertain at times, or tenant circumstances and lease agreement compliance can change. There is no guarantee that you will be eviction-free as a landlord. But there are some precautions that landlords can take to protect themselves.

Screen Thoroughly and Rigorously

If you have experienced the leasing phase of property management, you know that with each application, comes a new scenario. You may think you have found the perfect tenant, but as you run their application, you find their credit score is in the high 500’s. Or their income is not sufficient. Or they have had an eviction on their record within the past seven years. You find yourself getting frustrated and desperate to lock in a tenant. Do not fall victim to settling for a tenant who does not qualify. Property management companies in Sacramento warn landlords to keep their tenant screening standards high, regardless of how long it takes to find a tenant. Below is a list of some of the most common reasons you can legally deny a tenant application:

  • Low credit score: If a credit score is lower than 620, you can reject a tenant application. Credit scores show landlords if tenants pay their bills in full and on time.
  • Insufficient Income: A good rule of thumb is to require a minimum of at least three times the rent amount. If rent is $2195, the tenants gross household monthly income must be at least $5,268. This ensures your tenants makes enough to not only pay rent, but also pay their monthly bills and everyday expenses.
  • Failure to Provide Income Proof: Property management companies in Sacramento state that sufficient income proof is defined as the following: two most recent pay stubs, previous year’s tax return documents, six months of bank statements, an offer letter on official letterhead, or a social security benefits statement. Always verify the income by contacting the human resources department of the applicant’s employment.
  • Pets or Smoking: If an applicant states that they have a pet and you have a no pet policy, you can legally deny their application. Be careful that you do not deny a service animal. Cigarette smokers are not a protected class. You can have a no smoking policy in your lease agreement without discriminating against any protected classes.

There are many more legal reasons you can deny a tenant application, but the ones mentioned above are the reasons landlords see most often.

Property Management Companies in Sacramento Handle All Eviction Correspondents Legally

Evictions are often unexpected, but always stressful. As a landlord, it can be frustrating to not handle things your way. Evictions must be carried out in accordance to the law. Legal counsel will often advise landlords to have no verbal contact with their tenants during the eviction process, as this could halt the process. If you have a legal reason to evict a tenant, counsel with your lawyer. Here are a few reasons that property management companies in Sacramento can legally evict a tenant:

  • Failure to pay rent on time
  • Criminal activity
  • Causing damage to the property
  • Unapproved pets
  • Unauthorized tenants
  • Indoor smoking on the property
  • Subleasing of the property
  • Nuisance complaints
  • Threats against other tenants

Evictions can take as long as four to six weeks to be completed and can cost upwards of $5,000 if the tenant decides to contest the eviction in court. If no contest from the tenant, court fees can cost between $400 and $750. This does not include the loss of rent during the eviction, cleaning fees, or hauling fees if the tenant fails to remove their personal items from the property.

RPM Select’s Eviction Protection Program

Property management companies in Sacramento know that the eviction process takes an emotional toll on landlords. That’s why Real Property Management Select created the Eviction Protection Program. This is a program that costs property investors a low monthly fee, that protects them if an eviction occurs at their property. This low monthly fee pays for the filing, legal fees, and court costs in the event of an eviction. It does not cover a writ of possession or the move out costs of the tenant.

Why You Need Select

Collections and evictions are part of business in this industry. With Select, you get trustworthy service from professionals who have more than 30 years of experience in property management. Whether it is an eviction, lease compliance issues, or you simply need help finding the right tenant, we have your back. There is a reason we are ranked as one of the top property management companies in Sacramento. Call us today.

How Communicating Can Make or Break You in Rancho Cordova Property Management

Talking, exchanging information, telling stories, discussions, chatting, emailing, texting – whatever you want to call it, it is communication. Communication seems like it should come naturally, and for some it does. For others, not so much. Whether it comes naturally and unnaturally to you, it is crucial for property managers to communicate with home owners and tenants regularly and effectively. Clear communication goes both ways. Tenants and property owners are also encouraged to reach out and communicate with Rancho Cordova property management teams. Here are some tips that all parties involved can benefit from to ensure they get the best experience out of investment properties.

How Rancho Cordova Property Management Teams Should Communicate with Property Investors and Tenants

At RPM Select, we value clear and often communication with our tenants and clients. We feel that like any successful relationship or business partnership, communication is key. Without it, one or both sides of the partnership would be lost and confused. We have many avenues for communicating and relaying information. In 2019, one of the quickest and simplest ways to communicate is through technology. Clients who hire Select to manage their investment property will get instant access to an Online Owner Portal. Tenants who rent a property from us will get instant access to an Online Tenant Portal. These can be accessed from our website, 24 hour a day, from anywhere in the world. You can view the following information from your Owner and Tenant Portals:

  • Owner Portal: view financial statements, request assistance, view rent collections, review work orders, see property photos from your last property inspection, view weekly updates when your property is in the leasing phase, see application information during the leasing phase, and find tax return information.
  • Tenant Portal: pay rent, request maintenance, communicate with your Rancho Cordova property manager at Select.

We also offer a 24-hour hotline that allows property owners and tenants to call if they need assistance. Tenants can report a maintenance emergency and owners can discuss urgent concerns. Even after hours, we are always ready and available to serve you. Property managers should communicate in a polite and professional manner at all times, even when a stressful or inconvenient situation arises. If you are unable to answer calls at all times of the day, consider outsourcing your maintenance hotline to a dispatch center.

How Property Owners Should Communicate with Property Managers

The friendly leasing professionals at Select conduct thorough and rigorous market comparison research on a property as it is gearing up to enter the leasing phase. We encourage our clients to discuss preparations of the property before showing it to new prospective tenants, any renovations or updates they would like to perform, and even rate rates for their Rancho Cordova property. Management personnel with Select are ready to listen and guide investors so they can get top dollar for their property.

How Tenants Should Communicate with Property Management

Lease agreements should clearly outline when tenants should contact property management. Some of these reasons include maintenance requests, nuisances, or any report of misconduct performed by a fellow tenant. Renters should alert a property manager immediately of maintenance requests or any pest findings. An infestation of pests can quickly spread, causing harm and a health hazard to occupants and surrounding structures. Tenants must also clearly and officially communicate a request to vacate the premises. These requests are often called a Notice to Vacate and should be turned into your property manager in writing.

Communicating with Vendors

Too often property owners complain about the amount of time it takes to get service from vendors. Our Rancho Cordova property management team is known for getting the best vendors in record time to respond to repairs. We work with our preferred vendors who provide us with affordable and discounted rates, they know our properties, and know they will get paid upon completion of the repair. Our Select team follows up with tenants after the work in completed to make sure it is done to their satisfaction. Scheduling repairs with vendors while a house is occupied can be difficult. Management must communicate with the occupants with Entry Notices so that vendors do not enter unexpectedly. Doing so could result in a lawsuit.

Communicating Through Advertising

We use technology to its fullest capacity when communicating with all people involved in a rental housing market. Through technology, Rancho Cordova property management companies can advertise rental properties and communicate rental prices, show pictures to interested renters, and inform them of rental guidelines and requirements. Our expert staff at Select is quick to respond to all property inquires and set viewing times. Every website that allows interested renters to email, call or text an inquiry about a property.

Why You Need Select

Life gets busy and it is easy to forget to communicate with all parties and document all conversations you have had as a property manager. Do not let the stress and failure to communicate with tenants, vendors and Rancho Cordova property managers lead you to have a negative experience as a landlord. The trusted staff at Select has many systems in place, many of them automated, to make certain that communication never slips through the cracks. Call us today.

How Rocklin Property Management Teams Keep Properties in Pristine Condition, Without Spending a Fortune on Maintenance

If you want to keep your investment property in excellent condition year-round, but are afraid of the cost, RPM Select has a cost effective solution. Clients who hire Select know that their properties are well cared for and maintained because we perform routine maintenance and property inspections to catch small problems before they become big ones. Our Rocklin property management team inspects everything from the exterior walls, landscaping, appliances, mechanical issues, and even things as small as bathtub caulking. We have a thorough checklist to make sure we never miss a beat during our inspections. Conducting routine property inspections helps appliances last longer, saves property owners money, and keeps tenants happy.

Interior and Exterior Property Inspections

Property investors can trust Select to conduct quarterly or semi annual property inspections. During our inspections, we cover both the inside and outside. Our property care assessments are performed by proper personnel who have the skills, experience, and education to recognize a problem if and when they see one. Below is a checklist that we follow to make sure we complete a thorough inspection.

Exterior Inspections Checklist

  • Inspect the roof and check for any areas that could manifest a leak.
  • Clean out rain gutters and downspouts.
  • Test out the sprinkler system to make sure sprinklers are spraying the correct landscaped areas and there is little to no overspray. Rocklin property management companies have been especially sensitive to overspray as many counties in California have strict guidelines regarding irrigation since the drought. Though the drought is over, we are still conscious of water conservation.
  • Prune any trees, bushes or flowers. Check for overgrowth of trees and trim tree limbs so they cannot reach second story windows. This could cause a safety hazard or lure an intruder.
  • Inspect the sidewalks, driveways, and patios for cracks or caving of the cement. Restain wood decks to prevent splinters.
  • Check for cracks or splitting in exterior stucco walls. If cracks are big enough to slide a quarter in, they need repairs.
  • Test all door and window locks. Inspect the weather stripping and silicone seals on doors and windows to prevent drafts or leaks.

Habitability Laws and Rocklin property management companies are required to assess the conditions of rental properties to make sure they are safe. These inspections are most commonly completed during turnover, but Select conducts regular property inspections even while it is occupied to ensure the health and safety of its tenants.

Interior Inspections Checklist

  • Post a formal and proper Entry Notice on the resident’s door, informing them of the date and time frame that you will be entering the premises.
  • Inspect and test all appliances to make sure they are in proper working order.
  • Inspect the flooring for any tears, rips, or stains. Look for edges of flooring that could cause a tripping hazard.
  • Check walls for excessive or large holes. Normal wear and tear is expected, but gaping holes should be addressed and repaired.
  • Inspect toilet seat covers, glass shower doors, and stairway railings to see that they are fastened tightly and correctly.
  • Change filters on air conditioning units and furnaces. Rocklin property management companies recommend regular tune ups on heating and cooling systems to prolong the life expectancy.
  • Test all window blinds and replace damaged blind slats.
  • Test all window and door locks. Failure to provide a secure premises could result in harm to your tenants.
  • Look for any evidence of pests. Signs may manifest themselves through animal droppings or particle dust on window sills. Know which type of pests are common for housing in Rocklin and study about them accordingly.
  • Enter any crawl spaces or attics to looks for leaks or pests.
  • Test smoke and carbon monoxide detectors and replace batteries as needed.

Lease Violation Checks

While inside the premises, you can also inspect for lease compliance in your home in Rocklin. Property management experts know that laws allow for a certain number of people to occupy a home depending on the number of bedrooms. A clear sign that your tenant is overcrowding their rental is when beds and clothing are out of place. For example, if you see a mattress and clothing dresser located in the living room, and more beds and clothing in the bedrooms, you can feel confident assuming that unauthorized tenants are occupying the property with your authorized tenants. Allowing unauthorized tenants to live at the property is a lease violation and the tenants listed on the lease should be notified immediately about your findings. Landlords can also check for the presence of pets. Many property management companies do not allow pets. If you are managing a No Pet Policy property, look for dog feeding bowls on the floor or a litter box. If you have a No Pet Policy and find that there is a pet living at your property, address it immediately in writing and tell the tenant a date by when the violation must be fixed.

Rocklin Property Management Team, Select Takes Action

A way to track the condition of your property is to take pictures during your inspections. Take photos if you find a large hole or bubbling paint on the wall, mold growing on the bathroom walls, or a smoke detector that has been removed from its proper location. You can also take pictures of evidence of a lease violation like the ones listed above. After your inspection is complete, take action if needed with scheduling repairs with licensed and insured vendors. Being proactive with repairs will save property owners money in the long run. Small repairs now prevent big repairs later.

Why It Matters

When you care for your property, tenants notice. When tenants see that a landlord cares about the property and them as tenants, they will likely treat the property with more care and respect. Tenants are also more likely to report maintenance when they know it will be addressed promptly by their landlord. All of these things will save investors money, keeping their cash flow coming in on time each month. At Select, we can do all this and more. With more than 30 years of experience, investors trust the leader of Rocklin property management companies, Select. Call us today.