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6 Best Ways to Hire a Property Management Company in Phoenix

There’s no denying that investing in a rental property in Phoenix, AZ is a great way to diversify your investment portfolio. Whether you want to fund your retirement or earn spending money, being a rental property owner offers many benefits.

That said, 31% of rental owners claim that finding a good property management company in Phoenix is a consistent source of stress. And with so many property managers to pick from, this source of stress becomes even bigger.

owner shaking hands with property manager in phoenix near me

How are you supposed to know which property management company is best for you?

If you’re looking to hire a property management company in Phoenix, keep reading. Today we’re sharing all the best tips for picking the right company to work with that will meet all your needs.

How to Hire a Property Management Company in Phoenix

1. Get Referrals from Trusted Sources

The first thing you should do when looking to hire a property management company in Phoenix is seek out referrals. After all, people love to talk about their experiences with companies. This is especially true when they are bad. This means it’s likely you’ll get an honest opinion about any property manager you’re thinking of hiring.

You can check with the following trusted sources for referrals:

  • Property owners
  • Realtors
  • Friends
  • Colleagues
  • Real estate investors
  • Contractors
  • Accountants

Just remember, you should never follow anyone’s recommendation blindly. Just because one person had a bad experience with a property manager doesn’t mean they aren’t worth considering. Do your due diligence before writing any one company off your list of possibilities.

2. Take a Look Online

Another great way to find recommended property managers in Phoenix is to look online.

landlord researching property management companies in Phoenix AZ

Here are the best places to find property management companies online and how they help:

  • Online Directories: You can search online directories that list nearby property management companies.
  • Review Sites: Review sites offer feedback from other property owners and tenants. This gives you a realistic idea of what to expect when you do business with this property management company.
  • Google Searches: Google searches are a great source of property management company information. You can find official company websites in seconds. From there, you can decide whether they have the services you need.

These days everyone is looking online for quick answers to their questions. If you’re in need of a property management company in Phoenix, the internet will bring up everything you could possibly need.

3. Interview Possible Candidates

Once you have a list of property management companies, it’s time to start interviewing.

Picking the best property manager for your rental is not always easy. Luckily, there are some things you can ask during the interview to help you with your decision:

  • Experience in the rental property business
  • Knowledge of federal, state, and local landlord-tenant laws
  • Services provided
  • Number of available property managers
  • Number of properties managers handle at a time
  • Management fee structure
  • Amount of time that your property manager will dedicate to your property

Lastly, you’ll want to go with your gut feeling. There’s a chance your potential property manager has everything you want on paper. But that in-person impression you get will tell you a lot about whether they’re a good fit for you or not.

4. Review Licensures and Certifications

While interviewing possible property management companies, it’s important to review the company’s licensures and certifications.

Most states require property management companies to have a real estate broker’s license to show vacancies. To see if the company you’re considering is licensed, check your state’s Real Estate Commission.

Also, you’ll want to verify whether the property managers are certified with a trade organization. If so, you can trust that the manager is committed to the job of managing rentals. After all, becoming certified takes personal time and money.

Check these reputable groups to see if your property manager is certified:

  • The Community Associations Institute (CAI)
  • The National Apartment Association (NAA)
  • The Institute of Real Estate Management (IREM)
  • The National Association of Residential Property Managers (NARPM)

In the end, every state differs when it comes to property manager qualifications. Look into your state’s nonprofit National Property Management Association to find the rules for your region.

5. Set Clear Expectations

A property manager is typically responsible for the entire rental process from start to finish. This includes making your property rent-ready and advertising the vacancy. Not to mention screening tenants, drafting leases, and collecting rent.

The problem with property management is that there is no one size fits all job description. If you assume the property manager you’re hiring is going to handle all the tasks you don’t want to, you could end up very disappointed. During the interview process, you should lay out clear expectations. If the property management company you’re considering can’t meet those expectations, then it’s time to move on.

6. Understand the Management Agreement You’ll Be Signing

Rental Home Owner Signing Property Management Contract

It’s not enough to hire a property management company in Phoenix that offers the services you need. After all, hiring a property manager is an investment. You don’t want to lock yourself into a contract and later find out there are hidden fees.

Before you sign a contract and hire a property management company, take the time to understand the terms. In addition, make sure that the contract you sign is in line with what was discussed during the interview. You’ll want to be sure you understand your role as a property owner. You’ll also need to know the role of the property manager assigned to your rental.

Here are some of the most important things to look for in your management agreement:

  • Compliance with fair housing laws
  • Hold harmless and cancellation clauses
  • Monthly and annual accounting reports you’ll receive
  • Insurance coverage that the property management companies holds
  • Exact services that will be provided
  • Fee structure outlined in specific details

Of course, there’s much more to be on the lookout for. But in general, the contract you sign should match your expectations.

Final Thoughts

Do you need your Phoenix, AZ rental property leased or managed? If you’re ready to hire someone to take some of the burden of managing a rental property away, contact us today and see how we can help.

At Real Property Management Phoenix Valley, we strive to take the hassle out of owning rental property. This way, you can enjoy the benefits of an investment property without having to do all the work. From tenant screening to rent collection, and lease renewals to maintenance, we have you covered. And the best part is, with our affordable pricing you’ll be able to rest easy knowing that your property is well-cared for and that your ROI is being maximized.

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How to Handle 5 Common Tenant Complaints with Rental Property Management in Phoenix

Are you Dealing with These 5 Tenant Complaints with your Rental Property Management in Phoenix?

tenants complaining to their property managers in Phoenix AZ

Rental property management in Phoenix can become a fast hassle when it comes to tenant complaints. Many complaints are valid and can impact the quality of life for the tenant. This includes lost sleep, interrupted family time, and a lot more.

One aspect of avoiding tenant complaints is knowing the common complaints to anticipate. This list will keep you informed of tenant complaints with rental property management in Phoenix, along with how to avoid them.

 

Complaint #1: Noise

Noise complaints are by far one of the most common that come from tenants. In the state of Arizona, the laws are quite specific in terms of what counts as too much noise.

In Ariz. Rev. Stat. Ann. § 1368, the noise must materially affect the health and safety of others. It also falls under the covenant of quiet enjoyment.

However, the state does not explicitly outline how much noise is enough to be considered as a violation. The judge will factor common sense and other elements considered as a reasonable level of daytime noise. Keep in mind daytime noise generally has a louder maximum level than nighttime sounds.

 

Avoiding Noise Complaints

How do you avoid noise complaints from tenants? There are several actions you can take to keep trouble from starting, including:

  • Clearly outline acceptable noise levels in your lease.
  • Set a time of day for a noise curfew. This eliminates any potential of any vagueness or subjective points of view.
  • Encourage tenants to get to know one another. If problems arise with noise levels, they may opt to solve the problem on their own.
  • Take action with problematic tenants. If a specific tenant is regularly violating the noise ordinance on the lease, it’s time to issue a warning or begin the eviction process.

While noise complaints are common with tenants, there are other concerns to consider such as maintenance.

 

Complaint #2: Maintenance Issues

phoenix-rental-property-manager-performing-maintenance-in-bathroom

In a tenant and landlord agreement, many times the landlord is responsible for maintenance and repairs. This can involve anything from faulty air conditioning to weak water pressure.

When a tenant approaches a landlord about maintenance, time is of the essence. An important aspect of rental property management in Phoenix is addressing issues in a timely manner.

 

Avoiding Issues that Arise with Maintenance

There is no guaranteed way to ensure maintenance problems won’t pop up. Eventually, any home needs maintenance and repairs.

However, you can help avoid escalation of issues by:

  • Outlining any routine maintenance necessary to keep appliances in working order.
  • Outlining communication expectations, such as when the landlord will fulfill maintenance requests.
  • In Arizona, you have 10 days to complete repairs for the tenant. If you don’t fix them within this timeframe, the tenant may be allowed to hire professional help and deduct the cost from the rent.
  • Issues that affect a tenant’s health or safety requires immediate action.

 

Complaint #3: Pests and Critters

In Arizona, there is an array of bugs and critters that might come into your tenants’ units. Some of these pests include scorpions, ants, termites, and roaches.

Meanwhile, critters such as mice or even snakes can make their way into a rental property.

Unfortunately, sometimes pests can come inside because of tenant behavior. Food left out on the counters and inside pantries can attract ants and roaches. Raccoons can get into trash cans or dog food left outside.

 

Avoiding Pest and Critter Complaints

  • Discuss the protocol that occurs when pests and critters invade your tenants’ units.
  • Make sure cracks around the house are sealed to prevent entry.
  • Outline ways that tenants can prevent pests such as making sure food is cleaned up and trash cans are secured outside.

Contact a professional exterminator if you don’t have the means to remove pests yourself. Infestations often require expert intervention.

 

Complaint #4: Safety Concerns

Everyone deserves to feel safe in their own home. However, a tenant might approach you with safety complaints. These complaints can fall in line with:

  • Broken glass in windows
  • Broken window locks or door locks
  • Windows that won’t stay closed
  • Smoke detectors aren’t working

Any of these complaints is a valid cause of concern. Make sure you provide contact information in the event of an emergency. Not only do these concerns impact safety, but they also affect peace of mind and quality of life.

 

Avoiding Safety Concern Complaints

Thoroughly inspect the unit before the tenant moves in. Keep a checklist of all areas in the home that were inspected for safety measures. You can provide this to the tenant to show the dates of when these items were last inspected or fixed.

When safety issues pop up, respond as quickly as possible, and address the situation at hand. Ideally, safety issues need addressing faster than the 10-day allowance provided by the state.

 

Complaint #5: Mold

phoenix-rental-home-with-mold-on-walls

Arizona might be a dry climate, but mold can still form inside your units. This can happen without proper ventilation in bathrooms or kitchens. Mold can also develop from leaks around windows or through roofs.

If a tenant calls your attention to mold growth, here are a few helpful facts to keep in mind:

  • You can usually smell large mold infestations.
  • Tenants with allergies are the most sensitive to mold.
  • Not all types of mold are dangerous, but it generally needs to be removed.
  • If mold begins spreading on carpets and furniture, the only remedy is replacement of the item.
  • Black mold is the most dangerous.

 

Avoiding Mold Complaints

The following steps can help prevent mold growth in your rental property.

  • Mold growth indicates there is a moisture problem at the property.
  • Control humidity levels in your rental property. Ideally, the humidity should remain between 30% to 50%.
  • Air conditioning and dehumidifiers can help decrease humidity problems indoors.
  • Ensure that your rental property has proper ventilation. Install exhaust fans in the bathroom and kitchen as necessary.
  • Fix leaky areas of the home that are allowing moisture inside.
  • Do not attempt to clean the mold by mixing bleach and ammonia. This combination creates dangerous and toxic fumes.

 

Professional Rental Property Management in Phoenix

Real Property Management Phoenix Valley is proud to handle all types of tenant complaints. Rental property management in Phoenix is a time-consuming endeavor, especially when surprise complaints pop up that catch you off guard.

 

Do you need help managing your rental property? Contact us now to learn more about rental property management for your Phoenix tenants.

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3 Biggest Mistakes You Can Make with Abandoned Rentals

What to Do with an Abandoned Rental Property in Phoenix, Arizona

abandoned-phoenix-rental-property-with-furniture

As a property manager, the last thing that you want to encounter is an abandoned rental property in Phoenix, Arizona.  This situation can lead to legal troubles, sorting through someone else’s possessions, and wondering if you will ever recoup your lost rent.

The scenario might start off like this: you’re on the 5th day of the month and you have not received the check from an otherwise timely tenant. You call and text the tenant and get no response. Finally, you conclude that the tenant must have abandoned the property.

If you think your Phoenix rental property is abandoned, don’t panic. We’ll show you some of the biggest mistakes property managers make with this ordeal — and how to properly handle the process.

 

How Do You Know When a Rental Property Is Abandoned?

First, the determination of abandonment in a rental unit comes down to several legal definitions.

In the state of Arizona, there are two scenarios where the state considers a property abandoned. This is outlined in Arizona Revised Statute (A.R.S.) § 33-1370.

  • The tenant is absent from your Phoenix property without informing you for a total of 7 days
  • There is no evidence of a tenant occupying the unit after this length of time other than personal property
  • Rent is past due for a minimum of 10 days

Keep in mind that a tenant does not technically have to inform property managers if they go on vacation. However, if this is the case, you may still notice mail delivery or someone checking on the unit.

Another option is to ask neighboring tenants if they have seen the tenant. They may have an idea if the tenant moved out without notifying you. They could have heard the tenant move out in the middle of the night.

Whether you do or don’t believe the tenant is on vacation, follow this 10-day rule. When the tenant is 10 days late (or more) on their rent without evidence of someone occupying the unit, it is considered abandoned.

 

Your Phoenix Rental Property is Abandoned: Now What?

If the unit is in fact abandoned, there is still a set of rules to follow before regaining possession of your property. This is where landlords and property managers typically trip up with abandoned rental property in Phoenix.

This leads us to mistake #1.

 

Mistake #1: Entering the Property Too Soon

phoenix-landlord-unlocking-abandoned-rental

All landlords know that you generally can’t enter a tenant’s property without permission. This also applies when the property is abandoned — at least for a specified amount of time and with proper notice.

Even if a witness can confirm beyond a doubt that the tenant moved out, this isn’t the time to walk into the unit and change the locks. After you wait the 7-to-10 days to determine the property is abandoned, the correct action is to give notice of abandonment.

 

What is Notice of Abandonment?

The next step after abandonment is posting a Notice of Abandonment. This is typically posted in an obvious area as well as certified mail with return receipt requested.

A Notice of Abandonment informs the tenant that they must clear their belongings within a specified timeframe. In Arizona, this is five days. Five days after the notice is posted and mailed, the landlord is allowed to take possession of the property.

If the tenant does not respond within this timeframe, the landlord is allowed to re-rent the unit if there are no personal items at the property.

Speaking to an attorney is a wise idea if you are unsure about entering. An attorney can give you an overview on your rights and ensure that you are able to enter the unit.

However, once you enter, you may or may not find personal possessions left behind.

If there are belongings on the premises, this often results in mistake #2.

 

Mistake #2: Taking Possession of a Tenant’s Items

Once you enter the unit, you walk inside to find clothing, furniture, and many other personal belongings.

By now, you are probably feeling overwhelmed, angry, or confused. While your first reaction may be to gather all items and toss them in the dumpster, there are still laws to follow.

The first move is to take an inventory of items left inside the unit. The tenant should be notified of these items remaining on the property along with the cost of storage.

You might want to think about bringing a witness with you when you first enter. This is so the tenant can’t try to claim that you stole expensive items. It’s not a law, but something that can be helpful if there are issues about missing property.

However, it is the law in Arizona to store the personal property of the tenant. You can store these items in an unoccupied dwelling, including the abandoned rental unit. These items must remain in place for 14 days. Please be aware that the time period used to be 10 calendar days, but it was recently amended.

You are not required to store perishable items, plants, or animals on the tenant’s behalf. You may release animals to a shelter or boarding facility. Contact information must be stored for your chosen facility or shelter so the tenant can retrieve the animal. If you do not release the animal, it is law that the landlord provides it with reasonable care.

Any items that are a biohazard or considered a safety risk may be removed immediately.

Now that you have sorted through personal items, you might be wondering what to do with items of value. This leads us to the final mistake #3.

 

Mistake #3: Incorrectly Removing Possessions

tenant-possessions-in-garbage

There are several ways you are allowed to get rid of a tenant’s personal belongings. Arizona allows you to sell or donate items to a qualified organization. Any items perceived as low value can be thrown away.

When it comes to selling the items, you must retain the proceeds and apply to the tenant’s balance owed. Any remaining balance should be mailed to the tenant at their last known address. If the mail is undeliverable, the state requests that the landlord holds the proceeds for the tenant for an unspecified amount of time.

While you are allowed to sell a tenant’s personal belongings, the state of Arizona does not allow you to simply keep the money. It’s important to document the items sold and at what cost. This provides you with a paper trail.

If there is a tax benefit for donating certain items, the benefit belongs to the tenant.

 

No Time to Deal with an Abandoned Rental Property in Phoenix?

Real Property Management Phoenix Valley is your local expert at dealing with abandoned rental properties. Our team can also help you get empty or abandoned units rented with an average 99% occupancy rate.

For help with managing your rental property in Phoenix, please contact us today for a quote.

 

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How to Handle Tenant Bankruptcy in Phoenix

What to Do if Your Phoenix Tenants Filed for Bankruptcy

tenants-in-phoenix-filing-bankruptcy

Whether it’s the result of job loss or financial irresponsibility, tenant bankruptcy can pose problems with Phoenix landlords. It can quickly slam on the breaks of your rental income, leaving you wondering where to turn next.

If you have a tenant who filed bankruptcy or is in the process, there are several considerations to keep in mind. This guide will help you determine how to handle tenant bankruptcy in Phoenix.

 

Defining Bankruptcy

Bankruptcy is a legal proceeding that allows people to eliminated unsecured debt, such as credit cards. This process also stops foreclosure, repossession, wage garnishments, and attempts to collect the unsecured debt.

Guess what else? Depending on what part of the process the tenant is at in bankruptcy, a landlord can’t immediately try to collect debts. In fact, you can face a fine for doing so.

Before you panic, know that the actions to deal with Phoenix tenant bankruptcy depends on several factors. First, let’s discuss the chapters of Bankruptcy.

 

Chapter 13 Bankruptcy

chapter-13-bankruptcy-filing-by-renters

Chapter 13 is also known as a wage earner’s plan. This type of bankruptcy can help wage earners pay off debt under a secured payment plan. They make payments in installments over a period of 3-5 years, while federal law forbids creditors from collection efforts. People who run into issues such as job loss typically file Chapter 13.

 

Chapter 7 Bankruptcy

This version of bankruptcy eliminates unsecured debt such as credit cards and medical bills. There is no repayment plan for Chapter 7, and Phoenix tenants walk away without any debt. Chapter 7 is the most common type of bankruptcy.

No matter which chapter of tenant bankruptcy you are dealing with, there is an automatic stay appointed by the court.

 

What is an Automatic Stay?

An automatic stay is a statutory injunction that prohibits landlords from trying to obtain possession or control of a tenant’s property.

After the tenant receives an automatic stay, a landlord cannot take action.

However, this doesn’t mean that you lose all your income.

A tenant can make a choice to leave your property once they filed for bankruptcy. This means that you can list your rental properties in Phoenix and carry on with business as usual.

The second option is for the tenant to continue paying rent despite that they are going through bankruptcy.

The third option is that they will owe post-petition rent plus fees or face eviction.

 

Do Tenants Have to Pay Rent During Bankruptcy?

rent-payment-due

If the tenant remains living in your rental property, they must pay post-petition rent—although this can take some time to collect.

For example, if a tenant files bankruptcy before the next lease due date, they are only required to pay the next rent payment plus the associated fees.

Furthermore, lease payments the tenant did not pay before filing bankruptcy is still owed. This is known as a pre-petition claim.

The timing of the bankruptcy filing can play a big role in when and how you will receive rent payment.

If the tenant does not pay the amount due, the landlord is able to request a lift of the automatic stay. This allows the motion of eviction to move forward.

 

Evicting a Phoenix Tenant Filing Bankruptcy

The process to evict a tenant in Phoenix over non-payment and bankruptcy is by way of rejecting the lease. This is the legal term for the tenant breaching the lease, requiring them to turn over your property and vacating the premises.

This can happen if you request to lift the automatic stay, where the judge allows the eviction process to proceed. However, you can only evict if the automatic stay is lifted and you’re unable to take action otherwise.

Keep in mind that if the tenant does other actions to void the lease, such as illegal drug use, the bankruptcy filing won’t do anything to delay or stop the eviction process.

When a Phoenix tenant files for bankruptcy, you are not out of options or out of income. While there might be some waiting involved, you will receive your funds whether the tenant pays as usual or its post-petition.

If the tenant is successfully evicted, the same laws apply as any other tenant. The tenant must be moved out from the property on the specified date, or other legal or financial consequences can happen to the tenant.

 

Immediate Action to Take for Phoenix Tenant Bankruptcy

phoenix-property-manager-dealing-with-handling-tenant-bankruptcy

While you can’t prevent a phoenix tenant from filing for bankruptcy, there are other ways to take action and lessen the blow of the process.

  1. Prepare for eviction early: If you have signs that a tenant might file for bankruptcy, such as habitually late payments or verbal hints, start the process now. If the eviction is already in motion before the tenant files, it can be easier to evict.
  2. Work with the tenant’s bankruptcy trustee: Their trustee calls the shots on who gets paid. Keep the door of conversation open so you can find out new information about rent payment.
  3. Know your rights and the laws: Even though a tenant files for bankruptcy, this doesn’t mean you are out of money or out of luck. Working with an experienced property management company in Phoenix can help guide you through this process.

 

Being prepared for the possibility of Phoenix tenant bankruptcy is an advantage. However, an even better advantage is avoiding situations like this if at all possible.

These are a few guidelines on how you can possibly prevent the circumstances of tenant bankruptcy.

 

Be Selective with Tenants to Help Prevent Bankruptcy Issues

It’s important to know who you are renting to and their credit and past rental history. Look for the following when screening a new Phoenix tenant:

  • Run credit reports for tenants: Most landlords look for credit scores between 600-650 when it comes to renting units.
  • Require first and last month’s rent to move in: This will keep you covered for at least two months while the tenant is working through their bankruptcy filing.
  • Obtain credit enhancements: This is a way to help you collect rent if the tenant is going through bankruptcy. In addition to security deposits, you can also tap into letters of credit and lease bonds. A good credit enhancement entails the likelihood of being enforced due to bankruptcy.

 

Get Help Managing Your Phoenix Rental Property

Property management is full of twists and turns, including when tenants file for bankruptcy. Real Property Management Phoenix Valley is your source for experienced property managers, tending to issues including bankruptcy and eviction. We invite you to contact us about our property management services and get a free quote.

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How to Handle Evictions in Phoenix: An Expert Guide

Evictions in Phoenix are unpleasant, yet sometimes necessary, part of the income property owner experience. The reasons for eviction vary depending on the individual or situation, with the eviction process full of twists and turns.

phoenix-eviection-process-coronavirus

With “no-cause” evictions being deemed as unlawful and unfair, this leaves landlords needing “for cause” reasons on eviction proceedings.

Knowing the reasons why you can evict can help you navigate the eviction process in Phoenix. Below are several causes that call for a legal eviction.

 

6 Reasons You Can Start an Eviction Process in Phoenix

1. Noise Complaints

Under Arizona law, tenants must abide by the duty known as “the covenant of quiet enjoyment.” This means that tenants must live peacefully, especially in multi-family units, and without interfering with neighbors.

In terms of noise complaints for Phoenix evictions, the specific violation is a noise that affects health and safety. The landlord or property manager may approach the tenant with a warning, otherwise known as a Cure and Quit notice.

Two options include allowing the tenant to correct the problem in five days, or start the eviction process.

Arizona does not clearly define what is considered as noise disturbances. If the eviction process is followed through, the judge will likely use common sense. Typical daytime noises such as footsteps or plumbing won’t usually result in eviction.

However, excess noise levels that especially occur at night or disturb sleep is a cause of a violation or eviction.

 

2. E-Cigarette Use

vaping-cause-for-eviction

Smoke-free policies are allowed in Arizona rental properties. Common areas such as laundry rooms or lobbies must remain smoke-free.

E-cigarettes and vaping are not considered tobacco products in Phoenix. They are defined as a vapor product but they emit secondhand aerosol. It contains nicotine and low levels of toxins that are linked to cancer.

People exposed to the aerosol absorb nicotine. Along with the other elements inside of the aerosol, it can cause respiratory distress.

While you may not have a specific clause for e-cigarette usage, there may be a nuisance clause on secondhand smoke. If other tenants are reporting the aerosol as a nuisance, you can approach the tenant to stop the behavior or face possible eviction.

 

3. Medical Marijuana Usage

In Arizona, recreational marijuana is illegal but medical usage is allowed under Proposition 203.

Medical marijuana usage is a gray area in many cases. According to Rental Housing Journal, you may prohibit medical usage even if the tenant is using it legally. This is because it’s your right to protect your property and marijuana is still federally illegal.

On a federal level, the law does not recognize the difference between recreational and medical marijuana.

Be sure to clearly outline what is expected of medical marijuana usage in your rental property. Having this information on the lease will allow you to take action if necessary.

Keep in mind if a tenant has medical marijuana in their possession without a medical license, this is a possible felony offense.

 

4. Landscape Damage

When the tenant moves in, there should be written reports of any existing damages that both parties acknowledge.

If you discover new damage, such as excessive landscape damage, you may file a Notice to Quit.

However, for the cause of eviction, the damage is intentionally caused by the tenant by their gross negligence. You may offer the option for the tenant to pay and fix the damages. You can also deduct the money from their security deposit.

If the issue remains unresolved after your Notice to Quit, you can consider moving forward with an eviction.

 

5. Unpaid Rent

In Arizona, most evictions are the result of unpaid rent.

Not only are tenants evicted for not paying rent, but they are also evicted for being habitually late with their payments.

There is also no provision in Arizona that allows a tenant to withhold rent. This includes an oral dispute or a landlord breaking an oral promise.

If a tenant does not pay rent on time, you can terminate the lease if it is not paid within five days.

On day six, if the payment is still not received, a landlord can file a suit for eviction.

Under normal circumstances, the inability to pay rent is not a legal defense to the eviction. However, keep in mind that COVID-19 temporarily changed the eviction process under the governor’s orders.

Because of this order, evictions are down more than 60% compared to last year for unpaid rent reasons.

Furthermore, the tenant has options to avoid eviction. In Arizona, a tenant may catch up and pay their entire balance in full in addition to late fees and attorney fees. If the tenant manages to come up with the money before judgment, they can avoid eviction for unpaid rent.

 

6. Unauthorized Pet

unauthorized-pet-leads-to-eviction

Most landlords have pet policies enforced before the tenant moves in.

However, sometimes tenants will bring an unauthorized dog, cat, or other pet on the premises.

How do you handle unauthorized pets?

In the state of Arizona, an unauthorized pet is considered a material non-compliance.

In this instance, the property owner must give the tenant 10 days to remove the pet from the premises. This allows the tenant to come into compliance.

If the tenant does not remove the pet at your request, a lawsuit may be filed on the eleventh day.

 

Notice to Cure or Quit

Before Phoenix evictions can begin, a notice to cure or quit is given to the tenant. This gives tenants the opportunity to rectify a situation before eviction.

In Arizona, tenants are allowed 5 days for violations that materially affect health and safety. They get 10 days for other violations within the lease agreement.

With this notice, tenants can choose to correct the problem without facing eviction.

Even if the eviction process begins, there is still a chance that the tenant may keep their home.

 

Which Evictions in Phoenix Are Curable?

Although all of the instances above could end in eviction proceedings, most are considered “curable” under the law.

For example:

  • Noise complaints can be rectified by turning down the TV or stereo volume
  • an unauthorized pet can be approved to stay with fees paid or removal from the premises
  • Landscape damage can be corrected
  • Unpaid rent can even be paid with late fees.

The only exception would be the lease language that specifically states drug or e-cigarette use on the premises is grounds for immediate termination.

However, this too is open to interpretation by the judge that would hear the case.

 

New Coronavirus Eviction Proceedings

As mentioned above, Governor Ducey put an order to delay evictions that are related to coronavirus circumstances.

However, it’s a misconception that evictions aren’t happening. Executive order 2020-14 allows a constable the power to delay an eviction. If a tenant provides the constable with the reason why they are being evicted with a cause related to Coronavirus, the constable can determine if a delay is necessary.

These orders are in effect until July 2020. An attorney is able to challenge a constable’s determination, but the constable cannot challenge a judge.

A landlord may still move forward with an eviction on the sixth day, but the process may look different or take longer.

 

How Professional Property Management Can Help with Evictions in Phoenix

rental-eviction-notification-process

When considering an eviction with current tenants, it is imperative to seek counsel to ensure you have covered your bases. You must also have proper documentation and back-up to win your case.

When choosing Real Property Management Phoenix Valley, know that you are working with trusted and tenured property managers. When necessary, we’ve seen property owners through the eviction process in Phoenix.

With our guidance and expertise, you can feel certain that tenant troubles are handled quickly and professionally. Please contact us regarding professional property management services for your Phoenix property.

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Rental Property Flooring

Wood Vinyl Planking Options
Wood Vinyl Planking Options

Choosing the best type of rental property flooring can be challenging because there are many factors to consider, from cost to durability and beyond. When trying to decide whether to install either vinyl plank flooring or carpet in a rental property, it’s important to first look at the pros and cons of both flooring types. Both vinyl plank flooring and carpet offer many benefits, but they both have several drawbacks as well. Once you have the information you need about both flooring types, you can more easily make the right decision for each individual rental property.

Vinyl plank flooring is vinyl flooring designed to resemble a hardwood floor. The vinyl pieces even come in planks, just like hardwood does, and is available in a wide range of colors and styles. For property owners seeking to upgrade the overall look and feel of a rental home, vinyl plank flooring can be an affordable option with aesthetically pleasing results. Vinyl plank flooring can be a good choice for a rental home because it is water resistant, easy to clean, and long-lasting. Many kinds of vinyl plank are backed with a felt product, resulting in a softer floor with more give. This makes a vinyl plank floor easier to walk and stand on, as well as making objects less likely to break if dropped on the floor.  Additionally, during the hot Phoenix summers vinyl can be cooling.

Along with these benefits, however, there are some drawbacks to vinyl plank flooring. It does tend to cost more than a basic carpet, especially because it may require professional installation. What is more, vinyl can be gouged or scuffed by heavy furniture or other objects, permanently marring the overall appearance of the floor. Finally, it’s important to note that vinyl plank flooring does not typically add to the overall value of your property in any significant way, unlike hardwood floors, which do usually offer an increase in resale value.

Carpet, on the other hand, is the standard flooring choice for the vast majority of rental homes. This is largely because it is relatively affordable and comes in many different colors and styles. Renters may expect to have carpet on at least some of the rental home’s floors, creating a stronger appeal for certain individuals.

However, carpet does have a few disadvantages as well. Carpets are far more likely to stain and show wear faster.  Additionally, stained carpet can significantly impede your ability to rent your property for the highest possible rate, and may have a negative impact on your property value as well. Carpets also tend to become saturated with certain odors like cigarette smoke or pet odors, making them difficult to fully clean and sanitize. Carpets in a rental home will usually need to be replaced more often that vinyl plank flooring, about every 5 years or even sooner if subjected to heavy use.

Choosing between vinyl plank flooring and carpet for your rental property can be a challenge, but not if you have the right information and industry experts on your side. Knowing which flooring type is the best option for your particular situation can help you keep your profits high and property values growing year after year. At Real Property Management Phoenix Valley, we can help with that. Our professionals can help you plan your rental property flooring installation or replacement while ensuring that you achieve the maximum value possible for your investment property.

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COVID-19 Phoenix Rental Statistics

Most Phoenix rental statistics have taken a beating due to COVID-19.   Real Property Management Phoenix Valley’s property owners are weathering the storm pretty well.  Our COVID-19 Phoenix rental statistics currently are: 97.8% of our tenants paid April rent on time.  Additionally, all of our tenants have confirmed dates they will be paying rent within the month of April.  How have we beat the odds?  Well, we have an exceptional pool of tenants that have a good chance to keep current in this tough situation.  Two key factors in placing good renters are quality tenant placement and a laser focused rent collection process.  There are four factors in tenant placement, rental history, credit history, income and job stability. We have found that each of these steps is important and can be tricky. For example, rental history questions need proper phrasing. You also must also be able to navigate around traps that apply to rent verification

A laser focused rent collection process is crucial. It is important to set rent expectations early and use technology to automate the payment process.

The good news is that there is help if your tenant needs it and this is because  the State of Arizona has taken action regarding the Covid-19 Virus and it’s effect on the Phoenix rental statistics.  On March 24, 2020, AZ Governor Doug Ducey issued an executive order delaying the enforcement of eviction action orders for renters impacted by COVID-19. The order applies to renters who are quarantining due to COVID-19 or are facing economic hardship as a result of the outbreak. It will remain in effect for 120 days.  Additionally the rent is still due.  The Governor also announced $5 million in new funding to help Arizonans struggling to make rent due to COVID-19

 

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Phoenix Property Manager Statistics

Phoenix property management statistics place Real Property Management Phoenix Valley on several “Best of” lists!

Tens of thousands of property owners nationwide trust local Real Property Management offices to manage their investment properties nationwide. As a result, we are North America’s largest residential property management organization. Real Property Management Phoenix Valley has been successfully serving the Phoenix area for over 13 years. We exceed property owners expectations year after year and are consequently on several “best of” lists including expertise and propertymanagement.com. Here is a break down of our Phoenix property manager statistics that make Real Property Management Phoenix Valley so successful.

1. We average an occupancy rate of 97-99% so only 1-3% of our homes are vacant and available at anytime.  This leads to less “downtime” for our property owners
2. Less than a 1% eviction rate. Eviction success rate is attributed to our triple filter tenant screening program
3. 88% tenant retention. This number far exceeds the Phoenix industry average because Phoenix tends to be a very transient city.  Furthermore this statistic means less turn over costs to the property owner.
4. 92.5% of homeowners have NO out of pocket turn over costs at tenant vacancy! This includes tenants who were in the property 5+ years!
5. 99% of our tenants fulfill their lease agreement the full term

Our Phoenix property manager statistics don’t lie but instead produce “best of” property management services in the Phoenix metro area. So before you sign with any other firm, give us a call to discuss your property management needs. We know that you will see Real Property Management Phoenix Valley is the number one choice for residential property management in Phoenix and surrounding areas. Our service areas include Phoenix, Scottsdale, Avondale, Glendale, Cave Creek, Peoria, Surprise, Goodyear, Laveen, Tolleson and more! 602-358-8130

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Rent Prices in Surprise vs. National Rent 2016-2019

This comparison looks at National rent prices vs Surprise rent prices from 2016-2019.

Real Property Management Phoenix valley has built a chart to show key figures so that you can get a good idea of how rent in Surprise, AZ has increased compared to the national increase in rent prices.

The below chart includes the following Surprise rental property rates based on rent cost per square foot times 2000 square feet. The national rent figures were provided by Zillow.

The data for Surprise  was collected from the Arizona MLS for unfurnished, non-vacation, detached homes.

There are some very interesting numbers in this chart. Over the last 4 years, rent prices in Surprise increased at a rate 18.7% greater than the national rent increase (23.9% Average Rent Increase in Surprise vs. a 5.2% National rent increase). The rent price in Surprise has increased $330 from 2016 to 2019. A 2000 sq foot property in Surprise fair rent price in 2016 was $1340 vs. $1660 in 2019. The average rental price Nationwide was $1,489 in 2016 vs. $1,566 in 2019. Rental rates nationwide have increased gradually but in Surprise you can call them very Surprising.

If these numbers have motivated you to purchase investment properties listen to our podcast below which includes our property investment purchase cheat sheet

 

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Tempe Property Management

Tempe Property Management
Tempe Property Management

Our Tempe Property Managers rented a home in the Nu-Vista 6 community in the 85282 zip code in just 20 days!!! 

Nu-Vista 6 community is an accessible subdivision in Tempe that is very close to the I-10 & 60 freeways!  It is located approximately 12 miles from downtown Phoenix and only 7 miles from Phoenix Sky Harbor airport.

The community consists of mostly single-family and attached homes such as condos and townhomes.  Most homes are between three to five bedrooms  and two to four bathrooms – making them perfect for the Tempe rental market!

The square footage of the homes range from 1,260 to 2,356  sq. ft. Most homes were built between 1952 to 1962 and have since been remodeled.  The home is located in The Dromedary District (Mill/Southern) in Tempe.  Also, it is conveniently located to several big-box retailers including Walmart. For all of these reasons, Nu-Vista 6 is a great community for Tempe property management.

The home that we recently rented was almost 2000 square feet and a single level. It features a diving pool in the backyard, large covered patio in the front, and fresh new paint.

The home first rented in 2016 for $1600.  The home just rented for $1895 for an 18% increase. 

For information about our Tempe property management services contact us at 602-358-8130 or by email info@rpmphoenixvalley.com.

To be your own successful Tempe landlord, watch our video on the 4 tips to success:

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