FAQs

Ten Questions You Should Ask Your Property Manager

1)   Are you a licensed Property Manager?
In California, only a licensed real estate broker, or a licensed real estate salesperson working under the broker’s direction and control, may manage property for others for a fee. You can look up real estate licensees on the California Department of Real Estate website at: https://www2.dre.ca.gov/PublicASP/pplinfo.asp

In Montana, only a licensed property manager, a licensed real estate broker, or a licensed real estate salesperson working under the broker’s direction and control may manage property for others for a fee. There are very limited exceptions to this rule. You can look up property management licensees on the Montana Board of Realty Regulation website at:  https://ebizws.mt.gov/PUBLICPORTAL/searchform?mylist=licenses 

Valley Vista Properties is a corporation licensed by the California DRE (#01440291 since 2004), and our owners consist of two licensed real estate brokers (David Kucera #00616896 since 1977 and Andrew Kucera #01233558 since 2001) and a licensed real estate salesperson (Karin Kucera #01506971 since 2005). Andrew Kucera is also a licensed property manager in Montana (RRE-RPM-LIC-99136). Montana does not issue professional licenses to corporations. There is no record of professional discipline against Valley Vista Properties or its principals in any jurisdiction.

2)   What experience do you have?
While education and training are foundational to good property management, there is no substitute for experience. The principals of Valley Vista Properties have a collective 86 years of experience in real estate and 45 years in property management. Andrew Kucera has 8 years of experience as a real estate attorney. Valley Vista Properties also has experience with commercial and industrial property, farms and ranches, multi-family property, vacation/short-term rentals, homeowner associations, vacant land, construction and renovation projects, and real estate financing.

3)   How will you advertise my property for rent?
We advertise property by leveraging our comprehensive online and social media marketing campaigns. First, we have the property professionally photographed. Good photos sell property, period. Second, we post the property for rent on our website, www.valleyvistaproperties.com. Our website is high traffic and professionally managed to syndicate rental listings to all major rental property websites such as Zillow, Apartments.com, Hotpads, etc. Third, we post the property to our professionally managed social media channels including Instagram and Facebook (@valleyvistaproperties). These channels have a very wide reach given Valley Vista’s size and time in the industry. Last, we will put up a physical sign on the property. Other advertising methods may be used depending on the type and circumstances of the property. Importantly, we do not simply wait around for our properties to rent. We are proactive in getting to market, analyzing market response, and responding quickly to get our properties rented ASAP.

4)   Can prospective tenants apply to rent online?
Yes! We understand that making the application process easier for prospective tenants will result in more applicants and less vacancy. Our rental application is entirely online and available 24/7 through our website, www.valleyvistaproperties.com.

5)   What screening methods do you use for prospective tenants?
Our screening criteria is in writing, updated often, and available to all applicants. We use industry-leading rental application screening software to check applicants’ consumer credit. We don’t just look at credit scores - we review individual line items to determine an applicant’s propensity to pay rent on time. We also analyze income documentation, verify rental history, and verify employment. All of this ensures that we place a high-quality tenant in your property.

6)   Can you handle cleaning, maintenance, and repairs? Do you charge extra on top of third party bills?
Valley Vista manages all aspects of your property’s cleaning, maintenance, and repair needs. We determine the needs of the property, source appropriate vendors from our portfolio of vetted local vendors, manage the work to completion, and pay the vendor on your behalf. We do not charge any overhead or service fees, unlike many other property management companies.

In addition, Valley Vista can perform some routine maintenance and minor repairs and improvements through its subsidiary, Valley Vista Home Services (VVHS). VVHS fees are generally consistent with market rates from other vendors, the work is high quality, and Valley Vista is able to maintain more control over job timing. Bids for specific work can be provided to owners based on availability.

7)    Do I have to take your recommendations for maintenance, repairs, and improvements? 
As property owners and investors ourselves, our philosophy on property maintenance is that all systems and components should be kept in serviceable condition. Owners should be proactive, not reactive, towards property needs. Furthermore, owners should take advantage of cost-effective opportunities to improve the value and desirability of their properties.

All of our recommendations employ this philosophy to increase the value and optimize the performance of your investment property. Well-maintained and visually appealing properties with desirable amenities rent faster and for more money. So no, you do not have to take all of our recommendations, but your philosophy towards investment property should be similar to ours.

8)   When will I receive rent payments and accounting statements? If I am out of town or travelling, will I still be able to receive them?
We can get your money to you faster than almost anyone in the industry because of our highly-automated processes. We typically run multiple batches of owner payments each month to get owner payments out faster, depending on the timing of tenant rent payments. Funds are sent via direct deposit (ACH) to your bank account of choice, and statements are sent via email.

9)   What if I have to evict a tenant? When will I receive rent payments and accounting statements? If I am out of town or travelling, will I still be able to receive them?
Good business policies and practices lead to happy endings to most tenancies and greatly reduce the likelihood of having to utilize court processes. In over 15 years of managing property (and most of those years with 100+ properties), Valley Vista has had fewer than 10 evictions. We put a lot of effort into tenant screening to reduce the probability of evictions from the beginning. We also negotiate with tenants to resolve potential disputes, which helps prevent those disputes from reaching the eviction stage.

If an eviction is absolutely necessary, we can refer you to competent local legal counsel who can handle the eviction for you. Valley Vista Properties does not prosecute evictions for our owners, but will cooperate with your attorney, usually at no extra charge to you.

10)   What if I want to sell my rental property? Or buy more rental properties? 
Valley Vista Properties is more than a property management company. We are a full service real estate brokerage serving buyers and sellers of residential property. We are especially tuned to investment property owners as we have experience building and maintaining investment property portfolios, for ourselves and others.

 
Have more questions for us? 
In California, call (559) 294-7667
In Montana, call (406) 200-8064
Or email info@valleyvistaproperties.com
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