Property Management Services

• Conduct visual review of property and neighborhood 
• Research comparable properties
• Conduct professional market rental analysis
• Recommend market rent and included services
• Draft property management agreement and addendums
• Establish owner portal and trust accounting; collect setup fee and reserves

• Have professional photos taken of interior and exterior of property
  
• Post property on Valley Vista Properties website with syndications to all major rental property websites (such as Zillow, Trulia, Realtor.com, etc.)
• Feature property on all company social media platforms. Graphics provided to owner to share on owner’s social media platforms, if desired 
• Install yard sign

• Manage property inquiries and schedule/conduct property showings (remote and contactless showings available)
• Provide feedback on asking rent and property condition/location 
• Process rental applications
• Run consumer credit checks and unlawful detainer/eviction searches
• Verify rental/mortgage history, employment, income, and assets (as necessary)

• Negotiate rental/lease terms
  
• Draft and execute rental/lease agreement and addendum(s)
• Collect security deposit and retain in broker trust account
• Document and photograph move-in walkthrough with new tenant
• Provide move-in gift bag for new tenants
• Facilitate changeover of utilities and services

• Collect rents
  
• Receive and respond to tenant service issues (through tenant portal)
• Coordinate maintenance and repairs
• Pay service providers
• Reconcile owner disbursements and issue monthly ACH deposits to owners 
• Respond to owner questions, comments, and concerns
• Conduct periodic drive-by inspections
• Make ongoing recommendations for property maintenance  and improvements
• Coordinate unlawful detainer action (eviction) if necessary

• Conduct pre-move out inspection (per tenant request)
  
• Document and photograph move-out walkthrough
• Coordinate turnover work (cleaning and repairs)
• Reconcile and refund security deposit
• Market property for rent

• Prepare comprehensive P&L statement
• Issue IRS form 1099-MISC to primary owner

Rental Property Insurance

Renters Insurance

Renters insurance policies provide tenants coverage for liability and contents. The tenant is responsible for obtaining a policy of renters insurance.

HOA Dues

If the property is located within the boundaries of a homeowner's association, the property owner is responsible for paying the HOA dues. At the direction of the owner, Valley Vista Properties can pay HOA dues from the property's rents. The property must be cash flow positive, or the owner must maintain sufficient reserves.

Property Management Fees

The property owner is responsible for property management fees.

Municipal Services -Water/Sewer/Garbage/Recycling

For single family properties, the tenant is typically responsible for municipal services during the period of his/her tenancy. The owner of the property is responsible for municipal services when the property is vacant. At some condominium complexes, the association pays for municipal services and includes them as part of the HOA dues.

For multi-family properties that are not separately metered, the property owner may be required to pay for municipal services and may allocate those costs to the tenants. Valley Vista Properties would assist with this.

Gas & Electricity

The tenant is responsible for gas and electricity during the period of his/her tenancy. The owner of the property is responsible for gas and electricity when the property is vacant.

Phone/Cable/Internet

The tenant is responsible for any telephone service, cable or satellite television or internet service that the tenant elects to have.

Landscape Maintenance & Snow Removal

Landscape maintenance and snow removal are negotiable. We recommend the owner be responsible for landscape maintenance and include it in the rent amount. This provides some assurance that the property is maintained according to the standards of the owner and of Valley Vista Properties. Snow removal will depend on the characteristics of the property and whether the municipality of association provides any snow removal.

Pest Control Service

The tenant is generally responsible for periodic pest control service if desired by the tenant. Some owners elect to provide periodic pest control service as a means of preventative maintenance. At the direction of the owner, Valley Vista Properties can pay pest control service from the property's rents.

Property Management Fee Schedule

Long Term Rentals

       Management Fees

• One single family residence or condo  →  10% of gross monthly rents collected
• Two SFRs/condos or one duplex →  9% of gross monthly rents collected
• Three or more units (SFRs/condos; multi-family)  → 8% of gross monthly rents collected
• Management fee is waived when unit is  vacant.

       Leasing Fees

• New Lease for New Tenant - $695
• New Lease for Existing Tenant - $200

Short Term/Vacation Rentals - Management Fees

• 15-25% of gross bookings with multiple unit discounts available

Commercial and HOA Management & Caretaking Services

                 Please call us for additional information.

Owner's Reserve Requirement    

• $500 per unit; held in our broker trust account