Leasing Services

“Equity Plus” Pre-Lease Property Management Services

ADVERTISING:
Marketing your property is not an exact science. Below are some of the traditional tools we have at our disposal and have found to be very effective. Because each property is unique and market conditions can change, our management team reviews inquiry activity on each vacant property daily to determine what additional marketing steps should be taken including move-in rent concessions, property upgrades and open houses. Any suggested rent concession or reduction will be approved by the Owner.

Signs:
Yard signs are the least expensive and most effective form of advertising. We place “For Rent” signs on move-out properties 30 days in advance of vacancy to reduce turn over time. Directional signs are used where property is not exposed to drive by traffic. Banners and bill board signs are used where strategically necessary, typically on multi-family property.

Classified Ads:
Local classified newspaper advertising is very effective, but very expensive. Typically we advertise (3) days (Friday, Saturday, Sunday) each week and all four day holiday weekends to control costs. All Owners benefit from our volume discount negotiated with local newspapers.

Yellow Pages:
Investors Property Management maintains a full color advertisement in the Dex Directory.

Web site:
Our web site is posted on all Company advertising materials. In addition, our Web site advertising is posted to many top property rental search sites.

Referrals:
We maintain a working relationship with relocation depatments of large employers in Boise, providing their employees relocating to Southern Idaho with current rental availability and rates.

Showings:
We show properties at the prospective Tenant’s convenience including evenings and weekends.

TENANT SCREENING:
Screening prospective tenants is the single most important step critical to our success managing your investment property. Our experienced staff work overtime performing this tedious job. This job is more complicated than ever, as many Federal and State Laws must be followed insuring Tenants privacy rights are protected.

Income:
All income is verified via W-2, Income Tax Returns, or pay stubs.

Employer:
Verification of employment is required for all applicants.

Landlord Reference:
Current and previous Landlords at least (2) years back are interviewed. Prior Landlords information is held in strict confidence as is all information gathered in the screening process. We also check court records for previous Eviction proceedings that may have been filed against the applicant.

Credit Reports:
The credit history is reviewed on all applicants. All credit background reports are provided by Internet based services deemed reliable by our management.

Criminal Background:
The criminal background of all applicants is checked. Applicants with convictions of drug related or violent crimes, numerous disturbances or who are registered sex offenders are declined. All criminal reports are provided by Internet based services deemed reliable by our management.

Post-Lease Management Services

LEASE:
The right lease can sometimes mean the difference between making a profit or not. As part of our services, we provide you with leases and agreements designed to protect you, your investment, and your income.

Rental Agreement:
Our Rental Agreement details the tenant’s responsibilities and both the “move-in” and “move-out” condition of the property is recorded to ensure the Owners Equity is protected.

Leasing Agents:
We have a full time leasing staff to answer prospective tenant questions and personally meet them at your property.

Rent Collection:
We employ a full time bookkeeper who prepares Tenant Ledgers.

Tenant Complaints:
Our full time staff handles all Tenants complaints including notification of law enforcement and regulatory agencies when required.

Evictions:
Our staff is schooled in handling the Eviction Process when necessary. We use local attorneys specializing in Landlord/Tenant relations. We have negotiated below market legal fees for this service.

Turnover and Renewals:
Because turnovers are expensive, we encourage (1) year Lease terms. We conduct “exit” interviews when presented with a ”move-out” notice and provide monetary incentives in the form of a rent credit or re-signing bonus to retain Tenants when appropriate. Unfortunately people move for many reasons, it’s part of the business and we can not control it. What we can do to reduce turnover is to treat all our Tenants/ your Tenants with respect. Whether that is servicing a maintenance problem in their rental home promptly or just patiently providing guidance to a Tenant not understanding a Lease provision.

We can manage the cost of the turnover with “hands on” management of your property by providing our Owners with cost effective, prompt and qualified cleaning and maintenance vendors.