How do I get help for a maintenance problem?

How long should I wait to hear back from someone regarding a maintenance problem?

What is your screening process for prospective tenants?

How much do you collect from the tenant prior to moving in?

How are utilities handled?

What happens when the tenant doesn’t pay rent on time?

Why choose PalmOasis Management Inc?

How do you advertise vacancies? Who pays advertising costs?

How long will it take to rent my property?

Should I allow pets? Smokers? Children?

When should I expect my monthly report and funds?

Will I need to change my insurance coverage?

How is maintenance handled?

Who handles problems during the night, on weekends, and holidays?

What are habitability requirements?

What happens if the tenant bounces their rent check?

Can you help me if I already have a tenant?

Who pays for repairs after resident moves out?

What liabilities do I have and how can I protect myself?

What if the resident breaks the lease?

How often do you check on my property?

Can the resident get my phone number and address if I use you?

What does all this cost?

1. Our user-friendly and professionally maintained website, complete with digital photos of your property.

2. Craig’s List – www.craigslist.com  – an on-line classified listing service.

3. Multiple Listing Service (MLS)

4. Each property manager and rental agent has a copy of our in-office available rentals list for reference.

5. Property signs placed in front of your home.

6. Sublet.com - www.sublet.com

Coordinating and managing the advertising for your property is included in the leasing fees. The sublet.com and local paper are the only sources of advertising that have additional costs for the property owner, which is not included in the leasing fees.

How long will it take to rent my property?
It is impossible to predict exactly how long it will take to find qualified tenants for your property. A number of factors are involved: the size, location and overall condition of the property, the asking price relative to that of comparable properties in your neighborhood, and the time of year. However, the market time for renting is generally much shorter than the time required to sell the same property, and landlords can usually expect to have tenants within 30 to 60 days. If a property does not rent within this length of time, it is generally a sign that it is overpriced relative to its size and condition. Pricing your property competitively and having your property in the best condition possible are crucial to effective marketing.

Should I allow pets? Smokers? Children?
Pets and smokers are not protected classes. We work with each owner individually on the possibility of accepting pets. All our properties are considered non-smoking properties and we include this rule in every lease.

Families are a protected class and we do not discriminate based on family structure or size.

We are a very fair and professional management company and take pride in our knowledge and practices, abiding by all Federal, State and Local Fair Housing Laws.

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When should I expect my monthly report and funds?
When rent is received, checks and monthly reports are processed immediately and should be received within the 15 days following.

Will I need to change my insurance coverage?
We advise all our property owners to consult directly with their insurance agent to be certain they are carrying adequate insurance for their property needs. We inform your tenants during the move in process to obtain renter’s insurance. This is also noted in their lease that the owner’s insurance does not cover the tenant’s personal contents or any loss they might have during their tenancy.

How is maintenance handled?
Residents are instructed to call, email, or fax us with their repair requests. We will then compare the request to our history of maintenance on your property. We also keep on file your dollar limits for repairs as well as your contact information. Most callers need routine assistance and we are able to help them either by walking them through a simple procedure or by scheduling one of our technicians.

Who handles problems during the night, on weekends, and holidays?
Our 24 Hour Emergency Number service will take the residents call and contact our staff person. We will then talk with the resident to determine how to proceed. Many times we solve a problem over the phone or by simply calling one of our technicians that we have access to 24 hours a day.

What are habitability requirements?
They are requirements that all owners of residential rental property must adhere to. They are enforceable by the local city or county building department. Failure to maintain your property to these standards may subject you to fines, lawsuits, or the shutting down of your rental. A dwelling shall be deemed untenantable if it substantially lacks any of the following affirmative standard characteristics: (a) Effective waterproofing and weather protection of roof and exterior walls, including unbroken windows and doors. (b) Plumbing or gas facilities which conformed to applicable law in effect at the time of installation, maintained in good working order. (c) A water supply approved under applicable law, which is under the control of the tenant, capable of producing hot and cold running water, or a system which is under the control of the landlord, which produces hot and cold running water, furnished to appropriate fixtures, and connected to a sewage disposal system approved under applicable law. (d) Heating facilities which conformed with applicable law at the time of installation, maintained in good working order. (e) Electrical lighting, with wiring and electrical equipment which conformed with applicable law at the time of installation, maintained in good working order. (f) Building, grounds and appurtenances at the time of the commencement of the lease or rental agreement in every part clean, sanitary, and free from all accumulations of debris, filth, rubbish, garbage, rodents and vermin, and all areas under control of the landlord kept in every part clean, sanitary, and free from all accumulations of debris, filth, rubbish, garbage, rodents, and vermin. (g) An adequate number of appropriate receptacles for garbage and rubbish, in clean condition and good repair at the time of the commencement of the lease or rental agreement, with the landlord providing appropriate serviceable receptacles thereafter, and being responsible for the clean condition and good repair of such receptacles under his control. (h) Floors, stairways, and railings maintained in good repair.

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What happens if the tenant bounces their rent check?
As soon as we determine a rent check has bounced we will process it and notify the resident that the rent is now owed along with a processing fee and a late fee. If necessary we will serve the tenants a Three Day Notice to Pay Rent or Quit. Most residents end up clearing the check but it may delay your statement and funds.

Can you help me if I already have a tenant?
Yes. We may have to continue using your lease until it concludes, or we may be able to sign your current resident onto our lease. In cases where the resident is behind in their rent we can take the necessary steps to either get them to pay or evict if we cannot obtain payment. Many residents will suddenly find a way to pay the rent or move as soon as they hear that we are in place to follow through with all collection issues.

Who pays for repairs after a resident moves out?
After the move-out inspection, we will determine who is responsible to pay the bills to bring the property back to the condition it was in prior the resident moving in. You are allowed by law to charge the resident’s deposit for rent, damages above normal wear and tear, and cleaning. We will charge the resident for everything that they should be charged for. We will compare the move in condition (we do digital photos) to the current condition (we take digital photos to verify condition upon move out). We want you to know that we consider this an important time in the management cycle, and we will protect your interests. We can use the resident’s security deposit to pay for all or part of the bills. If the resident’s deposit does not cover the costs, then you will have to pay the balance. In that event, we will bill the resident and turn them over to collection if the amount due in is not paid promptly.

What liabilities do I have and how can I protect myself?
As the owner of the property you could be held liable for known and some unknown conditions at the property. In most cases your fire/liability insurance policy will cover you adequately. You should discuss with your insurance company the amount of recommended limits for your situation. Our management agreement with you, which is the same as most other management companies, has an indemnity clause that places basic liability for all acts on the owner. Insurance companies know this and most will willingly name the property manager as either additional insured or name the manager as an interested party to the policy at no extra cost.

This is important to do as you want the insurance company to protect us both in the unlikely event of a lawsuit. In most cases, just acting with common sense and acting quickly will lessen the likelihood of a lawsuit.

What if the resident breaks the lease?
If the resident moves without notice we will take possession and contact you. The remaining time on the lease will be billed to the resident as it comes due. You are required to rent the property at the same rent rate in order to mitigate the past resident’s liabilities and enforce the lease they signed. If no funds are paid by the moved out resident, we will turn the amount owed into collection.

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How often do you check on my property?
During a vacancy we normally check on your property 1-2 times per week. While rented, we schedule your property for an annual inspection. This inspection is sometimes called a “leak check”, since we check for roof leaks, pipe leaks, and tub/shower leaks. We also photograph the property. This inspection normally takes 1-2 hours which includes setting up the appointment, the inspection, and sending it to you.

We also suggest you have a “termite inspection” performed at least every two years to check for dry-rot, leaks under the house or in the attic, and for infestations.

Can the resident get my phone number and address if I use you?
Our office staff is trained to protect your confidentiality. We will not release any information about you to anyone without your approval. Be aware that anyone can access county tax records. If your address is on the tax roles, you may be contacted! For added protection, you can obtain a fictitious name and apply that name to your ownership records or simply use a post office box for all mail concerning your property including your tax records.

What does all this cost?
Costs vary depending upon the type of property you have. You can email us at chris@palmoasismanangement.com . All rates are subject to negotiation based on location and number of properties in your portfolio. You will find our rates are competitive within the industry.

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