Do I have to allow pets?
You do not but we recommend considering pets to try and attract as many
potential applicants as possible. The more potential tenants see your
property the more likely you are to get quality tenants and better lease terms.
Is it better to show vacant or occupied?
Typically a property shows better vacant.
Who determines what my property will rent for?
The market. Owners and agents can list properties at any price but we've noticed around
20% of rental listings in our area expire or cancel without renting. We will do a market
analysis and give you a range of what properties similar to yours are renting for along
with how long they're on the market. If the property is vacant we typically recommend to
list it lower in the range to try and get a qualified tenant as soon as possible to cut
down on your vacancy cost (income you're losing daily from not getting rent). If you have
a couple months and it shows well (neutral and newer carpet and paint) then it may warrant
being at the higher end of the range.
How long does it take to get my property listed for rent?
We have ads up within 24 hours of getting signed paperwork, marketing photos, and a key.
Do I have to have the carpets cleaned?
Yes. We expect the tenants to clean the carpets when they
move so we want to give them the property in the same condition as we expect it to be returned.
What do I need to get started?
No fees are due upfront. All we need is signed paperwork, marketing photos, and a key for showings.
Can I pick my tenants?
No. We use the same criteria when qualifying tenants to rent a property. Owners who are not
aware of the laws can unknowingly discriminate. We attend many classes on what is allowed and
not allowed and that's why owners hire us to rent their property. Involving owners in the
process also slows it down which can cause us to lose prospective tenants as they continue
searching for a place to move.
What is your screening criteria?
Our criteria can be found online here.
We consider credit worthiness,
employment, income, and criminal records.
Do I have to paint before I rent my property?
Maybe. Is it neutral? Is it all one color? Has it been painted recently
(within 3 years)? We can discuss when we meet to review your property and
go over comparables.
Does your office have an after-hours drop box?
No, we don't. If you need to drop off rent or any other paperwork you'll need to come
during our normal business hours.
Should I provide appliances?
In our area it is typical for the landlord to provide appliances.
If I provide appliances do I have to repair or replace them if they break?
Yes. Unless there was a provision in the lease for you to not then they would be part of the lease.
What will my property rent for?
We pull up current listings and properties that are pending or have leased
recently and go over them when we meet with you. Every area and every price
range within that area is different.
Are you licensed real estate agents?
Yes. You must have a real estate license to manage properties
for other for a fee for others in Illinois.
Do you do sales?
Yes but mainly for our management clients. Our primary
focus is residential leasing and property management.
Do you manage associations or commercial and retail properties?
No. We only manage residential properties (condos, townhomes and houses).
Do I have to change my homeowners insurance?
Yes. Call your insurance company and switch it to a landlord policy. Also,
if your property sits vacant for more than 30 days there may be some exclusions
so ask about that since vacant properties are more likely to have theft and
vandalism issues than occupied ones and your insurance company may not cover
How much should I set aside?
We recommend having 3-6 months in reserves. While we try to pick the best
tenants possible and have less than a 1% eviction rate there are no guarantees
with being a landlord and you do not want to be in a position where you canot
pay for needed repairs or your mortgage if your tenant stops paying rent.
Can I say no children and/or pets?
You can say no pets (except service animals).
You cannot say no children as that is discrimination.
Information about discrimination can be found online here.