Owner FAQ’s

Yes, we are licensed real estate agents who will help you invest in more rental properties or sell when needed with reduced fees.

United Property Management's fee schedule can be found at Management Fees. 

By listing United Property Management as an “additional insured” on your policy, you extend extra liability coverage to both yourself and your insurance provider. Without this, the industry-standard indemnification clause in property management agreements may leave homeowners liable for the property manager's legal fees if they are not properly listed on your insurance.

Your agent might suggest listing United Property Management as an "insurable interest" or "additional interest," but this is not equivalent to "additional insured." Some insurance companies may resist listing your property manager in this capacity, but we recommend providing a copy of your management agreement and highlighting your concerns about liability. This should help resolve the issue and ensure proper coverage.

Potentially, depending on which management structure you choose we will either charge $0 fees or a small startup fee.

No. For legal and insurance reasons only our qualified and trusted contractors can be used. However, our contractors are usually very inexpensive in comparison to others while doing much better work than others as well.

At UPM we post to all major websites and even pay the costs for these each time we list your home and have the options to run ads for you as well to further increase visibility. We offer more in this regard than any other company locally.

Yes

Yes, we require that all properties have virtual tours.

Renting a property depends on price, condition, location, and the market. Our goal is to select a qualified tenant as soon as possible, but no later than 30-days. Since we have access to valuable rental statistics, it’s our job to advise you on price, condition, location, and market conditions so that we can achieve this goal. We also utilize advanced ai to figure out the best price to get tenants.

Yes, we use multiple PM specific ai models that help analyze and predict market data and increase our productivity. 

Our rental criteria can be found on our website, although we also utilize a 3rd party service to run credit checks, background, criminal checks, etc. to ensure your getting the best tenants possible.

Yes, but the must be qualified just as everyone else and with the same processes and procedures as any other tenant.

Yes, with a proper 90 day written notice and a cancellation fee applied.

The lease we use is a legal binding document, but we can try and negotiate on your behalf. If both parties mutually agree, the lease can be terminated. This process however, does require up front and honest communications with United Property Management. The owner is not to contact the tenant directly for any reason.

No.

we generally disperse owner statements and deposit funds directly into our property owner’s accounts after the 10th-20th of each month as we wait for all rent to be collected and process through the necessary financial institutions. 

UPM keeps all late fees as this is a fee that helps pay for our team to track down and collect debts outside of our normal operating requirements. 

Yes, we do an initial inspection, annual inspections, move in and out inspections, all of our vendors inspect while on site, etc.

Yes, but we suggest not to do this. This typically causes tension and emotions and can be uncomfortable for tenants. It is best to keep the management company as the main resource and only entity tenants deal with. All self inspections must be accompanied by our staff as well and scheduled by us.

Rents are due on the 1st day of each month, but not penalized until after the 5th day of the month if the rent has not been received by close-of-business on the 5th.

Soon after, we deliver 3-day notices to the tenants to pay rent and late-fee amounts due, or vacate, for all tenants who failed to communicate and/or make arrangements to pay rent and late fees. If we still don't hear from the tenant after the 3 days, our owners will be notified and we give the tenant notice to enter and inspect.

About mid-month, our General Manager will be contacting you and giving you a full report of what actions have been taken, as well as making recommendations on how to proceed.

Costs can vary, but if the eviction goes to court the attorney’s fee, filing fee, and serving the tenants can be around $1,000. If we take this on as we highly recommend that we do, there is also a fee associated for us to proceed in these efforts. Once everything is finished and you have paid for attorneys, court fees, our fees, etc. we will then go after the tenants to recoup these costs for you via collections. We do not use deposits to cover these fees as these are costs to fix the property itself. Any excess deposit in this case after repairs and cleaning may sometimes be made available to you to recoup these fees.

Yes, please ask about this one time flat fee that covers the rare case that an eviction happens.

We apply the deposit money to the repairs, but if there is more than the deposit can fix, these costs will have to be paid for by you and we will send tenants to collections to recover these funds for you at a later date.

The property management company is a neutral third party. It's one of the reasons that tenants come to a property manager. In today's economic environment, tenants want to make sure they know that their security deposit is safe.

No. we only allow our qualified cleaners to do so. As a property management company our goal is to manage all aspects of your investment with limited work on your part.

We would suggest using verbiage like "pets negotiable" in order to broaden the tenants who are applying and not restricting a bulk of the applications and then reviewing your opinions about pets after getting applications.

Tenants expect rentals to include refrigerators. It's becoming even more and more common for home owners who sell their house to also include the refrigerator. Because of this expectation we require that your rental be equipped with a refrigerator that is comparable in style and quality of the home. You don't want to put a $500 white refrigerator in a $300,000 home with stainless appliances. Additionally, rentals with refrigerators will rent quicker.

No, however we do recommend it. 

No, we do not allow any "owners closets" or similar protections as this leads to tenants feeling cheated from the space that was advertised and uncomfortable and what could potentially be hidden in these spaces. We do however protect items related to the homes maintenance to be stored and untouched somewhere on site. Typically in the garage. 

Yes, but only if you agree that the furniture is to be used at will and damages/wear and tear will occur. Meaning we cannot charge tenants for damages to the furnishings provided.

Typically yes. 

We recommend 12 months with the option to renew. We also recommend to not increase rent if not necessary if you have good renters. A good renter is worth much more than the extra rent and ending up with a renter who destroys the property. 

We do not recommend that you consider short term leases. However, we can do them if need be.

Yes, we will always have a lockbox on site. 

Yes, tenants are not professional landscapers and Gardners. It only takes 12 months for a yard to become completely ruined. We always highly recommend you pay for professional lawn care. This also ensures that any damage done to the lawn is clearly the tenants doing and they cannot blame your lawn for the issues.

We require that you pay a pool professional. Again, it only takes 12 months of improper maintenance to destroy a $50,o00 pool or hot tub. 

We typically do not, however we can make exceptions for a small fee. We will also need these funds paid in advance to hold since rent is not always on time.

The landscape of the landlord business has shifted significantly in recent years. In this FAQ section, we've outlined our tenant screening process. Due to recent changes in credit reporting laws, individual property owners lack access to crucial resources for tenant screening, and if they did, the costs would be prohibitively high. At UPM, we manage a large volume of tenant screenings annually, allowing us to negotiate reasonable fees.

New credit reporting regulations also impose stringent responsibilities and penalties on landlords for safeguarding renters' personal information. With identity theft being a major concern and landlord applications containing sensitive data, it's crucial to follow specific guidelines to protect this information. Failure to demonstrate compliance with these security measures in the event of a tenant’s identity theft could result in substantial liability for damages, potentially amounting to thousands of dollars.

Beyond credit information, there are numerous other risks landlords face. For instance, the Department of Housing and Urban Development (HUD) enforces Fair Housing laws, and Fair Housing Advocates, funded by the federal government, actively test landlords to ensure compliance. While most landlords do not intentionally discriminate, ignorance of the laws can lead to violations. Common errors include denying applicants with pets if your property does not allow them, especially if the pets are support or companion animals. In such cases, you cannot refuse the application or charge additional fees or deposits. Fair Housing Advocates often seek $30,000 in damages per complaint—an expense that could far exceed the cost of professional management.

United Property Management stands out as a professional company committed to staying current with ongoing education and training—something that would be financially impractical for individual homeowners to manage. While the monthly management fees might seem like an unnecessary expense, professional management ultimately contributes to your bottom line rather than detracting from it.

Yes, when needed and approved by you.

We have processes in place to ensure that the home is rented as quickly as possible if this does happen. However, due to the costs associated to tenants, they typically choose to stay until the lease is up.

Typically yes, however, we may be able to avoid this depending on the condition and age of the property. 

You can login anytime to view your statement. Additionally, an email is sent once your most recent statement is uploaded.

Once you receive the email indicating that your statement is ready, you can then check your checking account to see the funds automatically deposited. Depending on your bank, this may take up to 5 business days from the time we initiated the automatic deposit.

Legally, tenants are required to pay rent for the full term of their rental agreement. Similarly, while our management agreement is active, it is our duty to continue collecting rent on behalf of the property owner. However, tenants may sometimes mistakenly believe that they are no longer obligated to pay rent if the mortgage is not being paid. To address this, both our management and rental agreements include a foreclosure clause to clarify the responsibilities of all parties and outline how United Property Management will address such situations. While we hope to avoid this issue altogether, we are fully prepared to handle it if it arises. If you encounter this situation, please contact us so we can discuss your options.

Fair Housing Laws can be complex and their enforcement stringent, with significant penalties for non-compliance. We've taken over the management of numerous properties from self-managing owners who faced fines for Fair Housing violations. In many cases, it seems they did not intend to discriminate, but their inconsistent selection processes and lack of clear guidelines led to legal issues.

At our company, we are well-versed in Fair Housing Laws and adhere to a structured approach to avoid such pitfalls. We provide an application to everyone who expresses interest in a property, process each application thoroughly, and make acceptance or denial decisions based on established criteria.

If you have a friend or relative you wish to place in your property and notify us before we start marketing it, you are welcome to do so. However, we still require a completed application along with credit and criminal background checks for all prospective tenants.

We require that you inform your insurance agent that the property is a rental and not owner-occupied. There are additional riders and coverages, often at minimal cost, that can provide you with enhanced protection. The most crucial coverage to consider is for lost rental income. For instance, in the event of a major water damage or fire that forces tenants to move out for repairs, proper coverage ensures that your insurance company will cover both the repair costs and the lost rental income, as well as the tenants' temporary housing expenses.

If you’re selling a multi-family property, it's advantageous to do so while it’s fully occupied. The value of investment properties is closely tied to their income potential. If you plan to sell, please notify us beforehand. We can assist with various steps to ensure a smooth process.

For single-family homes, selling with tenants in place is possible but requires consideration of the lease terms. It’s important to involve your property manager early in the decision-making process to avoid complications. If the tenants have a long-term lease, both the seller and buyer need to recognize that the lease is a binding contract that the new owner must honor.

We’re here to help with this process. Tenants on long-term leases may be reluctant to accommodate multiple showings or permit a lockbox. We have solutions for managing these issues. To avoid any potential problems, such as tenants refusing to pay rent until the property is no longer listed for sale, please reach out to us before making any decisions.

Unfortunately, the property owner's mortgage or other expenses do not impact the rental market rates. At United Property Management, we have the tools to accurately determine the market rent for your property. If the current market conditions do not cover all your expenses, you will need to decide whether to sell the property or cover the shortfall until market conditions improve. We can try to list the property at a higher rent, but this will be contingent on the owner agreeing to lower the rent if we cannot secure a tenant at the higher rate.

Yes, but we must abide by whatever lease is already in place.

Yes, once you have terminated your contract elsewhere we can proceed. Keep in mind some companies do charge fees for this.

Idaho Laws and the Code of Ethics and Standards of Professionalism that United Property Management follows do not allow us to do so. The security deposit is there to cover cleaning or damages to the property. However, upon move-out, we can apply their deposit towards repairs and past due fees and rent (but not to legal actions).

Renters Liability Insurance is a specialized program that offers financial protection for damage or loss caused by residents to their community or building.

The program covers five key types of accidental damage caused by residents: fire, smoke, explosion, water discharge, and sewer backup. These five types of incidents account for over 95% of resident-related damage. Coverage is available up to $100,000* per incident.

Under this program, damages are addressed in the following order: first, compensation is provided to the owner or manager of the property (such as a home, duplex, or apartment) for building damage; second, affected residents who are not responsible for the damage can receive up to $10,000 for their losses; and lastly, the tenant who caused the damage may receive up to $10,000, provided that other claims do not exceed the total coverage limit for the incident.