How long does it take to start managing the property?
We will be ready within 24 hours after signing the contract and depositing the start up fee.
How long does it take to find tenants?
Our goal is to find suitable tenants as soon as possible. In order to do this, we use various advertising platforms. While we can’t make promises, we usually sign a lease within 30 days.
How do the application fees work?
Tenants need to pay the application fee. We use this fee to enable credit checks.
What is the process of determining my property's rent?
We use practical tools, market data and our 30 years of empirical market experience to determine the recommended rent. We monitor feedback from prospective tenants viewing the property and make adjustments if necessary to avoid unnecessarily vacancy.
How do you collect the rent?
Tenants receive an online portal on our system to pay rent. It’s a Free service to do EFT from their account or they can pay a small fee to pay by Credit / Debit Card.
I prefer direct deposits. Is it possible?
Yes, we make direct deposits to your preferred bank account.
Do you screen tenants?
Yes, we screen all the prospective tenants. The screening process covers a variety of tests. These include criminal history, eviction history, credit checks, and employment verification.
Can I keep my current insurance?
Maybe. As this is a rental property, you must have Landlord (not Owner Occupant) insurance. Avalon has a Master Landlord Policy for your consideration that is usually the same or lower cost for 2x to 3x the insurance coverage. Let us give you a comparison quote so you can decide what is best for you.
Do you require Tenant Insurance?
Yes. Avalon has a Master Tenant Insurance policy and provides tenant insurance to all tenants as part of the Resident Benefit Package the tenant pays for.
What does my tenant have to do before the move-in?
First, your tenant needs to successfully get through the screening process. When that goes well, we issue a lease for them to sign. They pay the 1st month’s rent to bind the lease and any other required fees, such as security deposit, prior to occupancy.
How do you conduct the move in process?
Avalon hires a 3rd party, independent property inspection service, to inspect and document the property condition with the tenant. Typical reports are 40 to 80 pages and loaded with photos. The tenant signs off on the report to accept the property as documented before keys are delivered.
How will my tenant be cleared from their lease?
When your tenant moves out, we inspect the property’s condition thoroughly and compare the condition to the detailed move in report. Any changes (beyond normal wear and tear) are deducted from the tenant’s security deposit and the balance is refunded to them.
What kind of inspections do you conduct?
We do move-in and move-out inspections as stated above. Furthermore, we hire a 3rd party independent property inspection service to do annual periodic reports. We do drive-by inspections whenever we’re in the area and our contractors act as additional eyes and ears whenever they enter the property.
How are the utilities organized?
When tenants move into your property, they must set up all utilities in their name. If utilities are in your name, you should terminate them within a few days of the lease start date.
What if my tenant doesn't pay rent on time?
We treat this as a business and we don’t accept excuses. Our lease agreements contain strict rules about rent payment delays and failures. Tenants have to quickly pay rent and any late fees after receiving notice or we promptly file a dispossessory action, which may lead to eviction.
What's the policy for property damage?
Tenants may submit non-emergency service requests through their Tenant Portal. We triage the request to make sure a contractor is necessary before sending the contractor to the property. We notify you of the reported issue at the same time. If the contractor can make the repair within our spending authority, the work is done and you’ll see the charge on your Owner Statement. If the repair exceeds our spending authority, we contact you to review the details and proceed from there.
Do I receive periodic accounting reports?
Yes. Each month an Owner Statement is posted to your Owner Portal and you receive an email notification upon posting. The Owner Statement shows all income and expense activity. At year end we post both a 12 Month Cash Flow Report and an Electronic 1099 to share with your accountant for tax preparation.
Do you allow tenant smokers?
Never! Our Lease and Handbook clearly state that no smoking or vaping is permitted anywhere in the property (including the garage). The Lease defines steep penalties for violating this policy.
Is it a good idea to welcome pets?
Surveys have shown nearly 70% of Americans have a pet so eliminating pets eliminates a lot of potential renters. Ultimately this is your decision but we usually will accept One Small Dog (30 lbs or less). We have each pet screened by a 3rd Party Service before accepting them.
Does hiring a property manager lead to loss of all control?
No. Professional Property Management provides a professional, consistent approach so you can relax. It assures consistent rent collection and adherence to local, state and federal laws.
Tal and Jeanette handled both the management of our rental property and the sale of the same property. We will definitely use them in the future. They were very responsive and extremely professional.