Property Management
Full-Service Solutions
At Valley Vista Properties, we pride ourselves on going above and beyond to deliver a seamless experience.
We takes care of every detail from start to finish. Our team handles your financials, ensures strict legal compliance, and maintains your property to the highest standards. We also provide online rent payment and reporting capabilities, delivering ultimate convenience for both you and your tenants.
New Owner Setup
- Conduct visual review of property and neighborhood
- Research comparable properties
- Conduct professional market rental analysis
- Recommend market rent and included services
- Draft property management agreement and addendums
- Establish owner portal and trust accounting; collect setup fee and reserves
Preparing Property for Rent
Our goal is to maximize both the appeal to prospective tenants and the value of the property as an investment.
- Conduct walk-through inspection of property both before and after each tenancy and identify features and amenities
- Provide list of recommended repairs and improvements to the owner along with corresponding bids for any necessary work
- Coordinate contractors and service providers
- Install lockbox for property manager and vendor access
Marketing Property
- Have professional photos taken of interior and exterior of property
- Post property on Valley Vista Properties website with syndications to all major rental property websites (such as Zillow, Trulia, Realtor.com, etc.)
- Feature property on all company social media platforms. Graphics provided to owner to share on owner’s social media platforms, if desired
- Install yard sign
Screening Prospective Tenants
- Manage property inquiries and schedule/conduct property showings (remote and contactless showings available)
- Provide feedback on asking rent and property condition/location
- Process rental applications
- Run consumer credit checks and unlawful detainer/eviction searches
- Verify rental/mortgage history, employment, income, and assets (as necessary)
Leasing Property
- Negotiate rental/lease terms
- Draft and execute rental/lease agreement and addendum(s)
- Collect security deposit and retain in broker trust account
- Document and photograph move-in walkthrough with new tenant
- Provide move-in gift bag for new tenants
- Facilitate changeover of utilities and services
Ongoing Management
- Collect rents
- Receive and respond to tenant service issues (through tenant portal)
- Coordinate maintenance and repairs
- Pay service providers
- Reconcile owner disbursements and issue monthly ACH deposits to owners
- Respond to owner questions, comments, and concerns
- Conduct periodic drive-by inspections
- Make ongoing recommendations for property maintenance and improvements
- Coordinate unlawful detainer action (eviction) if necessary
Turning Property Over
- Conduct pre-move-out inspection (per tenant request)
- Document and photograph move-out walkthrough
- Coordinate turnover work (cleaning and repairs)
- Reconcile and refund security deposit
- Market property for rent
Annual Review
- Prepare comprehensive P&L statement
- Issue IRS Form 1099-MISC to primary owner
Who Pays for What?
Mortgage Payment
The property owner is responsible for mortgage payments if there are any loans secured against the property. If the property is cash flow positive or has sufficient owner reserves, Valley Vista Properties can make mortgage payments on behalf of our owners.
Property Taxes
The property owner is responsible for paying property taxes. For convenience, most lenders can set up an impound account and collect property taxes monthly with the mortgage payment. Valley Vista Properties does not pay property taxes on behalf of owners when property taxes are not impounded.
Rental Property Insurance
Rental property policies provide owners with coverage for hazards, liability, and limited contents. The property owner is responsible for maintaining a rental property policy. Valley Vista Properties must be added to this policy as an “additional insured.” If the property is a condominium unit, the condominium association may maintain an insurance policy on behalf of its owners that includes some of this coverage. Like property taxes, Valley Vista Properties can pay insurance premiums only if they are impounded with the mortgage.
Renters Insurance
Renters insurance policies provide tenants with coverage for liability and contents. The tenant is responsible for obtaining a renters insurance policy.
HOA Dues
If the property is within a homeowner’s association’s boundaries, the property owner is responsible for paying the HOA dues. At the owner’s direction, Valley Vista Properties can pay HOA dues from the property’s rents. The property must be cash flow positive, or the owner must maintain sufficient reserves.
Property Management Fees
The property owner is responsible for paying property management fees.
Municipal Services
Water and Sewer, Garbage and Recycling
For single-family properties, the tenant is typically responsible for municipal services during the tenancy. The owner of the property is responsible for municipal services when the property is vacant. At some condominium complexes, the association pays for municipal services and includes them in the HOA dues.
For multi-family properties that are not separately metered, the property owner may be required to pay for municipal services and may allocate those costs to tenants. Valley Vista Properties would assist with this.
Gas and Electricity
The tenant is responsible for gas and electricity during the tenancy. The owner of the property is responsible for gas and electricity when the property is vacant.
Phone, Cable, and Internet
The tenant is responsible for any telephone, cable, satellite television, or internet service the tenant elects to use.
Landscape Maintenance and Pool Service
Landscape maintenance and pool service are negotiable. We recommend that the owner be responsible for these services and include them in the rent amount. This ensures the property is maintained according to the owner’s standards and those of Valley Vista. At the owner’s direction, Valley Vista can pay for these services from the property’s rents.
Pest Control Service
The tenant is generally responsible for periodic pest control service if desired. Some owners elect to provide periodic pest control service as a means of preventive maintenance. At the owner’s direction, Valley Vista can pay for pest control service from the property’s rents.
Property Management Fee Schedule
Long-Term Rentals
Management Fees
- One single-family residence or condo – 10% of gross monthly rents collected
- Two SFRs/condos or one duplex – 9% of gross monthly rents collected
- Three or more units (SFRs/condos; multi-family) − 8% of gross monthly rents collected
- Management fee is waived when unit is vacant
Leasing Fees
- New Lease for New Tenant – $695
- New Lease for Existing Tenant – $200
Short-Term and Vacation Rentals
- 15-25% of gross bookings with multiple unit discounts available
Commercial & HOA Management and Caretaking
- Please call for a customized fee schedule
Owner's Reserve Requirement
- $500 per unit; held in our broker trust account
Our team is ready to help with your real estate and property management needs.
