Frequently Asked Question

Property Management Questions

Why work with a NARPM property manager?

NARPM® property managers have heightened expertise and industry knowledge to assist them in doing the best possible job. They are real estate professionals who know first-hand the unique challenges of managing rental property in today’s constantly changing economic and legislative environment. And they know how to manage those challenges to everyone’s benefit. They can maximize rents and income for you; and they will manage the property efficiently, professionally and economically.

A NARPM® member stands apart from other property managers and landlords. Unlike many of them, NARPM® members:

1. Have access to numerous educational opportunities.
2. Adhere to the highest Standards of Professionalism and Code of Ethics.
3. Know the landlord/resident laws for your city, state and federal governments.
4. Know rent values and vacancy factors.
5. Have rental applications and consistent screening policies to meet legal obligations.
6. Perform thorough move-in and move-out property evaluations.
7. Are personally familiar with reputable painters, electricians, roofers, chimney cleaners, carpenters, landscapers, furnace and appliance repairmen, and other maintenance professionals.
8. Are able to effectively negotiate with residents, handle difficult issues and enforce the terms of the rental agreement.
9. Have the ability to recover NSF checks, evict residents and collect bad debts.

Your rental property is a very valuable asset. Entrust it to someone that can help you maximize your investment and minimize your headaches!

What types of rental properties do you manage?

We specialize in residential homes and multi-family housing.

What services do you provide?

Management Services

Are you a licensed Property Manager?

We are a licensed real estate company in Arizona and have licensed Real Estate Brokers in the office.

Why shouldn’t I manage my property myself?

The Benefits of Hiring a Professional Property Manager are:

1. You don’t have to hire someone to clean, paint, or make repairs.
2. You don’t have to advertise, take rental calls, and show the property.
3. You don’t have to screen applications and be apprehensive about who to pick.
4. You don’t have to execute a rental agreement, worry about adding addendums, fill out the move-in inspection report, and deposit money.
5. You don’t have residents calling at all hours of the day and night.
6. You don’t have to confront residents on tough issues like collecting rent or taking better care of the property.
7. You don’t have to collect NSF checks.
8. You don’t have to serve legal notices or start an eviction.
9. You don’t have to schedule and fill out the move-out inspection report.
10. You don’t have to mail the resident’s accounting report and refund check.
11. You don’t have to start the process all over again.

You don’t have to worry about the property or be shocked by its condition when you hire a Professional Property Manager. Professional Property Managers are dedicated to selecting quality residents and keeping your investment in good repair with minimal cost. We want your real estate investment to be a success, not a failure. One last benefit – your leasing and management fees are usually a tax deduction.

Are there good reasons for managing your own rental property? Are they worth the risk? What Distinguishes a Professional Property Manager from other Landlords?

1. Do you know all of the landlord/resident laws for your city, state, and federal government?
2. Do you know rent values, vacancy factors, and time on the market in your area?
3. Do you have a rental application and consistent screening policies that meet all of your legal obligations?
4. Do you take the time to perform thorough move-in/move-out written inspections and routine property inspections?
5. Do you personally know reputable painters, electricians, roofers, chimney cleaners, carpenters, furnace and appliances repairmen who are licensed, affordable, and reliable?
6. Do you effectively confront and negotiate with the resident and enforce the terms of your rental agreement?
7. Do you have the ability to recover NSF checks, evict residents, and collect bad debts?

A Professional Property Manager Does!

The National Association of Residential Property Managers (NARPM®)

NARPM® is a professional organization that promotes education, designations, and networking as a resource to empower its members with knowledge and skill.

A NARPM® member subscribes to and honors a Code of Ethics and Standards of Professionalism.

A NARPM® member subscribes to and honors a Code of Ethics and Standards of Professionalism.

1. Over 2200 Members Nationwide and Internationally
2. Local Chapters Offer Educational Programs and Guest Speaker meetings
3. Affiliate Vendor Member Programs
4. Monthly Educational Newsletters
5. Midyear and Annual Education Events

Property Butler is a professional property management company and proud member of the National Association of Residential Property Managers. Visit the NARPM® website at www.NARPM.org.

What is the cost to have Property Butler manage my property?

Link to Pricing

Are there administrative fees or other service charges up and above the property management and leasing fees?

Just one and it is optional. For an additional $12 a month per property, should a resident need to be evicted from your property, Property Butler will shoulder all costs. If you opt out, you are responsible for all eviction costs, which include Property Butler’s $199 administrative, court hearings, postings as well as attorney fees.

How do I know if I’m getting a good resident?

Resident screening is done by Propertyware. They do a thorough credit check, national background check, employment and residence verification for every adult who will be living in the house. Their recommendation on whether to accept or not accept an applicant is used to make our final decision.

What are the policies regarding pets?

Statistics indicate that 75% of renters own pets. Restricting pets reduces the number of available, qualified residents. However, pets will be screened according to your pet preferences. If accepted, an additional pet deposit is always required for cleaning costs.

How quickly can you lease my property?

Answering this question is like trying to predict the stock market. We’ve seen the same home rent in several days during one vacancy and then take several weeks during the next. Many factors come into play including location, time of year, price, quality of the applicants, and just being in the right place at the right time. We hate vacant properties but have found that patience wins out over panic every time. Finding a resident is easy but finding the right resident is an exercise in persistence and sticking to sound principles.

What happens if the resident doesn’t pay the rent?

We follow a strict procedure which includes legal notice of contract breach, personal contact with the resident in an effort to work things out and ultimately a court hearing, judgment and eviction if necessary. We take all steps possible to resolve any rent payment issues without legal action. If it becomes clear that the resident is unable or unwilling to pay any more rent, you will be notified to discuss options for removing them from your property.

When will I receive my disbursement check?

Rents are due in our office on the first of each month. Our leases specify that if rent is not received by the first of the month, a late fee is assessed. In order to avoid violating trust accounting laws, we need to wait until rent checks clear before we can send payment to you.

Owner disbursement checks are mailed or deposited on or before the 10th of the month. We post owner statements to the Owner Portals on the 10th of each month and you will receive an email with a one-time link that will connect you with your statement, any completed work orders as well as any paid invoices.

Who collects the rent?

Property Butler collects all rental payments from residents and then uses these funds to manage the monthly operations of your property. All remaining income is dispersed to your account.

What happens to the resident’s security deposit?

All security deposits are placed in a separate escrow account at a FDIC insured banking institution where they remain until the resident moves out. Deposits minus any damage noted are refunded within 14 days of the end of the tenancy as required by Arizona State Landlord Resident Law.

What is the average length of tenancy?

Most rental agreements are set for a one year term. At the end of the lease term the owner can decide to renew to the resident (if the resident wishes to remain), vacate the resident, or allow the resident to remain on a month-to-month term.

What do I need to do to get my property ready for rental?

We have found that the better a property shows the faster we can rent it. Paint should be in good shape with any marred areas or large nail holes repaired and touched up. Carpets need to be professionally cleaned, appliances need to be in good working order, and a thorough professional deep cleaning gets the property ready to show. All chimneys need to have been cleaned and inspected within the last year. We have a network of people who can help you out with any of these things if you need.

Am I informed of all repairs you make on my property?

Our standard management agreement includes emergency service consent as well as authorization of non-emergency repairs up to an agreed upon dollar amount. For non-emergency repairs estimated to exceed this threshold, no work is initiated without your approval. However, we need to keep in mind that Arizona State Landlord Resident Law provides us with specific timelines on repairs being done, so time is of the essence when dealing with repairs at your property.

How do I know the repair people will do quality work?

Property Butler utilizes a large network of licensed and bonded local contractors. We are experts in finding you the best price for the job, and require all our third party vendors to have the highest level of professionalism and quality.

What if I want you to use my plumber, A/C company, etc.?

We already have a stable of very qualified and reasonably priced vendors that we use. If you would like to nominate a service company to be added to our vendor list, we will contact them and interview them and let them know what documentation and references we need, what our invoicing and payment policy is, etc. We cannot guarantee however that your favorite company will be sent on all service calls to your home. Our concern is always to resolve repair problems in the most efficient way possible with the best available vendor at the time.

Our professional reputation as property managers, both with residents and owners, is largely, if not almost entirely, determined by the effectiveness with which we handle maintenance. We follow a practice that is most likely to insure the best possible response and resolution to maintenance and repair problems for your property.

Do I have to pay for every repair?

When a resident reports a repair or we discover a repair need during an inspection we first determine the possible cause. From there we determine which party is responsible. If damage was caused by the resident then they will be billed for the cost to repair automatically. If there is a repair need due to normal wear and tear then we will coordinate the repair and payment. The Owner Portal will have copies of all paid invoices.

How often will my home be inspected?

At the beginning of each new tenancy, a move-in inspection is completed which provides Property Butler and residents with a detailed summary of the condition of your home. Throughout the tenancy our team will conduct monthly exterior and semi-annual interior inspections. Upon vacating, the same initial report is used to record the condition that the property was left in. Any discrepancies that do not fall under normal wear and tear are rectified at the residents’ expense.

I want to sell my property; can you list it for me?

Property Butler’s primary focus is managing residential property. In the event you have made the decision to sell, we have strategic partnerships with local real estate agents and will refer one to you.

Is the cost of property management deductible?

Yes, the cost of management services is deductible, just like your mortgage interest, property taxes and the cost of repairs (See your tax advisor for details).

How do I get started?

If you are not currently under contract with another property management or real estate company, we can begin right away. If you are currently under contract, you will need to terminate their services according to your agreement with them. We are happy to pick up keys, obtain the security deposits and necessary documents from the discontinued company. Please contact us today to get started.