We professionally manage

Phoenix, Arizona rental properties.

  • Marketing

  • Tenant Screening

  • Leasing

  • Maintenance

  • Accounting

Frequently Asked Questions

What type of properties do you manage?

We specialize in single family homes, condos, townhomes, and small class A multi-family.

What type of properties do you not manage?

We don’t manage homes with chronic repair issues or conditions that might adversely affect the health or safety of an ordinary tenant.

Are you licensed and what credentials do you offer?

Yes, We are a licensed property management company  and licensed real estate brokerage with licensed REALTORS® by the Arizona Department of Real Estate. We are members of:

– Arizona Better Business Bureau

– Phoenix Association of REALTORS®

– ArizonaAssociation of REALTORS®

– National Association of REALTORS®

– Phoenix Chapter of the National Association of Residential Property Managers

– National Association of Residential Property Managers

For 12 years plus, we have been working in the ups and downs of the Phoenix real estate market. Over the course of more than a decade we have bought, sold and managed 1000’s of properties for investors, families, ourselves and institutions.

What do you do to get my property leased?

Renting homes is a merchandising rather than a selling effort. Many tenants find their homes by scrutinizing the outer appearance of properties in neighborhoods where they desire to live. The placement of signs with our company name and telephone number is one of our best means of attracting potential tenants. We also acquire tenants through the Multiple Listing Service, Internet web searches, other real estate brokers, rental agencies, walk-in business, and referrals from satisfied clients.

FOR RENT SIGNS – “For Rent” signs are normally placed on a rental property thirty (30) days prior to the property’s availability date. For new property, the sign is placed on the date the unit first comes under our management or, if necessary, when the property is in a showing condition. Unless restricted by the HOA or city ordinances, signs are placed in the yard where they are visible to traffic.

LEASING LOCATORS – We make all of our listings available to the many lease locator companies. These non-REALTOR® companies specialize in helping tenants find apartments, houses, and duplexes.

WORD OF MOUTH / REFERRALS – We regularly receive referrals from our current and past tenants, friends of our tenants, and from other Broker’s agents.

INTERNET LISTINGS – Our web marketing, rental advertising and listing syndication is second to none. We create exceptional online ads and marketing materials and broadcast your home far and wide to the most highly visited rental portals on the Internet.

CORRECT PRICING – Even the best properties will not lease quickly if overpriced. We analyze the market to be certain your home is priced according to current market conditions.

THOROUGH PREPARATION – The most desirable properties, priced well, will not lease quickly if they are not in top condition. Properties must show well and have “curb appeal”. We make sure your property is presented in a clean and attractive condition so that it will catch the attention of a good, qualified tenant.

WE SHOW YOUR PROPERTY PERSONALLY – We have motivated leasing agents, who are all licensed REALTORS®, who personally show your property. Potential tenants ARE NOT permitted to take keys and view properties.

Normally, there are three factors that make a property difficult to rent – undesirable neighborhood, it does not show well, or the rent is not competitive. If one of the last two problems appears to be a factor in marketing your property, we will make suggestions to correct them. We do our utmost to keep all properties rented, not only for your benefit but also because our income is based on a percentage of the rental income.Some Rental Facts — Monday is the busiest phone day.- Renters visit three to five properties before making a decision.- It usually takes two visits for a renter to make a decision.- Over 75% decide to rent in the spring or summer.- 58% of the prospective tenants use the Internet.- The female is the primary decision maker.

How do you qualify a tenant after they've applied to rent my property?

This is one of the most important aspects of the successful management of rental property. We look at an applicant’s past behavior and assume their future behavior will be the same. An applicant must demonstrate a history of being a good, responsible tenant as well as meeting our financial criteria.

  • APPLICATION – After a prospective resident has been shown a property and has expressed a desire to lease it, our rental Application must be submitted . The prospective tenant must also submit a nonrefundable Application Fee. The application fee is retained by the company to defray the cost of processing the application.
  • SCREENING – We subscribe to a premiere tenant performance reporting company that reports nationwide criminal background, eviction history, and credit history information that gives us x-ray vision into a potential tenant’s application.
  • LANDLORD VERIFICATIONS – We personally talk to past landlords and ask detailed questions about the applicant’s past performance. Conversations with past owners and landlords are absolutely invaluable in understanding a potential tenant’s residency story.  Silence from a prior owner or landlord tells us just as much as a glowing recommendation or an outright warning.
  • SCORED CREDIT REPORTS – Our tenant screening platform tells us the applicant’s current and past performance in meeting their financial obligations. It also tells us their monthly debt and shows their previous addresses (which we compare to addresses listed on the application). An applicant must have acceptable credit to qualify.
  • EMPLOYMENT / INCOME VERIFICATIONS – We generate a complete employment picture via our tenant screening platform. We verify job title, job status, salary and prospects for continued employment. An applicant needs to earn at least 3 to 4 times the monthly rent in gross income to qualify for rental.
  • EVICTION & CRIMINAL REPORTS – We also have access to public records that tell us if the applicant has ever been evicted. They also provide us with criminal background checks. This is a level of scrutiny that most other property management companies do not perform.

If accepted, the applicant’s in-processing includes a detailed explanation of the lease, lease signing, collecting pro-rated rent, and providing the tenants with a copy of our Lease Rules and Regulations and our Detailed Property Check List.Our Lease Rules and Regulations further explains our Lease Agreement and provides information about rental payments, lawn care and maintenance, pets, service calls/emergency repairs, check-in/out procedures, lease renewal and termination, utilities, security deposit, etc. The Lease-Rules and Regulations becomes an addendum to the Lease Agreement.

What is the duration of the lease?

All leases are in writing and normally cover a period of one or two years. Longer leases are approved after discussion with the property owner. With the owner’s approval, during slower rental periods, we accept leases for less than one year in order to have the lease expire during a more active rental period. On occasion we may elect to place a tenant on a month to month or 6 month rental lease to accommodate sale of the property by the owner, a tenant’s pending departure, or moving the property into a more active rental period.

How do you make sure the tenant is taking good care of my property?

First, careful tenant selection protects your property from being rented to unqualified people. During the lease term, we may have occasion to enter the property for repair or maintenance reasons and will use that opportunity to examine the property.

In addition, we will generally schedule a 6 month property survey walk-through to see how the tenants are maintaining the property. We make sure the air filter is being changed, that the smoke alarms have batteries and that there are no unreported problems at the property.

We will also schedule a renewal survey when the tenant renews the lease. This protects both you and your property. The right for us to make routine inspections of the property is part of the tenant’s lease agreement.

What do you do if they are not caring for my property properly?

We give them an opportunity to correct the situation, and usually they will. If a problem persists, we will make a decision based on that specific situation.

What happens if the tenant does not pay their rent?

If payment has not been made by the 5th – 6th day of the month, we send an eviction notice. Whether or not we eventually have to proceed with a formal eviction depends on the specific circumstances. It is usually financially better, for all involved, if a solution can be worked out. If the tenant has experienced a one-time event which caused them a financial hardship, and we have had no previous problems with them, we will normally give them a chance to catch up, if there is reason to believe they can do so. If the tenant has demonstrated an ongoing pattern of late payments, broken promises and/or evasiveness, eviction is usually the best course of action.

Each case is unique, and we make our decisions based on what is best for you and the property in the long run. We always proceed with the legal notices required for eviction regardless of any other factors. We will simply postpone the actual filing of the eviction if the tenant is showing favorable effort toward resolution. Evictions in Arizona  are a simple legal matter as there is no way a tenant can prevail in court if they have not paid rent, and the landlord has properly executed the notices and filing. Full evictions, when necessary, can usually be completed in five to eight weeks.

How informed will I be about what happens with my property?

We believe that you hire a property manager to manage the property for you, not to assist you in managing it yourself. We offer a turnkey style of property management service which is most appreciated by those property owners who prefer to be “out of the loop” on all but the most important matters related to the management and leasing of the property. We don’t pester you with small details, questions, information or “updates” about your property or tenants, except for those matters which will have a significant impact on your monthly cash flow. Instead, we simply take care of the things you have entrusted us to handle on your behalf.

What if I want to be informed to a greater degree than above?

For some property owners, our system is not a good match, and we understand that. We are very up front about the fact that we do not want you to hire us if you expect to be involved in minor details or decisions related to the management and leasing of your property. We simply have not designed our systems and procedures to accommodate that level of involvement by owners.

How informed then will I be about what's going on with my property?

Our general rule of thumb is this; if something has happened, or is about to happen, that will disrupt your ordinary monthly cash proceeds by more than $300 per repair not total invoice; we will let you know about it. An example would be that we receive a 30-day notice from your tenant, and therefore a turnover, along with related expenses, is pending and we want you to be informed and prepared for it. Another example would be that your A/C unit has failed during the middle of a hot summer; we have determined that the 12 year old compressor needs replacing and have initiated the work to replace it. We will call to let you know what has happened and the expected financial impact on the following month’s statement.

Aside from any special considerations unique to you or your property, our rule of thumb is this: If something may cause a potential interruption in your ordinary cash flow (loss of tenant or major repair), we will let you know about it right away. Otherwise non-emergency items will be notated in your monthly statements. Of course, we encourage you to contact us anytime you have a question or wish to discuss something. If you are a worrisome owner that wants to be informed of every little thing, our style of management is probably not for you.

How do you handle maintenance requests?

Tenants may submit requests though our website or fax, email, or mail their requests to us. For emergencies, they may call us or use our 24 hour answering service that will contact us after hours. After receiving a repair request, we will contact the tenant and ask them questions in order to help us determine the exact nature of the problem before sending a service technician. We make sure it is not something the tenant can fix themselves (ex: reset button on the disposal, tripped breaker etc.) before your money is spent on a service call. After determining that it is a legitimate problem, we will send the appropriate service vendor to make the repair. We tell our tenants that we are able to handle most repair requests within 1 to 3 working days, and, in fact, are usually able to do so. Comfort items such as air conditioning, no hot water or heat, receive highest priority and are usually attended to the same or next business day.

Do you use the cheapest maintenance people you can find?

We do not! We do not employ nor do we profit from any maintenance people we use. They are competitive in price, competency and reliability. We have access to “all-around” maintenance technicians who are skilled in a wide range of home repairs including air-conditioning, light plumbing and electrical. These technicians are billed out at about $42 per hour, compared to single trade vendors who charge $60 – $75 per hour, and occasionally more for conditions such as an after-hours emergency sewer backup. We save our owners money by using these technicians for the majority of multi-trade and make-ready tasks. Another benefit of using these technicians is the opportunity for checking out the general condition of the property – something that a single trade vendor will not do for you.

We believe we have developed a very sensible approach to handling maintenance and repairs, and that you will realize cost savings that other property management companies simply cannot deliver.

Do you hold some of my money for repairs? How much?

We require a $300 reserve per property in your account so that there are always funds to pay the vendors quickly.

Will you spend my money on large repairs without my prior approval?

This is the greatest fear of most new owners. We promise in writing not to do that. Ordinary maintenance and repairs of less than $300 are paid out of your account, and you will see this in your monthly statement. If we think a repair might exceed $300 and if we are unable to reach you, we may initiate repair work even if it is higher than $300 as stated in the management agreement; for the following cases: (1) the health or safety of a tenant is an issue; (2) the property will incur damage if immediate action is not taken, (3) In instances where there is only one option to consider. We will not leave a tenant waiting in 90+-degree heat without A/C or without hot water, or a leaking roof while we try to contact you for permission to do the obvious.

Sometimes an owner will complain that we spent $365 (for example) when it was not an emergency. The simple explanation for this is that the company that went to the property charged a $65 service call (for example) to go out to the property whether they fixed anything or not. Therefore, instead of having the owner incur a $65 service call just for us to get an estimate and then having to send the company back out to do the repair and the owner having to incur another $65 service call, the owner saved $65 by having the repair done the first time.

We always tell the maintenance companies to alert us if the repair is going to be over $300. Sometimes the maintenance company may think that the repair will not go over $300, but after they get working on the repair, they find that there is more to fix than they could see before they started the job. It would not make good sense and it could be a safety issue if the company had to leave an air conditioner or dishwasher, etc. torn apart while we waited for your permission to ok the additional $50.00 (for example) and then the maintenance company could charge another trip charge on top of the extra money for the repairs. This would not be in your (the owners) best interest.

Carvalho Property Management does not make any money on maintenance and any discounts that we receive are always passed on to the owner.

My brother-in-law is fairly handy; will you use him to perform repairs?

We will be happy to invite them to join our vendor list if they are qualified and insured, but we cannot promise that a specific vendor will be dispatched to your home for certain repairs. We already have a stable of very qualified and reasonably priced vendors that we have used for many years. If a company you prefer wants to be added to our vendor list, they can contact us and we will interview them and let them know what documentation and references we need. However, we cannot guarantee that your favorite company will be sent on all service calls to your property. Our concern is always to resolve repair problems in the timeliest way possible with the best available vendor at the time. We cannot keep track of a pre-established roster of which vendors are assigned to certain properties – it would be very cumbersome and inefficient and would not achieve the best service to you, the tenant, or your property.

Our professional reputation, with both tenants and owners, is largely, if not entirely, determined by how well we handle maintenance. Therefore, we follow a practice that is most likely to insure the best possible response and resolution to problems.

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

We will be happy to invite them to join our vendor list if they are qualified and insured, but we cannot promise that a specific vendor will be dispatched to your home for certain repairs. We already have a stable of very qualified and reasonably priced vendors that we have used for many years. If a company you prefer wants to be added to our vendor list, they can contact us and we will interview them and let them know what documentation and references we need. However, we cannot guarantee that your favorite company will be sent on all service calls to your property. Our concern is always to resolve repair problems in the timeliest way possible with the best available vendor at the time. We cannot keep track of a pre-established roster of which vendors are assigned to certain properties – it would be very cumbersome and inefficient and would not achieve the best service to you, the tenant, or your property.

Our professional reputation, with both tenants and owners, is largely, if not entirely, determined by how well we handle maintenance. Therefore, we follow a practice that is most likely to insure the best possible response and resolution to problems.

I want you to use a Home Warranty for all covered repairs, is that ok?

We prefer that the owners do not use a Home Warranty Company to make repairs at their rental property.

There is a HUGE problem in the home warranty industry, and the public is becoming savvy to it.

Try searching Google with the name of your favorite home warranty company and the word `complaints’ or `fraud’. You will be amazed. Find out how many people feel like they got burned, turned down wrongfully, or got seriously bad service. Furthermore, feel free to visit http://www.mythreecents.com for even more examples of this currently growing problem; THERE ARE MANY OTHERS…..

Almost Every time we call a home warranty company for a problem, they deny the service either on grounds of lack of maintenance or abnormal wear and tear. How do you define abnormal wear and tear and lack of maintenance? When it comes to exclusions and small print, Warranty contracts say a claim can be denied for lack of maintenance, improper maintenance, improper installation, pre-existing problems, code violations and numerous other reasons.

Warranties are typically purchased by home sellers or their real estate agents to avoid lawsuits if something breaks in the first year. Not to be confused with a builder’s warranty, a so-called home warranty — Actually a service contract — is typically purchased for existing homes, especially homes sold by real estate agents. These service contracts generally cost $300 to $600 for a year-long basic-coverage plan that includes items like ceiling fans, water heaters and furnaces.

The contracts come with loopholes. You need to carefully read your service agreement to determine what is and what isn’t covered. Coverage for plumbing, for example, typically ends at your home’s foundation, so leaks or breakages beyond that would be your responsibility. “Pre-existing” problems typically aren’t covered, nor are breakdowns that result from poor maintenance or improper installation. The contract also may require that a system be upgraded to current building code standards — at the homeowners expense — before they agree to consider repairs. People who have had problems with the home warranty companies say that the more expensive the repair or replacement, the more likely home warranty companies are to invoke these exclusion clauses.

You don’t have control over who does the work. The home warranty provider contracts with local service companies to perform the actual inspections and repairs. You don’t get to choose, and scheduling repairs can sometimes be a trial. The service technician may also try to sell you unneeded services.

We have had hundreds of problems with home warranties.

We had a bathroom faucet go on the blink; we called the Home Warranty Company. After paying the $55 deductible, their contractor refused to make the repair. So we had our plumber go out and they made the repair for $65. We have experienced this over and over where the owners are spending money on deductibles and then we have to send out our maintenance people to fix the problem.

Our next problem came in the form of a malfunctioning air conditioner. After 2 days with the tenants having no A/C and paying a $50 deductible, The service technician reported that there was lack of maintenance and therefore it had to be replaced and cannot be covered under the Home Warranty. They gave us an estimate of $4,000 to replace a 6 year old A/C system. Also the tenants are staying in a Hotel and want to be reimbursed for their expenses. We sent out our A/C vendor and he said the A/C unit is perfectly fine except that a small part had to be replaced; total cost from our vendor was under $200.

On another property, a dishwasher repair was needed. The home warranty company took 3 months and had make 15 trips out to the property to repair the dishwasher. If you were the tenant how would you feel?

On one property the A/C went out in the summer and it took 21 trips and 3 months before the warranty company finally replaced the A/C. You can be sure the tenants moved as soon as their lease agreement was up. Other tenants would have gotten an attorney and been suing the owner.

Often they will leave tenants hanging without heat or A/C for days while they go through their “second opinion” process. If, as a property manager, I wanted to damage my reputation with as many tenants as possible by providing the lousiest repair service possible, I can’t think of a better way to accomplish that than by using a warranty company on all service calls. They simply are not compatible with the level of service we demand of our vendors.

Our owners have been burned so many times in years past that we finally decided we had enough, and said “no more”. Nothing affects the reputation of a property management company more than the manner in which repairs are handled. Tenants judge us by almost no other measure. It therefore makes little sense to entrust vendors we don’t know, whom we have no relationship with or control over, with the reputation of our company and the relationship with your tenant. Instead, when repairs are needed, we will send our trusted vendors with whom established relationships exists, and they will provide the quality service we require in a professional and timely manner. That said, if we determine through our own vendor that a covered mechanical item in your home has failed, or is in need of costly repair, we will endeavor to get whatever Home Warranty company you have out to honor the warranty, provided that they accomplish the service call and repair in a timeframe and manner that is reasonable and just to all parties.

 

Tenants have more rights now than they ever have had in the past and judges are normally on the side of the tenants and if repairs are not made timely, owners can find themselves on the wrong side of the legal system. It is hard enough to try to use a home warranty on the home that you live in. It is not cost effective or practical to use a home warranty on a rental property.

We will not use any existing Home Warranty Company for “first responder” service calls to the property, under any circumstance. Covered items that need replacing will be run through the Home Warranty Company only after an initial determination is made that replacement may be necessary.

So what is a homeowner to do?

Many consumer advocates would say it’s better to “self-insure” — setting aside a reasonable sum each year to cover routine maintenance and finding reliable local contractors to do the work. You can’t shift all the risk of home repairs to a home warranty company because, as noted above, many repairs won’t be covered by your agreement.

So when might a home warranty make sense?

If you are trying to sell a house, a home warranty can give buyers some peace of mind and may reduce the chances of your being sued should an appliance or system break down after the sale.

My home has a pool. How do you handle the maintenance?

We first ask the tenants to maintain the pool as part of their lease. Many times tenants are not as diligent as owners in caring for a pool and/or spa so it is often in an owner’s best interest to contract a pool service to look after the pool. We can recommend a quality pool care service to you, if you would like to contract with one.

When do you mail the owner's checks and statements?

Frequently, we get asked why owners have to wait so long to get their rent proceeds when rent is due on the 1st of the month.It’s a good question and we would like to take a moment to answer it! Yes, our lease agreement states that the rent is due on the 1st of the month and is late of the 5th. We are receiving and processing many rents between the 7th and the 10th. You should receive your statement and rent proceeds no later than the 15th providing the property is occupied and the rent has been paid on time.

Disbursements are made by check and mailed with the owner’s statement or ACH direct deposit into the owners’ accounts, and statements are emailed or mailed the same day. We email owner’s statements to owners that receive their rent proceeds by ACH.

When we send out the ACH payments the banks take two business days to process the payments. Payments to Owners who had late rents (received after 5th) and before the 15th are processed between the 15th and 20th of the month. Late payments received after the 15th of the month are processed the following month.

If you have not received your statement and rental proceeds by the 15th of the month, please call our office, but calls prior to the 15th will just delay the processing of your funds and statement. Your cooperation is greatly appreciated.

 

What bills will you pay for me related to my rental property?

We will pay your lawn service and any other bills or invoices generated as a result of repairs, utilities or other services to your property. We are not able to pay mortgage or insurance payments on your behalf. We strongly recommend that owners pay their own HOA fees in order to avoid the possibility of fines and fees or other legal issues that could arise.

 

There must be sufficient cash flow from the property to cover such expenses, and sometimes we must set up an additional reserve fund for this purpose, which will allow us to make prompt payment for you without waiting for the rent to arrive.

What will I receive with my monthly statement each month?

Statements includes all income and expenses for the accounting periods. We request that any unpaid balance be brought current within thirty (30) days. Accounts in arrears more than thirty (30) days will be charged 10% interest on the unpaid balance.

What is your Monthly Management Fee?

Our management fee is a percent of the monthly rent depending on the size, location, and number of properties. There is a minimum monthly fee of $50 if property is vacant. Many property management companies proudly proclaim that “We don’t charge you a monthly fee is your property is vacant.” You should understand what this really means. When has anyone ever worked for free and been happy about, especially when they are incurring hard costs to do so? Do management companies absorb the salary, time, gas and mileage expenses associated with checking on and managing vacant properties when they are not getting paid? From our experience, most don’t do anything when they are  not getting paid. All you need to do is drive by a home and check the volume of cobwebs on the garage and front door along with the flyers and paper on the front door and driveway. Vacant properties propose a much larger risk than occupied properties and need to be checked. If you ask your insurance agent they will tell you this is the absolute truth. Additionally, property managers are incentivized to slam unqualified tenants as quickly as possible into properties that are vacant exactly because they are not getting paid to manage the asset. Would you rather have a management company that is actively visiting and checking on your vacant property and thoughtfully qualifying tenants because they are covering minimum costs with a low vacancy fee, or a manager that views your property as a negative income asset that needs a fix as soon as possible? One bad tenant or one break in because a property looks unattended while vacant is a multiple thousands of dollars hit that can be avoided by attentive and thoughtful management and tenant screening during vacancy. When a property management says they can rent your property in X days! No kidding. It’s a piece of cake to find people to sign a lease and move in. It’s hard to sift through dozens of applicants, check references, and truly qualify potential tenants to find a great tenants that will pay on time, take good care of your property and be reasonable to work with in the event of challenges with finances or the property.

What is the Leasing Fee?

In order to have our managements competitive in the rental market our leasing fee is 5% of the gross lease amount. If your lease rent for the year totals $10,000, then our leasing fee is $500. We guaranteed all tenants for 120 days, so if a tenant does not work out for at least 120 days you will not be charged to re-lease the property. We know as owners and investors ourselves that we would not want to pay a re-leasing fee if a newly leased tenant didn’t work out at least part of the year. That’s why we don’t charge you either. We think it is fair to treat our property management owners and tenants the way that we would want to be treated.

We list our rental properties in the Multiple Listing Service, which is accessed by several thousand real estate agents. This greatly helps minimize the vacancy time of your property on the rental market.

Are your fees negotiable?

Our fees are very competitive, and therefore are not negotiable. We realize you can find a cheaper property manager, but price should not be the determining factor in deciding whom you hire to manage your property. The ultimate cost of using a property manager is determined by many things other than the fee we charge, namely, the efficiency and manner in which we handle problems. We feel that our services, our systems, and the experience and expertise we offer are a very great value at the fee structure we have established.

Don’t be fooled by low monthly “flat fees” with companies that own their own maintenance companies, and therefore love to fix things on your property so that they can make additional money off the repairs. Saving $25 a month on the monthly fee is a paltry sum when it comes to receiving maintenance repair bills in the $3000 to $8000 range on a yearly basis. For companies that don’t own their maintenance companies look out for the 15% over ride tacked on to all repairs. This also encourages property managers to fix more things at higher prices. We use only 3rd party vendors, and we do not charge you one penny more than the sticker price of the service performed.

Are there administrative fees or other service charges?

We charge one-time for all new management accounts, which covers the time, effort and expense in completing and filing all necessary State, County and City affidavits, tax docs, and rental compliance documentation . We do not charge for long distance calls or mileage nor do we mark up maintenance costs at any time as some Property Managers do routinely. The only other expenses you should incur would be for services which fall outside the normal scope of our Management Agreement and for duplication of services.

If you lose a rent proceeds check, there is a $40 replacement fee. (Our charge to cancel the check at our bank)

Here are some examples that fall outside of normal management service:

Example (1). When an owner wants to use a company like Sears to deliver a new stove to a vacant property, and we have to meet Sears at the property, there is a service fee of $35 per hour – minimum $35.00.

Example (2). If the owner is refinancing the property, and we must meet the appraiser or other person at the property, there is a service fee of $35 per hour – minimum $35.00.

Example (3). Our records are boxed and archived each year. Owners receive copies of all bills and receipts with their monthly statement. Consequently, if an owner requests a duplicate bill, receipt, statements or other items, there is a service fee of $35 per hour – minimum $35.00.

Example (4). Sometimes an owner wants us to take pictures of a new fence, new roof or a repair that has been done on the property. We are happy to do this for owners, but it is very time consuming, therefore there is a service fee of $35 per hour – minimum $35.00.

Owners often ask us to do things that are outside our normal management services, and we try to accommodate our owners whenever possible.

Can Carvalho Property Management help me sell my property?

Yes! Our agents are well trained in property management procedures and in the sale or purchase of residential investment property. In fact, some of our agents have received advanced designations such as Certified Residential Specialist (CRS) and Accredited Buyer Representative (ABR). They would be happy to assist you in either the purchase or sale of residential or investment properties. Owners receive a discount if they use our agents to represent them in the sale of their properties.

Is the management agreement a standard, widely used form?

Yes. We use the Arizona Association of REALTORS® Property Management Agreement. You can also look at the Residential Lease Agreement we use with tenants and even our Rental Application if you would like.

Who holds the tenant's security deposit?

If you are currently holding your current tenant’s deposit, you should send it to us at the time we take over management of the property. Any new deposits that we receive are held in our deposit trust account.

How much security deposit do you charge the tenant?

We stay within the limits defined my the State of Arizona, which is a maximum of 1.5  times the monthly rent amount can be collected for all deposits.

What should I do if the tenant calls me?

Responsible tenants are valuable assets to both of us. A satisfied tenant can bring us referral business and will be more inclined to care for your property as if it was their own. As the owner of the property, it is best that you avoid direct communication with the resident and refer all inquiries to our office. We maintain a diplomatic relationship, between you and your tenant, through personal contact and in the form of our Resident Survey Report and a newsletter, we periodically mail to each of our tenants. We also publish an owner’s newsletter to keep you advised of changes in the housing market, problems we are encountering, changes in laws that affect rental housing, etc.

Can I go by and view my property?

Yes. In fact, we recommend owners view their property at least once every year or two years. Owners should give Carvalho Property Management at least seven (7) days notice, so we can make arrangements with the tenants. Often the trip to view your property is tax deductible! Please check with your tax preparer.

How soon can Carvalho start managing my property?

We can start the process immediately. Contact us at (480) 854-9000, so we can find out more about you and your property and see if we would be a good match for your wants and expectations. Please contact us if you have other questions or wish to discuss letting us handle your property.

Marketing

Carvalho Property Management grew organically from the needs expressed by out clients who bought our sold with Carvalho Real Estate. Preparing, advertising, and showing properties in their best light is in our DNA. We started in real estate sales and marketing and fine tuned our marketing chops over the course of 12 years.

We’ve leveraged all we have learned about marketing and selling homes, and implemented all the strategies, techniques and technologies we used to market rental properties. The bottom line is that our sophisticated marketing programs allow us to reach the maximum number of renters, selectively choose only the most qualified applicants, and fill vacancies faster with highly qualified tenants.

 

Leasing Dashboard

leasing-dashboard

 

Vacancies Are Filled Quickly

We post eye-catching vacancy advertisements quickly to our website and hundreds of rental listing sites on the Internet. Prospective residents can fill out an online application through our postings, our team completes the screening process and fills the unit quickly. The modern renter expects to have the ability to view property details online and to quickly apply to rent the property, and we offer this capability to potential residents.

marketing-rental-syndication

We Maximize Rental Rates

Our rent comparison tool allows up to compare rental prices of similar units in the same geographic location. With this information we can ensure our properties are competitive, and that we are offering your rental at a lease rate that is attractive to the best tenants while also maximizing your rental revenue.

 

We Have A Marketing Plan for Your Property

Property management is a very time intensive business and, quite frankly, a low margin business. In order to manage risks, produce great results and provide excellent service, it’s essential to have a great plan for everything we do, and also to have the systems, processes and people to execute the plan. As with every process in our property management business, we execute a proven marketing plan efficiently with all tasks, roles, and responsibilities clearly defined and time bound to get you rented fast with a well-qualified tenant.

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Tenant Screening

One of the primary reasons owners hire us to manage their properties is because we  understand how to manage risk. Making the right leasing decisions reduces bad debt and keeps occupancy high. With the economic downturn, proper screening is more important than ever because more applicants have prior issues such as poor credit history or even a prior eviction.

In a weak economy, many property managers are tempted to reduce screening costs and many screen ONLY with low-cost credit reports, which may not paint the whole picture of an applicant. While considerably more expensive, we invest in the very best background screening platform  that provides a comprehensive view of an applicant’s credit, eviction history, criminal history and other data.

Eviction History

Our national eviction record search pulls records from all 50 states. After all, what’s better than knowing whether your current applicant has been evicted in the past or is facing a civil action relating to a past rental unit? We instantly generate a full eviction history with current status and case information.

A prospect’s prior rental history is a predictor of future rental behavior, so past evictions are relevant to a leasing decision. However, many court filings will never appear on the credit report. It absolutely makes sense to know whether an applicant’s former landlords have taken court action, and nationwide eviction database records that include initial filings and judgments helps us identify potential poor residents.

 

Criminal Background

We protect you and your property by always conducting thorough national criminal record searches, which include felonymisdemeanor, and sexual offender charges. Our tenant screening report includes a thorough criminal history record of your applicant. Our national criminal searches are comprised of information derived from various state reporting agencies including, but not limited to, state Departments of Corrections, County municipal records, Departments of Public Safety, Court Administrators, and State Bureaus of Investigation.

criminal-reports

Credit Check

We check every prospective applicant’s credit history compliant with the Fair Credit Reporting Act, and specify a minimum required credit-score range to ensure credit worthiness of prospective tenants. Credit is only one data point we use in our analysis of tenant quality.

In addition to standard credit reporting we also access Experian’s RentBureau rental payment history data including on-time rent payments, late payments as well as information regarding skipped leases and any outstanding debts and/or collections, which is updated every 24 hours.

With this information, you are better equipped to identify the highest quality residents, effectively reducing the risk of bad debt and improving leasing decisions.

 

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Our credit check process includes analysis of the following factors:


Risk Category Qualification Metrics
Fico Credit Score Applicant’s Range & Description
Delinquent Accounts Number of Accounts & Total Amount
Bankruptcies Filed Number of Bankruptcies
Accounts Charged-Off Number of Accounts & Total Amount
Accounts in Collections Number of Accounts & Total Amount
Income-to-Debt Ratio Monthly Income : Monthly Debt
Revolving Loans Number of Loans & Total Amount
Installment Loans Number of Loans & Total Amount
Education Loans Number of Loans & Total Amount
Auto Loans Number of Lans & Total Amount
Mortgages Number of Mortgages & Total Amount

 

 

360 Degree Reference Check

While credit, eviction, and criminal background checks are excellent qualifiers, they do not always tell the applicant’s story due to insufficient background or credit history. At CPM we believe nothing is as effective than picking up the phone and speaking to prior landlords, property owners, and  employer and personal references. Our references checks are often the most telling tenant screening technique we use, and we do multiple cross references on all applicants. If the applicant cannot provide adequate references we view this as a major red flag and recommend not renting to these individuals.

reference-checks

Leasing

WE SHOW YOUR PROPERTY PERSONALLY – We have motivated leasing agents, who are all licensed REALTORS®, who personally show your property. Potential tenants ARE NOT permitted to take keys and view properties.

Our streamlined leasing process allows us to show, accept applications, screen and sign leases with ease. Data previously entered by your renter in the online rental application is automatically merged into the online lease agreement. This saves time and eliminates potential re-keying errors which enables us to move qualified renters in faster by e-signing the lease right when we’re showing a property. Instead of losing a great renter to a competing property, we have the competitive advantage with a lease ready to execute right from any mobile device!

Mobile-enabled streamlined leasing

Convenient Online Lease Signing

The lease automatically pulls in data from the renters online application saving time and reducing the requirement for manual data entry.  The lease can be finalized by signing electronically and is automatically stored in our system and the Tenant Portal so the resident can print a copy at any time.   This is the most advanced and modern approach to lease signing and we’re proud to offer it!

Maintenance

First, the truth about property management maintenance…it’s a cash cow for some property management companies and revenues far outweigh the monthly management fee they collect. If you’ve been around the property management block once or twice you know what we’re talking about. Here’s how it works.

Don’t be fooled by low monthly “flat fees” with companies that own their own maintenance companies (or hold ownership stakes in a cleverly disguised “3rd party maintenance company”, and therefore love to fix things on your property so that they can make additional money off the repairs. The margins and the markups on labor and materials far exceed any monthly management fee. As you can plainly see, there is a lot of incentive for these management companies to fix or “make ready” or “freshen up” your property Saving $25 a month on the monthly management fee is a paltry savings when it comes to receiving maintenance repair bills in the $3000 to $8000 range on a yearly basis. For companies that don’t own their maintenance companies look out for the 15% over ride tacked on to all repairs. This also encourages property managers to fix more things at higher prices. We use only vetted 3rd party vendors with high quality standards and fair pricing, and we do not charge you one penny more than the sticker price of the invoiced service performed.

So, now you know what our policy is on maintenance billing. Heres’s how we handle maintenance for residents. Our residents can easily submit maintenance requests online and we can create electronic work orders, then communicate electronically with our vendors.  All of this is tracked seamlessly in CPM’s state-of-the-art maintenance management platform,and we can access information from any mobile device.  This means we resolve property maintenance issues faster and keep residents even happier!

Identify. Respond. Repair...Fast

Faster Requests = Cost Savings To You

While some residents want the problem fixed ASAP, others are likely to avoid the issue altogether. A tenant, who may feel anxious about calling the office or starting an email conversation, can use our Online Maintenance Request inside their Tenant Portal to make a stress-free request in just minutes. And this timely reporting of issues can save you money on maintenance and repair services by addressing minor problems before they balloon into full-scale maintenance emergencies.

Responsiveness leads to happy tenants

Efficient Maintenance & Work Orders

Residents can easily submit maintenance requests online and we can create electronic work orders, then communicate electronically with our vendors.  All of this is tracked seamlessly in CPM’s state-of-the-art maintenance management platform,and we can access information from any mobile device.  This means we resolve property maintenance issues faster and keep residents even happier!

Accounting

Great property management is all about being great at the fundamentals. Have an operational plan, watch the details, and execute like nobody’s business. The literal buck stops with  accounting practices that help you squeeze every penny out of your property that you can. Our integrated accounting and management platform is both yours and our scorecard, and we are passionate about keeping the score high.

Find out what you need to know...fast.

Easy-To-Read Statements

Getting a bottom line number of property revenues and expenses should not be like deciphering the Rosetta Stone. Easy-to-read owner statements will be posted to the secure Owners Portal each month. You’ll have on-demand access to all of your monthly and year-end tax statements from anywhere. You can also have your monthly proceeds directly deposited to the bank account of your choice preventing mail delays or lost checks – you’ll get your payments faster!

We can create reports for just about anything, so feel free to ask to slice and dice your financials to meet your needs. Below you’ll see a big list of financial and management reports that we can generate for you, so you can keep your finger firmly on your property’s pulse.

Any time. Any place. Any screen.

Mobile Accounting Rocks

…because you shouldn’t have to hear, “I’ll call you when I get back to the office.”  Everything we do at CPM is 100% web-based and 100% mobile friendly, so we can do our jobs any where in any environment. We are the special forces of property management.  We’re all about getting the job done for you no matter what it takes, and that extends into how we monitor and deliver accounting information to our clients.

If you call us while we are driving or showing a property to a tenant to find out if the wire you sent hit, or if your tenants payment has been deposited,  you’ll never have to wait for us to get back to our desks, even if all we’re packing is an iPhone 4.  We can get you the answer on the spot anytime anywhere 24/7.

Numbers. Numbers. Numbers.

Management Reports

We’ve designed our reports to be extremely flexible so we can customize them for how you operate your property and deliver the numbers to you that matter the most allowing you to drill down on specific items so you can get all of the information you need.

We can generate property operating reports on just about any metric, including: accounting details, property details, resident and vendor information and much more. Reports can also be generated in a variety of formats including PDF, .xls, .and csv, so we can quickly email, print or save them for future use by you.

Want to experience true “hands off” property management without the headaches?

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