FAQ’S

We have been managing properties since April of 2011.

We manage residential properties ranging from townhomes, single-family homes, duplexes,

triplexes, fourplexes, and up to large 30+ unit buildings, as well as mobile home courts. 

We carry Errors and Omissions insurance and general liability insurance. 

Currently we are managing 900 units. 

We currently have four licensed property managers and five full-time office and support staff. 

On average we rent an apartment in 2-3 weeks. Sometimes we are able to fill a vacancy in just a

day or two, but it can take 5-6 weeks for difficult units. 

We have a very thorough 8-page lease with an additional 3-page addendum. If you’d like to see

a copy, we will be happy to provide you with one on request. 

Rent is due on the 1st and we have a 5-day grace period. On the 6th of each month we charge a

$50 late fee to tenants who have not paid their rent. We retain this late fee to help offset the

additional administrative costs associated with late tenants. 

Yes, we perform a thorough exterior / common area inspection once a month. If you would like

an example of a monthly inspection report, we will be happy to provide you with one on

request.

We typically evict 2-3 tenants per month (less than 1%). Often these tenants are from properties

we take over management for, not tenants we

have placed. We are very careful with tenant

selection and placement. 

Tenants have until the 5th to pay rent. On the 6th, if they have not paid they will be posted with

what in Alaska is called a 7-Day Notice to Quit. This document gives the tenant 7 days to pay

their rent in full. On the 14th of the month we will file for eviction on tenants who have not paid. 

Alaska law requires that we hire an attorney, unless the property owner is doing the eviction

himself / herself. Total costs are typically $600 for court fees and attorney fees.

Once an eviction is filed, the court date is typically set about 2-3 weeks later. The judge typically

gives a tenant 2-5 days to vacate the unit after the court hearing. At that point we can take

possession of the unit and start showing it to find a new tenant. 

We charge 10% of the rent collected.

No, we only charge a management fee percentage and the lease-up fee for finding a new tenant.

We charge $600 or 1/2 of one full month’s rent, whichever is more. This fee is guaranteed for

12 months. If a tenant moves out before the 12-month lease has expired or been renewed, we

will find a new tenant at no additional cost. This fee includes all advertising costs, including a

“For Rent” sign placed on the property, flyers, and multiple online advertising sources. We

occasionally will also advertise on the MLS (typically for larger, more expensive homes or

apartments). 

No, we only charge our monthly management for actual rent collected. So if a tenant fails to pay rent, or you have a vacant unit, we will not charge our management fee for that unit.

We guarantee our lease up fee for 12 months. We also guarantee your satisfaction. This means

you can cancel your contract with no fees if you are not satisfied. 

Typically most tenants stay for 12-18 months, usually longer for houses and larger/more

expensive units. 

We advertise on the following websites:

- Facebook Marketplace

- Craigslist

- The Zillow Network (Zillow, Trulia, Hot Pads)

- The Rent Path Network (Rent Path, Lovely, Apartment Guide, Rent.com, Rentals.com and

RentalHouses.com)

- Apartment List, AHRN (Military), Zumper

- MLS for larger units

We also post a For Rent sign and flyers at the property. 

We typically set a cost limit on repairs (usually $500). Any repairs over that amount must be

approved by you. Repairs under that amount we will take care of and you will be informed of

them via email or on your monthly statement. This repair limit and policy can be customized. 

You will receive competitive rates due to volume discounts that we receive from vendors.

Typical maintenance costs are $65 an hour; plumbing and electrical are $115 per hour. You will

receive multiple bids if there is a large repair or project. 

Our background checks consist of 4 elements: landlord reference / rental history, employment /

income verification, criminal background check, credit check. We usually want to see 2 years of

solid rental history. We require a gross monthly income of at least 3 times the monthly rent.

Ensuring that we find great quality tenants saves us a lot of headaches and keeps your property

in better shape. Thus, we will sometimes turn applicants away, which can extend vacancy time,

in exchange for finding the right tenant. 

We will pay you your monthly proceeds between the 15th and 18th of each month.

Yes, we have the ability to electronically deposit into your bank account.

Yes, we have an online tenant portal where they can view their account ledger, submit requests, and pay their rent.

Typically we provide these standard reports:

1. Income Statement (monthly)

2. Rent Roll (monthly)

3. Work Order Report (monthly)

4. Move In / Move Out Inspection (during tenant turn over)

5. Other reports are available upon request