Property Management FAQS
This Property Management FAQ section was designed to help you navigate some of the difficult questions that come up in the day-to-day life of property management. No question is too small, and we try to address as many as possible in the drop-down below. For more helpful information, visit RentLife® Property Management Blog for updated property management information and articles!
Frequently Asked Questions
What are the benefits of using a property manager?
A: Hiring a professional property management company makes owning an investment property less stressful and worry-free. Your investment property will be taken care of as if it were our own, and we are meticulous.
We handle all tenant issues, turnover, rent collections, repair, and maintenance issues. We provide online statements and copies of all invoices and electronically disburse owner funds into your bank account.
Do you keep up with all the changing rules and regulations?
A: Yes. Our property manager is a member of several associations, constantly monitoring industry changes and legislation. Memberships are with: the National Association of Residential Property Managers (NARPM), the National Association of Realtors (NAR), the Texas Association of Realtors (TAR), and the Houston Association of Realtors (HAR).
Will I know what is going on with my property?
A: Yes. We will be sure to communicate with you throughout our contract. You will also be given the owner/property manager’s personal cell phone number so you will have access to contact us at all times. We will also contact you at reasonable times to talk about repairs and let you know of any tenant requests to vacate. Plus, throughout the contract, we’ll make sure to keep you in mind for other issues that may arise.
What if I only need my property rented and do not wish to have it managed? Could you help me find a quality treatment?
A: Yes. Many Owners have the time and ability to manage the day-to-day operation of their rental property but need more resources to attract and screen qualified tenants. We will assess and market the property, screen the tenant, sign the lease, document the move-in, collect the security deposit and the first month’s rent, and then return the property to you for daily management.
How do you qualify applicants that want to rent my property?
A: All prospective tenants apply online, and a comprehensive background screening is performed for each tenant over 18 years old. It includes a current credit report with score, eviction history, criminal background history, rental history, employment, and income verification. We have set criteria across the board for all tenants to avoid violating fair housing or potential discrimination. Take a look at our Application Packet under the tenant resources tab for more info.
Do you advertise vacancies?
A: Yes. We will place a sign and lockbox on the property and advertise extensively on the Internet, including but not limited to the following: Multiple listing system(MLS), Trulia.com, Realtor.com, and several of our business web pages, including social media. We also receive referrals from current and former tenants, owners, and other agents we network with.
Can you pay my property bills for me?
Do You Markup The Cost Of Repairs And Maintenance Charges?
We have thoroughly screened, vetted, and shopped our contractors and vendors, and due to the volume of business we give them, in return, we are given special pricing that we pass along to our Fee-Managed properties that a self-managed owner would not be able to obtain. Our contractors are held to the highest professional standards and are required to carry the proper insurance. We do have a Maintenance Coordination fee of 5% of the repair.
Do you do site visits to my property?
A: Yes, we always do a site visit before sending a renewal to the tenant to ensure they are taking care of the interior of your property. We also do random drive-bys to ensure the exterior is kept up. Just because a tenant pays on time does not necessarily make them a great tenant.
If you would like additional inspections throughout the lease, we can provide them using a third-party vendor. For a small fee, our vendor will take pictures and provide owners with a detailed report.
How Do I Choose The Best Property Management Company?
Click Here to read our blog post that answers this question.
Do I Need To Buy Special Insurance As A Landlord?
Yes, you will need to make sure you have a Landlord Property Insurance Policy, which includes a minimum of $500,000 of General Liability Insurance with RentLife® Property Management listed as “Additional Insured.”
Why Name RentLife Property Management As “Additional Insured” on my Landlords Insurance Policy?
This simply means that RentLife® Property Management is an Additional Insured on your policy on the Liability side in the event of an accident on the property. Your insurance company will defend both of us together and not against each other. Both parties working together to resolve the matter is far more successful. If your current Insurance Agent is not able or will not list RentLife® Property Management as “Additional Insured,” please let us know, and we will provide you a list of Agents who specialize in insuring rental properties for a living.
What Do I Need To Do To My Home To Make It Ready For Showings?
RentLife® Property Management’s contractors are happy to assist our
clients with any make-ready needs. We recommend that our clients(1) have the home professionally cleaned
(2) have the carpets professionally cleaned and stretched if necessary
(3) have the yard manicured
(4) de-clutter your home
(5) make sure you remove any valuables
(6) touch up or entirely paint walls depending on their color and condition
(7) address any deferred maintenance
(8) use pest control service
(9) make sure pool is well maintained “if applicable”
(10) and do not be present at the home when a potential renter comes to see the house.
How Will You Advertise My House For Lease?
How Can I Figure Out What My Home Will Rent For?
We use current and historical data from the last 180-days taken from the local MLS Database and our experience of over 23-years to determine what would be suitable For Lease Listing Price.
What Kind Of Accounting Statement Will Do I Receive Each Month?
Every month you will receive an electronic accounting statement by the 15th of the month that includes all income and expenses for the reporting period. We also provide electronic copies of any invoices incurred during the reporting period. All statements will be uploaded to your Owner’s Web Portal.
Should I Buy A Home Warranty?
Click Here to read our blog post that answers this question.
What Services Are Included For The Leasing Commission?
The lease commission covers all services and costs related to
marketing your property for lease. This includes photography, showing
service, listing your home on the local MLS, screening tenants, and
preparing the lease agreement paperwork.How Do You Reduce The Risk Of A Tenant Not Paying Rent Or Damaging Property?
- We reduce the risk of a tenant not paying rent or damaging the property by using a conservative and thorough tenant screening process. We do not assume we are being told the truth until we verify the information with credible evidence. We use an Independent Third Party who runs the Credit Bureau Report through TransUnion Credit Bureau, a Multi-State and Federal Criminal Record Search, Employment, Rental Verification, and Multi-State Eviction Search. If the Applicants have a Pet, Emotional Support Animal, or Service Animal, they are screened through a third-party service utilized by property managers to screen household pets, validate reasonable accommodation requests for
assistance animals (Service/ESA/Companion) and confirm every resident understands their pet policy. - We expect that our tenants pay rent in accordance with their lease agreement. We charge late fees, send notices to vacate, and file eviction suits if a tenant is in default of their lease agreement.
- We also offer inspection services while the tenants are occupying the residence to reduce the risk of damage to the home.
- As a result of our strict screening and payment management procedures as well as our inspection services, we minimize the risk of tenants not paying rent or damaging the property for our clients.
- We reduce the risk of a tenant not paying rent or damaging the property by using a conservative and thorough tenant screening process. We do not assume we are being told the truth until we verify the information with credible evidence. We use an Independent Third Party who runs the Credit Bureau Report through TransUnion Credit Bureau, a Multi-State and Federal Criminal Record Search, Employment, Rental Verification, and Multi-State Eviction Search. If the Applicants have a Pet, Emotional Support Animal, or Service Animal, they are screened through a third-party service utilized by property managers to screen household pets, validate reasonable accommodation requests for
What Do You Do If A Tenant Needs To Break A Lease?
When a tenant needs to break a lease, we inform them that they are responsible for all costs that our Owner would not have otherwise incurred if the tenant did not break the lease. This means that the current tenant will be responsible for (1) the lease commission of one month’s rent (2) the rent, lawn care, and utilities until the day the new tenant moves in (3) all make-ready costs to get the home ready for the new tenant and (4) the cost of rekeying the home. If the tenant pays all of these costs, we will release them from the lease contract.
Are Your Repair & Maintenance Personnel Employees Or Contractors?
What’s the policy for property damage?
We will repair all damage using our licensed and professional partners. Before the repairs begin, if the expected expense exceeds $350.00, we’ll inform you about the details, and we will start the work at the earliest moment possible. All maintenance and unexpected repairs are done using high-quality vendors at their best prices.
Is it a good idea to welcome pets or smokers?
Allowing pets is highly recommended, as over 70% of tenants have pets. Regarding pets, you should keep in mind that being too strict could cost you a considerable number of prospects. We do not allow smoking in any rental properties. If we find evidence of smoking, the tenants must pay for any relevant damages.
Can managers and staff enter my home when I’m not there?
Do I need to get renter’s insurance?
How Do I Submit a Repair or Maintenance Request?
Please Click Here for a list of common issues and solutions that you, as the resident, can usually repair. If you cannot correct the problem, please Click Here to submit a maintenance request. If you do not already have an account within RentLife® Property Management, Click Here to Sign up.
What to Do When Water Leaks in Your Home?
If you have a water leak, here are some steps you can take to minimize the damage to your home and belongings.
Shut off water to the appliance/sink/toilet that’s leaking. If that isn’t possible, shut off your home’s main water supply.
- If water is near electrical outlets, turn off the electricity at your fuse/breaker box.
- Call 832-562-3600 to report the leak AND Click here to fill out a repair ticket.
- If you don’t need to turn off electricity, turn on fans to start drying out wet areas.
- If water is leaking from a ceiling, place a bucket under the leak.
- Use towels or mops to soak up as much water as possible to prevent further damage.
- Move belongings to a dry area.
- Put blocks under furniture to raise it off a wet floor.
How much grace period must I be given before my rent is considered late, and what are the late charges?
I am an excellent resident and take good care of the home. Can you waive my late charges?
Do you offer direct debit to pay the rent?
What is considered an emergency?
The following are examples of maintenance emergencies. The main sewer line is backed up. A pipe broke, and water is leaking into the home. There is a break-in, and you have an unsecured entrance to the home. After hours call 832-562-3600, if it is after 6:00 p.m. and before 9:00 a.m. and the call is not an emergency, you could be charged for the call.
What if I lose my keys or I am locked out of the property?
In some cases, we have a duplicate set of keys available in the office. We will only release keys during normal business hours to persons listed on the lease, and identification is required. If we have to bring a key out to you, there will be a $75 trip charge. If you lock yourself out after hours, you will need to contact a locksmith at your expense. The property must remain on our key system.
Can I paint the walls another color?
Request to paint the walls a different color must be in writing and requires the owner’s consent. Also, you will need to let us know which wall or rooms, and we will require an additional deposit, which is refundable if the wall or rooms are restored to the original color unless you have approval from the office that you do not need to restore the paint.
Is there a military clause?
According to the Texas Realtors® lease agreement, if Tenant is or becomes a service member or a dependent of a service member, Tenant may terminate this lease by delivering to Landlord written notice of termination and a copy of an appropriate government document providing evidence of:
- entrance into military service;
- military orders for a permanent change of station (PCS); or
- military orders to deploy with a military unit for not less than 90 days.
I am renting a home where the Landlord supplied the refrigerator, and the refrigerator broke down who is responsible for the lost food is the Landlord or the tenants?
- If the refrigerator is a responsibility of the Landlord and clearly specified in the contract, then the Landlord needs to repair or replace the refrigerator. However, the Landlord is not responsible for your food inside. If you buy a refrigerator from Best Buy (with a 5-year warranty) and it malfunctions, would they pay for your food inside the refrigerator?
- Refrigerators break down, regardless of who owns them. If it were your refrigerator, you’d have to pay for the spoiled food. If the unit stops working, it is your responsibility to find an alternative to store your food.
- If you know your neighbors well enough to ask them to borrow some fridge/freezer space. Refrigerators make great ice chests, buy some freezer-pack inserts and keep them frozen. Plan where you can buy some Dry Ice. Dry Ice is particularly useful for freezing and keeping things frozen because of its very cold temperature of -109.3 F. Be sure to take an ice chest to pick up the Dry Ice and use insulated gloves when handling Dry Ice.
- Not only will taking these steps to help when your refrigerator breaks down, but it will also help when we have power outages due to storms or other natural disasters.
- If you have renters insurance, you may want to check with your insurance company to see if food spoilage is covered.
Can I get a roommate later on?
You may be able to have a roommate, but first, they have to be approved through the office. We must know who is occupying the property. The roommate must fill out our rental application, pay a $75.00 application fee, and be submitted for approval by RentLife® Property Management. Tenant(s) must abide by the decision of RentLife® Property Management, whether another person or persons can be added to the Rental/Lease Agreement. Failure to fulfill the above-mentioned requirements may result in the termination of your lease.
What happens if my roommate moves out before the end of the lease?
If your roommate moves out, a written notice needs to be submitted to the property manager. Remember that tenants are jointly and singularly liable to ensure that the rent is paid. You must have written permission from the property manager to substitute a roommate. (It is not the responsibility of RentLife® Property Management to arbitrate or mediate problems with multiple tenant situations.)
Can I change the locks?
- No! You cannot change the locks yourself. Rekeying the property without our permission is a serious lease violation and against the law in Texas. Texas Law specifically forbids the tenants from locking out the Landlord, and the Courts & Judges are not sympathetic to tenants who lock out the Landlord.
- All notices or requests by Tenant for rekeying, changing, installing, repairing, or replacing security devices must be in writing. Installation of additional security devices or additional rekeying or replacement of security devices desired by Tenant will be paid by the Tenant in advance and must be installed only by contractors authorized by our office.
What does the application fee cover?
The application fee covers the cost of an Independent Third Party who runs the following reports.
Credit Report
National Criminal Report
Federal Criminal Report
National Eviction Report
Employment Verification
Current Rental Verification
Past Rental Verification
Debt to Income Ratio* The Application Fee is a NON-REFUNDABLE payment for a background check for this Application, and such fee is not a rental payment or security deposit. This fee will be retained regardless if the Applicant is approved or denied.
What are your rental criteria?
When we receive an application, we will look at all the information you
have provided. Please complete everything on the Application, including
providing all the requested information. Click here for our Tenant Selection Criteria.What is the duration of the Lease?
All leases are in writing and typically 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 usually extend the leases for more than one year to have the Lease expire during a more active rental period. Occasionally, we may elect to place a tenant on a month-to-month or 6-month rental Lease to accommodate the sale of the Property by the Owner, a tenant’s pending departure, or moving the Property into a more active rental period.
What if I have no rental history?
Many applicants do not have a rental history, and the Application requests your most recent 3 years of residential history. Please provide a minimum of three years of residential history (this includes situations where you own your home or live with someone else). Without 3 full years of residential history, the Applicant’s Application can be denied or may be required to pay an additional Security Deposit.
How do I apply for a Property?
What if I had been convicted of a crime? What if it was a minor charge? What if it was a major charge?
What if it was a minor charge? What if it was a major charge? Applicants will be denied for the following or similar reasons: False, inaccurate, or incomplete applications; low credit scores. Unresolved evictions, unpaid judgments related to the rental residency or outstanding rent balances owed to previous landlords related to rental residency, tax liens, unpaid child support, current bankruptcy proceedings, Refusal to consent to a criminal background check, felony convictions and out-of-prison or jail less than 5-years, multiple felonies, physical or violent crimes, domestic violence, sex offenses; and/or appearance of any sexual offense or terrorist database. Applicants may be denied or required to pay additional deposit or rent for the following or similar reasons: Past or present criminal offenses (criminal history is reviewed on a case-by-case basis,) insufficient verifiable income, too high debt to income ratio, excessive late or NSF rent payments, broken leases, unresolved property damages, unpaid rent, mortgage not current, foreclosures, low credit scores, or no credit score, excessive credit collection balances, slow pays, etc. If one Applicant is denied for any reason, then all applicants could be subject to denial.
What is a Resident Benefits Package?
All RentLife Property Management residents are enrolled in the Resident Benefits Package (RBP). These benefits include HVAC air filter delivery (for properties that require HVAC filters), credit building to help boost your credit score with timely rent payments, utility concierge service making utility connection a breeze during your move-in, Tenant Online Tenant Portal, 24-Hour Repair Hotline, Property Site Visits, My Walk Thru Move-In app and much more! More details can be found in your Lease.
What is a Resident Benefits Package?
All RentLife Property Management residents are enrolled in the Resident Benefits Package (RBP). These benefits include HVAC air filter delivery (for properties that require HVAC filters), credit building to help boost your credit score with timely rent payments, utility concierge service making utility connection a breeze during your move-in, Tenant Online Tenant Portal, 24-Hour Repair Hotline, Property Site Visits, My Walk Thru Move-In app and much more! More details can be found in your Lease.
Can I get a roommate late on?
You may be able to have a roommate, but first, they have to be approved through the office. We must know who is occupying the Property. The roommate must fill out our rental Application, pay a $75.00 application fee, and be submitted for approval by RentLife® Property Management. Tenant(s) must abide by the decision of RentLife® Property Management, whether another person or persons can be added to the Rental/Lease Agreement. Failure to fulfill the requirements mentioned above may result in your lease termination.
What happens if my roommate moves out before the end of the Lease?
If your roommate moves out, a written notice needs to be submitted to the property manager. Remember that tenants are jointly and singularly liable to ensure that the rent is paid. You must have written permission from the property manager to substitute a roommate. (It is not the responsibility of RentLife® Property Management to arbitrate or mediate problems with multiple tenant situations.)
Do I need Renter’s Insurance?
It is strongly recommended that you purchase renter’s insurance to cover any of your personal Property and any personal liability loss in case of accidents. We also recommend that you strongly consider adding Flood Insurance coverage to your renter’s insurance policy, which is not normally included.
When is rent due?
Do You offer a direct debit to pay the rent?
We offer the availability to pay your lease payments online via an e-check from your checking or savings account. You can make a one-time payment or sign up to have your payments automatically withdrawn each month. It’s that easy! No more hassle and no more late payments.
What if I lose my keys or am locked out of the Property?
Sometimes, we have a duplicate set of keys available in the office. We will only release keys during regular business hours to persons listed on the Lease, and identification is required. If we have to bring a key out to you, there will be a $100 per hour trip charge. If you lock yourself out after hours, you must contact our locksmith at your expense. The Property must remain on our key system.
Can I paint the walls another color?
The request to paint the walls a different color must be in writing and requires the Owner’s consent. Also, you will need to let us know which wall or rooms, and we will require an additional deposit, which is refundable if the wall or rooms are restored to the original color unless you have approval from the office that you do not need to restore the paint.
What type of pets can I not have on the Property?
Every Property is different in regard to the allowance of pets. However, as a rule of thumb, Pet policies and deposits vary from home to home, so please contact us to determine the pet policy for this home. Most homes are limited to the number and size of pets. None of our homes permit dog types that may have violent tendencies, including but not limited to Pit Bulls, Pit Bull Terriers, Bull Terriers, Presa Canarios, Staffordshire terriers, Wolf Dogs, Korean Jindos, Siberian Husky, Huskys, Dobermans, Rottweilers, Chows, Cane Corso, German Shepherds, or any similar breed, mixed breed or combination of these. All pets must be registered at https://rentlife.petscreening.com/. No ferrets, reptiles, or rodents are permitted as pets.
Can I change the locks?
No! You cannot change the locks yourself. Rekeying the Property without our permission is a serious lease violation and is against Texas law. Texas Law expressly forbids the tenants from locking out the Landlord, and the Courts & Judges are not sympathetic to tenants who lock out the Landlord.
All notices or requests by Tenant for rekeying, changing, installing, repairing, or replacing security devices must be in writing. Installation of additional security devices or additional rekeying or replacement of security devices desired by the Tenant will be paid for in advance. It must be installed only by contractors authorized by our office.
Is there a military clause in my lease?
According to the Texas Realtors® lease agreement, if the Tenant is or becomes a service member or a dependent of a service member, Tenant may terminate this Lease by delivering to Landlord written notice of termination and a copy of an appropriate government document providing evidence of:
- entrance into military service;
- military orders for a permanent change of station (PCS); or
- military orders to deploy with a military unit for not less than 90 days.
I am renting a home where the Landlord supplied the refrigerator, and the refrigerator broke down. Who is responsible for the lost food, the Landlord or the Tenant?
- If the refrigerator is the responsibility of the Landlord and is
clearly specified in the contract, then the Landlord needs to repair or
replace the fridge. However, the Landlord is not responsible for your
food inside. If you buy a refrigerator from Best Buy (with a 5-year
warranty) and it malfunctions, would they pay for your food inside the
fridge? - Refrigerators break down, regardless of who owns them. You’d have to
pay for the spoiled food if it were your refrigerator. If the unit
stops working, you must find an alternative to store your food. - If you know your neighbors well enough, ask them to borrow some
fridge/freezer space. Refrigerators make great ice chests, buy some
freezer-pack inserts and keep them frozen. Plan where you can buy some
Dry Ice. Dry Ice is handy for freezing and keeping things frozen because
of its freezing temperature of -109.3 F. Be sure to take an ice chest
to pick up the Dry Ice and use insulated gloves when handling Dry Ice. - Not only will taking these steps help when your refrigerator breaks
down, but it will also help when we have power outages due to storms or
other natural disasters. - If you have renters insurance, you may want to check with your insurance company to see if food spoilage is covered.
- If the refrigerator is the responsibility of the Landlord and is