Question 1

What types of rental properties do you manage?

Accepted Answer

We specialize in single-family homes but have a mix of multi-family, condos, duplexes, townhomes, and even commercial rentals.

Question 2

Why Should we hire you as my Property Management company?

Accepted Answer

We have managed our own rental properties as well as hired property managers. Having also worked as a property manager for close to six years for a well-respected property management company, we understand how difficult it can be to find someone capable of caring for your investment. Being a new property management company in the area, we are perfectly poised to respond to the needs of our owners as well as our tenants, within a matter of minutes. We encourage you to ask questions and to learn about property management, review forms and contracts, check references, etc. After educating yourself, see how we measure up to the competition and make an educated choice. We also want to stress that we are not a perfect match for every owner and every property. The more you research us and other companies, the more comfortable you will feel when you make the decision to hire someone.

Question 3

Are you a licensed Property Manager?

Accepted Answer

Yes! We are licensed Property Managers’ in the State of Montana.

Question 4

How much will my home rent for?

Accepted Answer

There are a lot of factors to consider, but a good rule of thumb is 6% - 7% of the estimated value of the home per year. For example, a single-family home valued at $220,000 would rent for around $1100 - $1300 a month. A more expensive home will have a lower ratio of sales-to-rent value. This is just a general rule of thumb; there are many other factors to consider when determining market value.

Question 5

How do you pay owners?

Accepted Answer

Owner payments are deposited directly into the bank account of your choosing. We pay owners no later than the 15th of the month. We may pay much earlier than the 15th but you should not count on it. If you rely on the rental income to make a mortgage payment or any other obligation, we recommend you set aside 1-2 months of rent to ensure you can handle vacancies or other interruptions to your income stream.

Question 6

What will I receive with my monthly statement?

Accepted Answer

The monthly statement shows all income and expenses for the accounting period, along with copies of receipts for any supplies or repairs. You will know exactly what comes in, what goes out, and where it all goes. All your reports are stored on our secure server so you can access past reports at any time.

Question 7

Are your property management fees negotiable?

Accepted Answer

We are not trying to compete with lower-priced companies that manage properties part-time and offer minimal services. You may find someone cheaper, but you won’t find anyone to match us in thequantity and the quality of services.
 
The ultimate cost of property management is determined by many factors, not just fees. How well do they respond to maintenance and care for your property? How wells do they care for Tenants to keep them around longer? Do they have proven policies and procedures in place to protect you and your investment? How well do they know the market?

Question 8

How will you market my rental?

Accepted Answer

We use a full-scale marketing plan to maximize coverage:
Rental Signs – Posted on the property with our contact information clearly displayed.

Internet listings – Our available rentals are posted on our mobile friendly website with photos, video, maps, price, and property details. These listings are also syndicated to over 40 other websites like realtor.com, Zillow, Trulia, Facebook, and homes.com.
Word of Mouth – The greatest marketing source we have is our reputation. We receive referral from Real Estate agents, past tenants, the Laurel Chamber of Commerce, employers, friends & family, Landlords, etc.
Accurate Pricing – We keep a close eye on the market and price your home accordingly.
Preparation – Even the best rentals will not lease quickly if they are not in the top showing condition. Part of our job as a property manager is to make sure your rental home is presented in a clean and attractive condition so that it will attract a good tenant.
Newspaper – Please note we do not typically advertise through print media because the rental market tends to move too quickly. By the time we run an ad, your home may already be rented. In our experience, it’s not worth the cost so we only use it on occasion. If print media is important to you, please let us know in advance.

Question 9

How do you qualify an applicant?

Accepted Answer

This is the most critical aspect of Property Management. Our application process includes a full credit /criminal screening, identity verification, Landlord references, and verification of employment or income.

We look at how well they handle financial obligations, maintain previous rentals, and that they can afford to rent your home. We screen every adult, 18 years of age or older. For more information on our screening process, please visit the Rental Policies (javascript:void(0))page.

Question 10

How do you make sure the tenant is taking good care of my home while renting?

Accepted Answer

We start by carefully selecting the right tenant during our screening process. If we enter the home for maintenance or to assist the tenant with some other problem, we’ll use this opportunity to take a look.

If a tenant is regularly late in the payment of rent, gets complaints from the neighbors, or has other issues, this may trigger an inspection.
 
We complete a detailed inspection of the unit 30-60 days prior to lease expiration. This lets us know what cleaning and or maintenance may be needed if they move out, and it gives us an idea of how they are maintaining the home in case they want to renew.

Question 11

What if they are not taking care of my property or you discover unauthorized tenants or pets?

Accepted Answer

Some tenants require education and training. We give them an opportunity to correct the situation. If the problem persists, we initiate other actions to force compliance or – in a worst-case-scenario – to evict the tenant.

There are time guidelines set forth by Montana State Law that we adhere to in regards to giving notice for most lease violations. See https://dojmt.gov/consumer/tenants-and-landlords/ for more information.

Question 12

What happens if the tenant does not pay their rent?

Accepted Answer

Rent is due on the 1st. It is considered late by the 3rd day of the month and the Tenant is charged a latefee. If they still haven’t paid by the 7th, we serve them with a 3-day Pay or Quit Notice. If they refuse topay in full or move out within that 3-day window, we file for eviction through the District Court. Thecourt hearing is generally within 14 days.

Keeping a strict screening policy, aids in detouring from evictions. Most tenants get back on track when they receive a 3-day Pay or Quit Notice. A few hold out until we file with the court and then pay or move out.

It is always financially better for everyone involved if we can work out a solution. If the tenant
experiences a one-time event that puts them in a financial bind, it is better to give them a chance to catch up. If the tenant has a pattern of late payments, broken promises, or if they are avoiding any contact with us, we believe eviction is the best course of action. Each case is unique and the property manager will make a decision based on what is best for you and your home.

I have added a couple links below regarding Montana Law and eviction that explains some of thedifferent scenarios and the course of action we can take.
 
The Eviction Process in Montana: Rules for Landlords and Property Managers(https://www.nolo.com/legal-encyclopedia/the-eviction-process-montana-rules-landlords-property-managers.html)
How Evictions Work: What Renters Need to Know(https://www.nolo.com/legal-encyclopedia/evictions-renters-tenants-rights-29824.html)

Question 13

How often do you update me on how my property is doing?

Accepted Answer

We generally won’t contact you directly unless one of the two situations exist:
 
1. We need your approval (e.g. maintenance request)
2. There will be an interruption to your income stream
You receive an owner statement each month with income and expenditures. We will also provide copies of an invoice paid by your funds. You are always welcome – and encouraged – to contact us with questions or concerns.

Some owners are more “hands on” and want to be involved in every aspect of their rental. If you desire a high degree of personal involvement with the property or need constant communication from the property manager, we may not be a good match for you. The property owners who appreciate us the most are those interested in complete management of the property with minimal exceptions.

Question 14

How do you handle maintenance requests?

Accepted Answer

You can learn more here: Maintenance Policies(javascript:void(0))

Tenants submit maintenance requests in writing, so we have a record. This request is published on the portal for you to review or track. If the estimated cost of repair exceeds the limit set in your Property Management Agreement, we will contact you for permission before proceeding.

We provide tenants with tips for troubleshooting problems and some maintenance is considered a Tenant responsibility. If we confirm a problem exists that can’t be handled by the Tenant, we send the appropriate vendor to make the repair. We try to handle maintenance quickly because it protects your investment and keeps the Tenant happy, making them more likely to stay and take care of the unit.

Question 15

How do you select your vendors?

Accepted Answer

We used licensed, insured vendors that are competent, reliable, and responsive. If you have trusted, reliable vendors that you are / have used, and that you prefer, we will put that information into our notes and start there.

Question 16

Do you hold some of my money for repairs?

Accepted Answer

Yes. We require each owner to start off our management with $300 in a “reserve” to be set aside to handle utility bills or other on-going costs. This enables us to always have a supply of funds on hand to pay invoices.

Question 17

How do I know you won’t spend money on repairs without my approval?

Accepted Answer

Our management agreement sets limits on how much we can spend without your permission. If we think a repair will exceed this limit, we contact you and seek your permission. Some owners want to know if we are changing a doorknob. We want to keep you informed, but we don’t want our hands tied to being to restrictive.

If there is an emergency, our concern is stopping the damage to your investment and/ or people. In these situations, we will focus on controlling the situation first and then contact you for permission. A broken water heater flooding the basement is a good example of when we must act first and then contact you. Montana law states that In the case of an emergency maintenance issue where there is a disruption of essential services such as heat, hot water, electric, gas or other essential service, the tenant must give written notice to the landlord specifying the issue and we must remedy the situationwithin 3 working days.

Question 18

Why are you so picky about the clients and the properties you take?

Accepted Answer

We’ve been in the business long enough to have seen and experienced everything imaginable. We prefer to anticipate and avoid common problems rather than deal with problems that have a high probability of consuming a disproportionate amount of our resources. The worst property manager you can hire is one who tries to accommodate every special circumstance or request from his various owners until his system is so scattered and ill-defined as to be dangerous.
 
We maintain consistency and predictability by welcoming owners and properties that are compatible with our style of management. We have a system that is refined, stable, and time tested. We make good decisions that are in your best interest while also treating the Tenants fairly and honestly. We ensure your property receives professional care and maintenance. Your lese agreement with the tenant will be enforced in a cordial, businesslike manner.
 
You will also find we are constantly improving our services for you and the Tenants. We are not content to sit back, collection your rent and making a paycheck. Our goal is to provide quality services, help you build long-term wealth, and provide quality homes for this community.

We want you to thoroughly examine our company, ask questions, and make sure that ours is the Property Management system you want serving you.

Question 19

Is the Property Management Agreement a standard from?

Accepted Answer

Currently, our Management Agreement is fairly standard at this time, with small changes to make it more personal to each Landlord / Property Manager relationship. Our form adheres to the most current Federal, State, and Local laws.

Question 20

Who holds the tenant’s security deposit?

Accepted Answer

All security deposits are held in a trust account. This protects you and the Tenant, keeps everyone honest, and makes the funds readily available upon move-out if we need to pay for charges or issue a refund.

Question 21

How soon can you start managing my home?

Accepted Answer

We can start immediately! We start by gathering information about you and the property, answeringquestions about our services and fees, and determining if we are a good fit for you. Contact us (javascript:void(0))to schedule a meeting.

(406) 633-4307

Frequently Asked Questions

(406) 633-4307

info@sunlightpm.com

Address

9 1st Avenue

Laurel, MT 59044

Send us a message!