Owner FAQs

Contact us via phone at 801-391-9272 or email at owners@pmp-utah.com.

We are a full-service property management company for long and short-term rentals. Our services include:

• Resident Screening
• Rent Setting and Collection
• Property Inspections
• Maintenance and Repairs
• 24/7 Emergency Response
• Lease Management
• Legal Compliance
• Financial Reporting
• Vacancy Management
• Resident Relations

These services streamline property management responsibilities, allowing owners to maximize their investment returns while minimizing stress.

The local rental market trends in Utah can vary but generally include:

• Population Growth
• Strong Economy
• Low Vacancy Rates
• Rising Rental Prices
• Urbanization and Suburbanization
• Legislative Changes

Staying abreast of these trends is crucial for maximizing the return on your investment property.

Our resident screening policy includes:

• Two Years of Good Rental History
• Verifiable Gross Income of at least three times the rent
• Criminal Background Check
• Credit History Check
• Co-Signer Option
• Risk Mitigation Fee for certain credit scores

All applications are reviewed in their entirety to ensure reliable and responsible residents for your property.

Rental rates vary depending on location and specifics of the property. Contact us for a market analysis of your property.

We conduct property inspections at least once every six months. Inspections include:

• Interior: Checking for damage, inspecting appliances, plumbing, HVAC systems, and ensuring property cleanliness.
• Exterior: Inspecting the roof, siding, windows, doors, landscaping, and outdoor amenities.

We provide advance notice to residents, document our findings, and communicate with property owners and residents to address any issues.

Residents can report property issues or maintenance requests online at any time. We respond within 24 hours. Required services to residents are addressed immediately in accordance with Utah law. The process includes:

• Establishing clear procedures for residents to submit maintenance requests.
• Responding promptly, typically within 24 to 48 hours for non-emergency issues.
• Addressing maintenance issues with qualified contractors.
• Providing advance notice to residents before entering the rental unit for repairs.
• Documenting maintenance requests and repairs.
• Ensuring the property remains habitable.
• Following up with residents to ensure issues are resolved.

Our property management fees are structured to provide transparent and comprehensive services while ensuring your investment remains profitable. Here's an overview:

• Monthly Management Fee: A percentage of the property's rental income covering day-to-day management tasks such as resident communications, rent collection, maintenance coordination, and financial reporting.
• Leasing Fee: We do not charge a Leasing Fee. This is included in the Monthly Management Fee and covers marketing the property, conducting resident screenings, drafting lease agreements, and coordinating move-in inspections.
• Maintenance and Repair Fees: No markup on maintenance and repair services, but a small administrative fee may be deducted for coordinating repairs and overseeing maintenance tasks.
• Vacancy Fee: We do not charge a Vacancy Fee. If you are not receiving income on your property, neither are we.
• Additional Services: Depending on your needs, we may offer additional services such as eviction assistance, legal consultation, or property enhancement recommendations. These may be subject to additional fees discussed and agreed upon in advance.
• Customized Packages: We offer personalized service tailored to your needs and are happy to discuss customized fee packages based on the size and location of your property, the level of service required, and any special considerations or preferences you may have.

Our goal is to provide cost-effective property management solutions that maximize your investment returns while minimizing hassle and stress. We believe in transparency and open communication, and we are always available to discuss our fee structure in detail and address any questions or concerns you may have.

In accordance with Utah landlord-resident regulations, our approach to handling late rent payments is fair and consistent. Here's an overview:

• Clear Lease Terms: Our lease agreements clearly outline the terms regarding rent payments, including the due date, acceptable payment methods, and any late fees or penalties that may apply.
• Grace Period: We allow a grace period of 5 days after the rent due date for residents to submit their payment without incurring late fees.
• Late Fee Policy: If rent remains unpaid after the grace period, we impose late fees in accordance with Utah regulations and the lease agreement. The amount is specified in the lease agreement and is typically a set dollar amount or a percentage of the overdue rent. This fee is retained by Property Management Pros of Utah.
• Notice to Resident: Upon a late rent payment, we promptly notify the resident in writing, informing them of their obligation to pay rent on time and any late fees incurred.
• Communication and Resolution: We maintain open communication with residents who have fallen behind on rent, seeking to understand the reasons for the late payment and exploring potential solutions, such as payment plans, to bring the resident's account up to date.
• Legal Action: If efforts to resolve the late rent payment are unsuccessful, we follow the appropriate legal procedures outlined in Utah's landlord-resident laws for pursuing eviction or other remedies. However, we prioritize amicable resolutions whenever possible.
• Documentation: We maintain detailed documentation of all communications, payments, and actions taken to ensure compliance with Utah regulations and provide a clear record of the landlord-resident relationship.

Our goal is to address late rent payments promptly and professionally while adhering to Utah's landlord-resident regulations and maintaining positive relationships with residents.

The legal process for eviction in Utah involves several steps. Here's an outline and how we handle it:

• Provide Notice: Before filing for eviction, we provide the resident with a written notice, typically known as a "Notice to Quit" or "Notice to Vacate." The type of notice depends on the reason for eviction, such as non-payment of rent or lease violation.
• File Forcible Entry and Detainer (FED) Action: If the resident fails to comply with the notice and vacate the property, we file a complaint for Forcible Entry and Detainer (FED) with the appropriate court.
• Serve Summons and Complaint: Once the FED complaint is filed, the resident is served with a summons and a copy of the complaint, notifying them of the eviction lawsuit and the court hearing date.
• Court Hearing: A court hearing is scheduled where both parties present their case. If the judge rules in our favor, they issue a judgment for possession of the property.
• Writ of Restitution: If the resident refuses to vacate the property after the court judgment, we request a writ of restitution from the court, authorizing law enforcement to remove the resident from the property.

We work closely with legal counsel specializing in landlord-resident law to ensure all actions are in full compliance with Utah's laws. We also maintain clear documentation of all communications and actions related to the eviction process for court evidence.

Handling emergencies outside of regular business hours is crucial for resident safety and property protection. Here's how we handle it:

• Emergency Contact Information: We provide residents with an emergency contact number or email they can use to reach us outside of regular business hours.
• 24/7 Availability: Our team is available to respond to emergencies at all times, including evenings, weekends, and holidays, either through rotating on-call schedules or a third-party emergency service provider.
• Established Protocols: We have protocols for different emergencies (fire, flood, security incidents) outlining the appropriate steps and who to contact.
• Prompt Response: We prioritize a swift response, dispatching maintenance personnel or contacting emergency services depending on the situation.
• Communication with Residents: We keep residents informed during the emergency response process, providing updates and actions being taken to address the situation.
• Documentation and Follow-Up: After resolving the emergency, we document the incident and actions taken, following up with residents to ensure any necessary repairs are completed.

Our goal is to ensure a swift and effective response to emergencies, prioritizing resident safety and property security.

As a property owner, you can expect comprehensive financial reporting tailored to provide you with a clear understanding of your property's financial performance. Here are some typical components of the financial reporting you can expect:

• Monthly Statements: You will receive monthly financial statements that detail income and expenses related to your property. These statements typically include a summary of rental income received, itemized expenses (such as maintenance, repairs, utilities, and management fees), and any other financial transactions pertinent to your property.
• Budget vs. Actual Analysis: Along with the monthly statements, you may receive a comparison of budgeted income and expenses versus actual income and expenses. This analysis helps you track how your property is performing relative to your financial projections and identify areas where adjustments may be necessary.
• Year-End Financial Statements: At the end of each fiscal year, you will receive comprehensive year-end financial statements summarizing the financial performance of your property for the entire year. These statements may include additional details such as depreciation, capital improvements, and other financial metrics relevant to your investment.
• Rent Roll: You will receive a rent roll, which is a summary of all rental units within your property, including occupancy status, rental rates, lease terms, and resident contact information. This report provides valuable insights into the current rental status of your property.
• Tax Documents: You will receive necessary tax documents, such as Form 1099 detailing rental income received and any other relevant tax-related information, to assist you in filing your taxes accurately.
• Customized Reporting: Depending on your preferences and specific needs, you may have the option to request customized financial reports or additional analysis tailored to your property or investment goals.

Overall, the goal of financial reporting is to provide you with transparency, accuracy, and actionable insights into the financial performance of your property, empowering you to make informed decisions and maximize the return on your investment.

Yes, as your property manager, we take proactive steps to ensure compliance with Utah-specific rental regulations and laws. Here's how we assist with rental regulations and compliance:

• Stay Informed: We stay up-to-date with all relevant Utah landlord-resident laws and regulations, including changes or updates to rental laws, eviction procedures, security deposit regulations, fair housing laws, and more.
• Lease Agreement Compliance: We ensure that all lease agreements drafted for your property comply with Utah rental laws and regulations. This includes provisions related to rent, security deposits, lease terms, resident rights, and landlord responsibilities.
• Resident Screening: We conduct thorough resident screening processes in compliance with Utah law to ensure that prospective residents meet all necessary criteria, such as credit checks, criminal background checks, and income verification.
• Rent Collection: We handle rent collection in accordance with Utah laws, including procedures for late fees, rent increases, and notices related to rent payments.
• Maintenance and Repairs: We oversee maintenance and repairs for your property in compliance with Utah's warranty of habitability laws, ensuring that the property meets all health and safety standards required by state regulations.
• Eviction Procedures: In the rare event that eviction becomes necessary, we follow the legal eviction procedures outlined in Utah law, including providing proper notice to residents and filing eviction actions through the appropriate court channels.
• Fair Housing Compliance: We adhere to fair housing laws at both the federal and state levels, ensuring that all resident interactions, advertising practices, and resident selection processes comply with anti-discrimination regulations.

By staying informed and adhering to Utah-specific rental regulations and compliance requirements, we aim to protect your interests as a property owner while maintaining positive resident relationships and minimizing legal risks.

Handling security deposits and their return is a critical aspect of property management, and we follow specific procedures to ensure compliance with Utah laws and regulations. Here's how we typically handle security deposits:

1. Collection and Documentation: Upon lease signing, we collect a security deposit from the resident, as permitted by Utah law. We document the amount of the deposit, the date it was received, and the terms regarding its use in the lease agreement.
2. Deposit Holding: We hold the security deposit in a separate, non-interest bearing trust account as required by Utah law. This account is typically designated solely for security deposit funds and is kept separate from our operational funds.
3. Move-In Inspection: Prior to the resident moving in, we conduct a thorough move-in inspection of the property to document its condition. We create a detailed move-in inspection report, including written descriptions and photographs of any existing damages or deficiencies.
4. Use of Deposit: During the tenancy, the security deposit is held to cover any unpaid rent, damages beyond normal wear and tear, or other lease violations by the resident. We handle any deductions from the security deposit in accordance with Utah laws and provide the resident with an itemized list of deductions, along with any remaining balance, within the required timeframe.
5. Move-Out Inspection: When the resident vacates the property, we conduct a move-out inspection to assess its condition compared to the move-in inspection. We document any new damages or excessive wear and tear beyond normal use.
6. Deposit Return: If there are no deductions from the security deposit, or if any remaining balance after deductions is due to the resident, we promptly return the deposit, or the remaining balance, to the resident within the timeframe specified by Utah law. We provide the resident with an itemized statement detailing any deductions made from the deposit.
7. Dispute Resolution: In the event of a dispute regarding the security deposit or deductions, we follow the dispute resolution process outlined in Utah law, which may involve mediation or legal proceedings if necessary.

By following these procedures and adhering to Utah's laws regarding security deposits, we aim to protect both the interests of the property owner and the rights of the resident while maintaining compliance with legal requirements.

Managing property vacancies effectively is crucial for minimizing income loss and maintaining the overall profitability of your investment. Here's an overview of our process for managing property vacancies:

1. Preparation for Vacancies: Before a property becomes vacant, we take proactive steps to prepare for the transition. This includes conducting a thorough inspection of the property to identify any necessary repairs or maintenance tasks, ensuring that the property is clean and well-maintained, and updating marketing materials such as photos and descriptions.
2. Strategic Marketing: Once a property becomes vacant, we employ strategic marketing techniques to attract prospective residents quickly. This may include listing the property on various online rental platforms, leveraging social media and digital advertising, and utilizing signage and other traditional marketing methods.
3. Resident Screening: We conduct comprehensive resident screenings for all prospective residents to ensure that they meet our criteria for financial stability, rental history, and background checks.
4. Prompt Response to Inquiries: We respond to inquiries from prospective residents promptly, providing them with detailed information about the property, scheduling property viewings, and answering any questions they may have.
5. Property Showings: We conduct property showings for interested prospective residents, showcasing the property's features and amenities and highlighting its suitability as a rental home.
6. Lease Negotiation: Once a suitable resident has been identified, we negotiate the terms of the lease agreement, including rental price, lease duration, and any additional provisions or requirements.
7. Move-In Inspection: Prior to the resident's move-in date, we conduct a detailed move-in inspection of the property, documenting its condition and addressing any outstanding maintenance or repair issues.
8. Ongoing Communication: Throughout the leasing process and beyond, we maintain open and transparent communication with both property owners and residents, keeping them informed of any developments or issues related to the property.

By following this comprehensive process for managing property vacancies, we can minimize downtime, attract high-quality residents, and maximize the return on your investment property. We are committed to providing proactive and attentive property management services that prioritize your interests and support the long-term success of your rental property.

Resolving resident disputes requires a careful and balanced approach that prioritizes open communication, fairness, and adherence to legal guidelines. Here's our approach to resolving resident disputes:

1. Prompt Communication: We believe in addressing resident disputes as soon as they arise, before they escalate into more significant issues.
2. Active Listening: We take the time to listen carefully to both sides of the dispute, allowing each party to express their perspective fully.
3. Objective Assessment: We objectively assess the facts and evidence surrounding the dispute, relying on documentation, witness statements, and other relevant information to inform our decision-making process.
4. Mediation and Negotiation: In many cases, disputes can be resolved through mediation and negotiation, rather than resorting to formal legal action.
5. Legal Compliance: Throughout the dispute resolution process, we ensure full compliance with Utah's landlord-resident laws and regulations.
6. Documentation: We maintain detailed records of all communication, correspondence, and actions taken during the dispute resolution process.
7. Escalation if Necessary: In cases where disputes cannot be resolved amicably through mediation and negotiation, we may need to escalate the matter to formal legal proceedings.

Overall, our approach to resolving resident disputes is guided by principles of open communication, fairness, and legal compliance. By actively listening to both parties, objectively assessing the situation, and exploring potential solutions collaboratively, we aim to resolve disputes in a manner that preserves positive relationships and protects the interests of property owners and residents alike.

Yes, as experienced property managers in Utah, we provide assistance and guidance with legal matters specific to rental properties in the state. Here's how we assist with legal matters:

1. Legal Compliance: We ensure that all aspects of property management, including lease agreements, resident screenings, rent collection, property maintenance, and eviction procedures, are conducted in full compliance with Utah's landlord-resident laws and regulations.
2. Lease Agreement Drafting and Review: We assist property owners in drafting and reviewing lease agreements that comply with Utah's legal requirements and address specific concerns or preferences.
3. Resident Dispute Resolution: In the event of resident disputes or disagreements, we provide assistance in resolving the matter through mediation, negotiation, or legal channels if necessary.
4. Eviction Process: If eviction becomes necessary due to non-payment of rent, lease violations, or other reasons permitted under Utah law, we guide property owners through the eviction process.
5. Legal Resources and Referrals: While we are not attorneys ourselves, we have established relationships with legal professionals who specialize in landlord-resident law in Utah.
6. Educational Resources: We strive to keep property owners informed about relevant legal developments and changes to Utah's landlord-resident laws.

Overall, our goal is to support property owners in managing their rental properties effectively while minimizing legal risks and ensuring compliance with Utah's landlord-resident laws. We are committed to providing expert guidance and assistance with legal matters to help property owners protect their investments and achieve their property management goals.

Handling insurance claims and property damage is an important aspect of property management, and our approach is designed to streamline the process and protect the interests of property owners. Here's how we handle insurance claims and property damage:

1. Initial Assessment: When property damage occurs, we conduct an initial assessment to determine the extent of the damage and any immediate steps that need to be taken to mitigate further harm.
2. Contact Insurance Provider: We promptly contact the property owner's insurance provider to report the damage and initiate the claims process.
3. Coordinate Repairs: We work with trusted contractors and vendors to coordinate repairs and restoration efforts as quickly as possible.
4. Communicate with Residents: Throughout the repair process, we maintain open communication with residents to keep them informed about the status of repairs.
5. Documentation: We maintain detailed records of all communication, documentation, and actions taken related to the insurance claim and property damage.
6. Review Insurance Coverage: We review the property owner's insurance policy to ensure that the damage is covered under the terms of the policy.
7. Follow-Up: Once repairs are complete and the insurance claim has been settled, we follow up with the property owner to ensure their satisfaction with the outcome.

Overall, our goal is to handle insurance claims and property damage efficiently and effectively, minimizing stress and inconvenience for property owners and residents alike. We leverage our expertise, experience, and resources to navigate the claims process smoothly and ensure that the property is restored to its pre-damage condition as quickly as possible.

Certainly! As a property owner under our management, you will have convenient access to an online portal where you can view all financial statements and relevant documents pertaining to your property. This includes rent payments, expenses, invoices, leases, and any other important documentation. Our online platform is designed to provide transparency and ease of access, ensuring you can stay informed about the financial status and performance of your investment property at all times.

Yes, we are licensed as a REALTOR®/Property Manager in Utah. We are also a member of NARPM® (National Association of Residential Property Managers) as well as members of the Utah Rental Housing Association. Our licensing ensures that we have met the state's requirements for professional competency and legal compliance, providing you with confidence in our ability to effectively manage your property.

Through our portal, if you set up ACH transactions, we can directly deposit rental proceeds into your bank account. Otherwise, a check will be sent.

Yes, we are licensed as a REALTOR®. We can assist you with buying or selling your investment property.

As soon as we have a signed contract from you, we can take over management of your property.

We manage residential single-family properties, as well as small (up to 20 units) multiple family properties.