Does Bev Roberts Rentals represent the Landlord or Tenant?

Bev Roberts Rentals represents the landlord per a binding Listing Contract and Property Management Agreement. In addition, the Tenant signs a Rental Application that states, “It is understood Bev Roberts Rentals is the agent of the Landlord.”

Am I’m getting a good tenant?

One of the most valuable services we perform are checking the applicant’s background. A thorough screening process results in reliable tenants that pay rent on time, rent for longer terms, leave less wear and tear on the property, and generally cause less problems.

The application approval process includes:

  • Employment and Wage Verification: The applicant’s employer is contacted directly to obtain a formal verification of employment. This includes the applicant’s start date, current employment status, position or title, compensation structure along with the amount of hours worked on average if the applicant is an hourly employee. This is key to ensure the applicant has not had any recent changes in employment status that is not shown on a pay stub.
  • Consumer Credit Reports: We provide the applicant’s FICO score and payment history, as well as a fraud evaluation tool to help eliminate many cases of identity theft with credit alerts. Public records are also included on the credit report showing any Tax Liens, Bankruptcies or Judgments that have been rendered against the applicant.
  • Nationwide Criminal Records: Criminal background checks are performed on a nationwide scale by compiling a database made up of Federal, State, County and Local records, while also including the Sex Offender Registry, Warrant and Wanted Person’s Database and the International Terrorist Watch List.
  • Nationwide Eviction Records: We provide a detailed search county by county of eviction record filings nationwide. This report will uncover new filings, dismissals, writ of possession orders as well as financial judgments.
  • Residence Verification: We provide a detailed report to uncover all of the valuable information on an applicant’s rental history. The phone number provided by the applicant is verified to make certain it actually belongs to the past landlord.

Am I required to allow pets?

Owners can specify if they will allow pets or not.

Here are some statistics compiled by American Pet Products Association (APPA) and the Humane Society of the United States to help you make that decision:

68% of U.S. households own a pet.
47% of U.S. households have a dog.
37% of U.S. households have a cat.

If you choose to not allow pets, it may take a little longer to rent your property due to eliminating a large group of potential tenants who own a pet; however, it may lower your risk of damages caused by a pet. If you choose to allow pets, we recommend to limit the number of pets, the type of breeds only covered by insurance, and restrict the weight and age. We also recommend a $300 to $500 pet fee or double security deposit. Based on insurance company tables, restricted dog breeds include Akita, Alaskan Malamute, American Bulldog, American Eskimo Dog, Argentino, Australian Cattledog, Beauceron, Black Russian Terrier, Boerboel, Boxer, Bullmastiff, Cane Corso, Catahoula Leopard Dog, Chow Chow, Dalmatian, Dingo, Doberman, English Bull Terrier, English Bulldog, English Mastiff, Eskimo Spitz, German Shepherd, Giant Schnauzer, Great Dane, Gull Terrier, Husky, Korean Jindo, Ovcharka (aka Caucasian Shepherd Dog), Pit Bull, Presa Canario, Rhodesian Ridgeback, Rottweiler, Shiba Inu, Saint Bernard, Shar Pei, Siberian Husky, Staffordshire Terrier, Thai Ridgeback, Tosa, Weimaraner, Wolf, Wolf Hybrids, and mixes of these breeds. Any animal with a bite history, aggressive nature, or similar offense is restricted. Based on insurance company tables, restricted animal breeds include rabbits, ferrets, lizards, iguanas, snakes, reptiles, guinea pigs, hamsters, gerbils, rats, and all exotic pets.

*Assistance animals are in a different legal classification than pets who are not assistance animals. If a tenant has proper documentation for an assistance animal as allowed in the Fair Housing Act, then you are obligated to allow an animal. The tenant with an assistance animal still remains responsible for damage caused by the animal.

Who collects the rent?

We collect all rental payments from tenants and then uses these funds to manage the monthly operations of the property. Any residual income remaining is dispersed to you monthly.

What happens if the tenant doesn’t pay rent?

We follow a strict procedure, which includes legal notices of contract breach, personal contact with the tenant, and ultimately a court hearing, judgment, and eviction if necessary.

Please be aware that the eviction process is long, tedious, often takes several weeks and does not yield immediate results. PLEASE DO NOT DEPEND ON RENTAL PROCEEDS TO PAY YOUR MORTGAGE! We cannot guarantee timely rent payments.

Often tenants will move out prior to their scheduled eviction, just to save themselves the embarrassment. When a tenant moves, they remain responsible for rent, late fees, damage, etc. We apply their security deposit to the outstanding balance and submit a claim to a collection agency for any remaining unpaid balance. The collection agency works on a contingency basis and is only paid if they collect from the tenant. If the balance remains uncollected, the collection agency will place a judgment against the tenant’s credit report.

Should I retain an emergency fund?

PLEASE DO NOT DEPEND ON RENTAL PROCEEDS TO PAY THE MORTGAGE. We cannot guarantee payment from month to month, so it’s important to create an emergency fund. Every landlord should a rental emergency fund to cover any unforeseen situation or major expense that could occur. For example, a major renovation may be necessary, like a new roof or heating system, that was not anticipated. It is therefore advised that owners contribute to a personal emergency fund.

When will I receive payment?

The lease states that rent is due on or before the first of each month. Per North Carolina Landlord-Tenant Law, we must allow a 5 day grace period. In order to avoid violating trust accounting laws, we need to wait until rent checks clear before we can issue payment (typically 10 business days). This is standard procedure for most property management companies in our area. Owner payments are disbursed on the 15th of the month or the first business day after the 15th of the month.

Can you deposit my payment via ACH?

Unless otherwise requested, you are automatically set up to receive your monthly checks and statements by mail. If you would like to enjoy our free Direct Deposit service, simply complete our Direct Deposit Authorization Agreement under the Landlord Forms and Documents section on our website and return it to us.

What happens to the Security Deposit?

The security deposit is placed in a separate escrow account and in compliance with the Tenant Security Deposit Act where it remains until the tenant vacates. The security deposit is used to reimburse for damage within 30 days. However, if the full amount of damage cannot be determined within 30 days, we must send the tenant a written interim accounting of deductions claimed, followed by a final accounting no later than 60 days.

Can you pay my HOA Dues or similar?

As long as the correct and necessary information is provided, we can pay fees such as Homeowners Association Dues, lawn maintenance contract, pest control contract, etc.

Am I informed of repairs?

Unless otherwise stated, our standard management agreement includes authorization of non-emergency repairs greater than $300 dollars. For non-emergency repairs estimated to exceed this threshold, work isn’t initiated without your approval.

How do I know maintenance contractors do quality work?

Consistently utilizing the services of our maintenance division allows us to control a higher quality of workmanship. We use a list of third party vendors and require the highest level of professionalism and quality from them.

What if I wish to use my own contractor?

If you have a specific contractor you want to handle your maintenance, it is important that you notify us so that we may indicate it on the Property Management Agreement. We are required to only utilize contractors whom are bonded or insured and whom can provide us with a W-9.

What happens in the event of an emergency?

Tenants are encouraged to take a proactive approach not only to emergencies, but to routine maintenance as well. We maintain a 24 hour emergency response service. All incoming calls are directed to a LIVE AGENT. This service gives our landlords and tenants confidence knowing we are available days, nights, weekends, and holidays when emergencies arise. We manage all questions, complaints, maintenance issues, and emergencies that may arise.

What is the Reserve and why do I need to one?

As stated in the Property Management Agreement, the landlord agrees to allow us to retain a reserve amount from the rental proceeds on behalf of the landlord in the amount of $300.00, from which we may pay expenses associated with the management and operation of the property.

Throughout the management process, we may be required to order repairs or pay expenses for the property. At NO TIME can we pay any expenses that exceed the account balance or reserve amount. You will be contacted to forward an adequate amount of funds necessary to cover any expenses for your property.

Can I contact the tenants?

We do not encourage landlords to contact the tenant directly, as it’s written in the lease that the tenant must contact us with any concerns or questions; otherwise, it’s considered a violation. We prefer to handle all communication, as we are the buffer between the landlord and the tenant and stand firm in the face of adversity to enforce the rules of the lease and the legal obligations of both parties. It’s difficult to protect a homeowner if we are unaware of any agreements. We want to ensure that any arrangements between the landlord and tenant are handled in accordance with the law. This is critical in preventing lawsuits and shielding the landlord and even Bev Roberts Rentals from liability. Abiding by the contracts are very important as the lease is the only binding agreement between us and the tenant. We’ve seen owners with good intentions make agreements that put themselves, their property, and finances at risk. Since we’re the property manager, it puts us at risk as well. One lawsuit avoided can pay for many years of property management fees..