Owners FAQ
We believe in prompt and thorough communication. You can communicate with us via the office phone, cell phone, email or the Owner Portal. We respond to email and voicemail promptly during business hours and emergency calls after hours.
You receive a detailed monthly electronic statement to keep you fully informed of all maintenance and expenditures relating to your property.
Other times that we will initiate communication:
Eviction matters
Acceptable applications
Notice to vacate received from the tenant
Status of current tenant moves out
Lease renewals
Extraordinary maintenance items
Blue Sky Property Management conducts interior inspections of the property every six months. Other than that, we do not enter the property except in emergency situations or when repairs have been requested by the resident. We highly recommend that owners follow the same process. History has shown that residents become unhappy with repeated disturbances and are not as willing to renew their leases. We give residents 24 hours notice before entering a property unless it's an emergency situation. Owners are welcome to attend the semi-annual inspections when we perform them, but you are not required to attend.
Our standard lease requires residents to give a minimum 60 day written notice of their intention to vacate.
In order for us to begin the process of managing your property we need the following:
The executed property management agreement
Keys to the property, including mailbox keys, if applicable
Garage door openers, if applicable
Certificate of insurance, with Azure Property Management, LLC as an additional insured
IRS Form W-9
Owner intake form submitted
ACH Authorization
Lead-Based Paint Form, if the property was built prior to 1978
On the 5th of every month, Azure Property Management will post and mail a 3 Day Notice to Pay or Quit. After 3 days pass we can file for eviction. A court appearance and judgments are required prior to actual eviction. The entire process can take more than 90 days. Azure Property Management retains a professional eviction company to handle evictions.
An uncontested eviction will cost about $500. A contested eviction can cost up to $3,000.
We require security deposits in an amount equal to or greater than one month's rent. These funds are held in a separate Security Deposit Escrow account with Bank of America. Security deposits cannot be disbursed until the resident vacates. Deposit funds can only be disbursed to the owner, the resident or used to cover amounts owed by the tenant and repairs and damages caused by the tenant.
Management fees are deducted from your monthly owner distributions.
Yes, through our accounting system we can pay most of your monthly bills. Owners generally pay HOA dues and mortgages themselves. We pay bills monthly prior to the owner distribution.The cost of payment of bills will be included in your Management Agreement.
Our tenant procurement fee (leasing fee) is (1) one month's rent. Owners who have multiple properties may be eligible for a discount and is determined on a case by case basis.
Please visit our pricing page for this info. If the property is vacant, we do not charge a management fee. If you don't get paid - we don't get paid!
An overwhelming number of our applicants find us on the internet. We will post your property on several websites, including our company site. Some of our properties are also advertised on www.ahrn.com, a military site that is available only to our military customers.
The tenant's rent is due on the 1st of each month. We give our tenants a 2 day grace period which means they must pay rent before the close of business on the 3rd. If the rent remains outstanding on the 4th we assess a late fee of $200. We then post each tenant who is late with a 3-day demand letter. If the tenant has not paid rent plus late fee by the 10th and they have not contacted us, then we begin the dispossessory process.
If the tenant makes the payment on time (1st – 5th), we send out Owner checks and statements on or before the 10th or first working day after the 10th. If they pay late between the 5th and the 10th, we send owner checks on the 15th or the first working day after the 15th. Rent payments received after the 10th are processed as they are received. Many of our multiple property owners request their disbursements to be made at the end of each month.
This is not uncommon at all. If there are tenants currently in place when we take over management of the property, a $200 admin fee is assessed. This covers our time and setup of new tenants being placed in our system.
A Tenant Guarantee is a guarantee that the tenant will perform according to the lease. A tenant who does not perform according to the lease will trigger the Tenant Guarantee. It is important to understand what kind of situations the management contract considers to be “triggers” of the guarantee.
Tenant Guarantees vary in the length of time in which they are valid. Most are valid between 30-90 days from the first day of the lease but our guarantee is for 6 months. If a tenant moves out without good cause, breaks the lease, or gets evicted from the home while the Tenant Guarantee is in effect, the guarantee is triggered.
A Tenant Guarantee covers the cost related to finding and placing a screened and qualified tenant into a rental home – commonly known as a “Leasing Fee” or “Tenant Placement Fee”. Under our Tenant Guarantees a new tenant will be found without the owner having to pay a second Leasing Fee to the property manager.
A Tenant Guarantee does not cover the costs of turnover or repairs, unpaid rent or attorney fees. A tenant guarantee is commonly limited to finding a new tenant without the owner incurring an additional Leasing Fee. A Tenant Guarantee is not a refund of the original fee paid.