PROPERTY MANAGEMENT

Sedona Elite Properties represents personalized quality service.

As a full-service property management firm, we are committed to allowing you to capitalize on the benefits of your investment through dedicated management of your property.

PRE-TENANT PROCESS

CONTRACT

We ask that you sign a 1 year contract and supply us with a $250.00 repair fund. Should either party wish to terminate the contract, they may do so with a 30 day written notice, incurring no penalty. We have NO set up fee, administrative/service fees or website fees.

PROPERTY REGISTRATION

All properties must be registered with the applicable county as a rental property.

PROPERTY EVALUATION

A complete review and inspection of the property is the first step. We want to view all of the home’s amenities so that we can share the information with potential renters. If it is determined that any additional items need special attention or repair, we will supply you with a “punch list”. Once both parties agree to the necessary action items, SEP will provide vendors that can complete the work in a timely fashion.

RESEARCHING THE MARKET

Prior to marketing the property, a thorough review of the local rental market is conducted through comparative market analysis the goal being to maximize your return on investment.

ADVERTISING

Available properties are posted to our website as well as nearly thirty other real estate sites including Zillow, Trulia, and Rent.com.  Each property is displayed with vivid photos and a narrative.  Interested parties are able to submit guest cards to our office noting their interest and are automatically emailed a thank you card allowing an opportunity to schedule a showing and submit a rental application. 

We also maintain a local commercial on the SedonaNOW channel station here locally which is run once per hour over the course of the day.

In addition we have a strong network or referral agents here locally and state wide with whom we do business.  Often these agents will call us with clients who need housing locally while either shopping for a home, working remotely, or traveling.

RENTERS & THE APPLICATION PROCESS

SHOWING THE PROPERTY

We first ask potential renters to drive by the property to make sure it is in a neighborhood they like and to see the outside of the house. We show our properties personally. We never hand out a key to your home, unless it is a licensed real estate agent.

QUALIFYING PROSPECTIVE TENANTS

We ask them to fill out a credit application, we obtain a copy of their driver’s license and then run a credit check, eviction check, and criminal history check. In addition we ask for proof of income and will obtain a prior landlord verification.

LEASE CONTRACTS

We draft and execute all applicable lease documents on behalf of the property owner(s). We use the AAR eight page residential lease agreement, our own residential lease addendum and if applicable, a pet addendum.

TENANT DEPOSITS

We ask for a security deposit usually equivalent to the 1st months rent, however, it is strictly for damages and can not be used for rent. We ask for a cleaning deposit which is determined by square footage and a refundable pet deposit of $500.00 per pet + $150.00 per pet non-refundable pet fee.

MOVE-IN REPORTS

We ask each tenant to fill out a “move-in report” and to make any notations that are either “wear or tear” or “need repair”. This is handed in 5 days after move-in. In addition, we take pictures of the property prior to tenant move-in. Consequently, when they move-out we pull their move-in sheet and can identify quickly what they are, and are not responsible for. In addition, we take pre move-in pictures.

 

 

RENTER’S INSURANCE

We believe strongly that the tenant obtains renters insurance to protect their possessions inside the dwelling as the Owners insurance only covers the outside dwelling.

 

 

CLEANING FEE

There is a non-refundable cleaning deposit also based on square footage which ranges from $200.00 and up.

 

 

PET DEPOSITS + FEE

Should the homeowner permit pets there is a refundable pet deposit of $500.00 per pet and a non-refundable pet fee of $150.00 per pet.

 

 

FORMS OF PAYMENT

We accept cash, checks, money orders, cashiers check, Visa and MC.

LEASE TERMS & MAINTENANCE

COLLECTION OF RENT

We oversee monthly rent collection and promptly post to the owner’s account. If needed, we handle collecting late fees and serving 5 Day Pay or Quit notice(s).

MAINTENANCE AND REPAIRS

Should the tenant encounter any type of problem we ask them to contact us immedi- ately. We have a list of professionals and handymen that can remedy the situation. We charge NO fee for this service. The profession- al’s or handyman’s fee for labor and materi- als only – we do NOT markup the service, and this would be reflected on your next month's property reports. All tenants have access to an online portal for requesting maintenance and/or repairs.

LEASE COMPLIANCE

We will address any lease compliance and/HOA rules and regulations with the tenants, as necessary. It is imperative that Sedona Elite Properties remain in good standing with all HOA’s.

PROPERTY INSPECTIONS

We do monthly drive-by's of all properties. Full periodic inspections are recommended twice a year while a tenant is in residence.

EMERGENCY CONTACT

Sedona Elite Properties maintains an emergency maintenance line available 24/7 in both English and Spanish.  ​

PROPERTY OWNERS

OWNER DEPOSITS

We are pleased to make available Electronic Direct Deposits. The sign up is simple, all you have to do is fill out a Credit Authorization Agreement, sign and date it and attach a voided check.

ACCURATE ACCOUNTING

We make every effort to disburse your funds no later than the 8th of the month and the monthly report shortly thereafter. All owners have access to an online portal to view their owner statements. Should you have any invoices paid for that month these will be attached to your statement and accessible in your portal.

YEAR END REPORTS

You will be provided with a 1099 Misc. Form by January 31st of the given year for the year's prior gross rental amount collected.  In addition, you will be supplied with a cash flow statement summarizing the year's income and expenses.

RENT INCREASE AND LEASE RENEWALS

When necessary - usually annually - we will strategize with the you as the owner to determine a) whether or not to to offer a lease renewal to a current tenant and b) to determine the viability of a rental increase based upon the current rental market.

FURNISHED PROPERTIES ONLY

CANCELLATION PERIOD

Should a tenant decide to cancel their reservation we ask for written notice. The cancellation fee is split 50/50 between SEP and the homeowner. Our graduated cancellation policy is as follows:

  • 90 days or more 0%

  • 89 – 60 days 50% of all rent monies collected

  • 59 – 30 days 75% of all rent monies collected

  • 29 days or less 100% of all rent monies collected

Please note that in addition to the cancellation policy, renters are required to pay a non-refundable earnest money of $1,000 which, at tenant move-in, will convert to a refundable security deposit.  If, prior to arrival the tenant must cancel, the $1,000 is retained and placed in the owner trust account.

CHECK IN – ACCESS AND ENTRY

All furnished properties are fitted with a digital keypad which allows for easy, secure access to the property.  Owners are provided a code, SEP retains a code, and tenants are provided a code. Garage door openers are left in the home and available to a tenant upon arrival.

VACANT MANAGEMENT INSPECTIONS

Once a month we inspect vacant properties interior and exterior.  

UTILITIES

Utility costs "within reason" are included with each monthly rental property as we have found that tenants booking furnished rentals do want to have to face an unknown additional surcharge for utilities. Excessive usage figures, determined on a case-by-case basis, are to be provided to SEP - with substantiation - shortly after a tenant's departure.

OWNER STAYS

Owners must provide SEP with ample notice if they or their friends or family plan to stay in their property. A full deep clean is required at departure similar to that of a tenant.  

Please note that SEP has been employed to rent the property. Owners should provide all known dates of stay as soon as they're known.  

CHECK- OUT

Upon checkout, the tenant returns the garage remotes to the home and closes the home up using the keypad.  Keypads are timed and no longer work at checkout time on the day of departure. Professional cleaning is already scheduled in preparation for the next guest.