Your property will be advertised to over 20 different rental websites to ensure maximum exposure to prospective renters.
As we receive responses to our advertisements on your property, we’ll follow up with prospective tenant leads to answer their questions and arrange a private showing. Prospects are always accompanied by one of our associates or a licensed real estate agent from another firm.
We’ll perform background checks on prospective renters to ensure we select a quality tenant. Our background screening includes credit, criminal, eviction and sexual offender histories.
The cornerstone of the landlord/tenant relationship is the lease agreement. We’ll prepare a professional lease agreement that is written to protect your investment.
We’ll collect the rent from your tenants each month and we offer them the convenience of paying online at no additional charge.
We aggressively pursue delinquent tenants to ensure rent is paid in a timely manner. Tenants penalized for late payments and served legal notices in accordance with Colorado law to ensure compliance.
Should an eviction become necessary, we handle everything for you by coordinating with an expert landlord/tenant attorney. All court costs are deducted from tenant’s security deposit so you don’t have to come out of pocket.
Investment real estate should be treated like a business. As such, you’ll be provided with monthly cash flow statements, a year end summary statement, and yearly Form 1099-MISC to aid you or your accountant with your tax preparation.
We handle all maintenance calls and coordinate repairs with competent professionals. We’ll consult with you and obtain your approval for repairs that exceed a pre-authorized amount.
Multiple inspections are conducted throughout the year to ensure your asset’s protection.
Should a tenant vacate your rental owing a balance, we submit them to collections to increase likelihood of future payment against the debt.
# of properties under management
Number of eviction in 2015
median number of days to rent
Percentage of rent paid online
percentage of on-time rent payments
# of maintenance requests handled in 2015
The length of time a property is on the market depends on multiple factors. The number one factor is the price. A property priced too high above the average rent for the area can stay on the market significantly longer than if it had been priced appropriately at the start. Other factors include location, condition, and cleanliness. While we cannot guarantee how fast we can rent your property, our goal is to rent it in 30 days or less. However, in 2015, our median time to rent a property was 22 days!
Our fees are based on a percentage of the collected rent and are only charged when rent is paid. There are no up front fees and we do not charge for advertising. Simply put, if you’re not making money, we’re not being paid.
We primarily utilize internet based advertising. Studies conducted by the National Association of REALTORS® have shown that prospects that come from internet advertising generally make more money and are better qualified than those coming from print based media. Internet advertising also enables us to reach prospects living out of the area looking to move to Castle Rock. Your property will be listed on a approximately 20 different websites to ensure maximum exposure. Which websites varies over time based on the response we’re receiving via those sites.
We pay for all costs associated with the advertising in our program. Our philosophy is that we should bear the up front expense of advertisement as our incentive to rent your property. If there is any specific advertising that you want which is not included in our standard advertising program, that would be at your cost. Most of our owners, however, recognize that we are experts in the renting of homes and leave the advertising to us.
Absolutely! We manage the home; we don’t own it. We recognize that the rent price significantly affects your bottom line and as such, you absolutely have the final say in the rent price. We will conduct a market analysis for you to determine what we believe the average fair market rent is for the area and will highly suggest you market it at or near that price. With that information, you can determine what price you want.
We conduct all of the showings for you. If you are still living in the property, or you have a current tenant finishing up a lease in the property, we will call ahead to notify occupants of a scheduled showing. If it’s vacant, we will simply show at will. In all cases, we will install a lockbox on the property to house a key. WE NEVER GIVE OUR CODES OUT TO PROSPECTS and they will always be accompanied by one of our associates, or a licensed real estate agent with another firm. Due to our detailed advertising, we rarely have to show a property more than 2-3 times before it rents.
One benefit of renting your home through a management company is we have the ability to do thorough background checks. Our background check includes an evaluation of the applicant’s credit history, criminal records, sex offender records, and eviction histories. Serious felony convictions as well as any evictions in that previous 5 years will disqualify an applicant.
We do. We have a very comprehensive, attorney reviewed lease agreement that covers almost every possible situation that can arise in a Landlord/Tenant relationship. Our Management Agreement with you gives us the authority to sign the lease on your behalf eliminating the hassle of having to send paperwork back and forth between multiple parties. We always send you a copy of all leases we execute on your property and it is also available for download anytime from your Owner Portal.
No. While we are managing your property, we hold all security deposits in our escrow Account and in accordance with escrow procedures levied on us by the Colorado Real Estate Commission. This relieves you of having to adhere to the accounting requirements placed on landlords holding security deposits.
Owner distributions of on-time monthly rental funds are conducted on or before the 10th day of each month. This allows time for tenant rental payments to fully clear in accordance with escrow laws.
Yes. We have four different inspection types. The first is the Move-in Inspection which is conducted prior to the tenant taking occupancy to document the condition of the property. During the term of the tenant’s residency we will conduct frequent Drive-by Exterior Inspections to insure the lawn is being maintained, vehicles are being parked appropriately, and that the overall curb presence of the property is being maintained. The third type is a Full Interior Inspection which we complete at least every 6 months during the course of the lease to ensure the tenants are maintaining the interior of the property and not causing any damage. The last type is the Move-out Inspection which is conducted after the tenant has fully moved all of their belongings out and turned in keys. We document the condition at that time and compare it to the Move-in Inspection to determine if a claim on the security deposit is necessary.
We relieve you of the hassle of receiving maintenance calls from tenants. If the tenants have a maintenance request, they can either submit them to us online through the Tenant Portal or call our maintenance department which is available to receive calls 24-hours. We will notify and obtain authorization from you first prior to conducting any non-emergency repair exceeding $250. In the event of an emergency (i.e. pipe burst, electrical sparking, etc.), we will immediately dispatch a maintenance professional in order to prevent further damage and notify you as soon as possible. In most cases, the next months rent will provide sufficient funds to cover any repairs and it will not be necessary for you to send funds.
Our tenants are made aware upfront that delinquent rental payments are not tolerated. If rent has not been paid, or the tenant is otherwise not complying with the terms of their lease (such as damage), we serve the appropriate notices of non-compliance and, if necessary, will file eviction against the tenants to force them to move out.
After we complete the Move-out Inspection, we will determine what, if any, cleaning or repairs need to be made that are the tenant’s responsibility. We will then claim the security deposit accordingly. The procedure to claim a tenant’s security deposit is strictly governed by Colorado Statutes and we ensure we follow the procedure to the letter.
Yes. We provide monthly cash flow statements each month and make them accessible via the secure Owner Portal for download at your convenience. We also will prepare and send you an IRS Form 1099 at the conclusion of the tax year to assist you with the preparation of your income tax return as well as a Year End statement listing all income and expenses for the concluded tax year.
I had a tenant for three years while I was living out of state. She was a great tenant and left the place looking as new as it was when she moved in. I needed help finding a new tenant and turned to Ben at Integrity Realty. My primary goal was to find a reliable tenant that would take care of the house. My new tenant has been renting for 5 months now, and has turned out to be as great as my last one. I was particularly pleased that Ben was easy to reach and gave me honest feedback on the applicants so that I was minimizing risk. He was also very considerate of my prior tenants time and needs as he was showing the property to potential tenants. I highly recommend Ben and will be back if/when I need to find another new tenant.
Referred through a colleague, I needed a property manager for our home while we were transferred overseas for work. Ben and his team have been amazing. Great communication, handles everything promptly, and makes it easy living so far away from our home. I highly recommend this company and will use them again if we needed.
Me and my mom are so glad we chose to list our condo with Ben. He is an active manager without being intrusive. Very capable and professional, and I would recommend anyone who is considering working with him to do so. In this day and age you can never be too careful and the lengths that he goes to make sure there's someone respectful in your property is down-right amazing. we give him a raving 5 stars. Update: after two years of having Ben manage our property we were more than happy to have him be our selling agent he was as usual awesome!
Before utilizing Integrity Management we attempted to manage the our rental home on o our own. Needless to say it was a disaster, our tenant stopped paying their rent 3 months in yet it took us an additional 3 to legally evict them. Working with Ben and team has been a sigh of relief. Never do we have to worry about obtaining rent on time. Our tenant is extremely happy as Ben promptly responds to any and all needs they might have. My husband and I can rest assured that not only is our tenant is happy but we know our home is being taken care of and we will not have to invest another 7k to make our home livable again when it comes time to find a new tenant. If you are a home owner thinking about using Ben to manage your property do it. If you are a tenant looking for a new home, do not wait another second he truly has everyone's best interest at heart
We are about four months into relationship with Integrity Realty & Management and have felt very comfortable with Ben and his staff thus far. We engaged Integrity to rent and manage our home while out of the country and felt that we were well informed of how the rental process would proceed. Our home was rented on the date we desired and at a price point we were comfortable with. We appreciate that Integrity was available to consult with us through the tenant screening process. The rent remittance process has been exactly as described prior to signing the contract, no surprises. We had a refrigerator go out a couple of weeks ago and were very pleased to have Integrity check in on how we wanted to proceed but otherwise take care of the situation as expected to ensure our tenant was taken care of. I have no reservation in highly recommending Integrity Realty & Management as a property management company at this point.