Property Owner Resources

For tenant-occupied homes, tenants submit a maintenance request via their online tenant portal or our 24 hr maintenance hotline. Our portal allows tenants to submit a work order request by providing a description of the issue as well as upload photos of the issue, when appropriate. Owner will receive updates and pictures on most maintenance requests.

When a request comes in, we assess it and see if it needs immediate dispatch or if we can proactively troubleshoot the issue with the tenant. There are many common repair requests our team is trained on how to troubleshoot. If the issue needs to be fixed, we assign the work order to one of our preferred vendors. We utilize third-party vendors / independent contractors and in-house maintenance people for repair requests. This provides us the ability to utilize the most cost-efficient person for the job. The management agreement allows us to approve any repair under $300, without having to bother our clients. Larger repairs over $300 we will notify the owner. Exceptions to the $300 approval rule include emergency maintenance and habitability issues. If we have to act quickly to protect persons or property we will do so, to protect our owner’s best interest.

Yes, if an owner has a specific handyman or vendor they wish to use for their property, Real Property Management will note this in their portfolio and contact them first for service. When the property is vacant, owners can handle the repairs needed to make it “rent-ready,” if they choose.

Our preference is to use our vendors to ensure that leasing deadlines are met, as we work with these vendors regularly. They are insured, licensed, reliable, and trusted, and we know what to expect.

Does the tenant pay you, and then you pay me?

The tenant pays Real Property Management Providence rent, which we deposit into our trust account and then transfer the funds, minus our fee and any other expenses, into a bank account of your choice. Owner payments are made on the 10th, 20th and last day of each month.

Statistics show over half of all renters have pets. Being open to pets you will increase demand through the entire prospective rental pool. If you would rather play it safe, it is okay to say “no pets”. If you are open to a pet, we always say, “pet negotiable”. That means we may approve the right pet, not all pets.

Emotional Support and Service Animals are handled per Rhode Island state law requirements. All pets are run through our national pet screening process to confirm the pet details and the legitimacy of all Emotional Support and Service Animals.

Like the real estate market determines sales prices, the local rental market determines rental rates. Three factors contribute to the amount of rent your rental property will receive each month.

1. Availability and rental rates of comparable properties
2. The features and benefits of your property
3. The marketing exposure for your vacancy

After we receive the details of your specific rental property, we will complete a market analysis and set a starting price. We then evaluate all vacancies under our management on a weekly basis, making adjustments in the price or within our marketing strategy to get it rented as quickly as possible.

Getting properties rented efficiently is pivotal to our success and happy client owners, we must generate as many qualified leads as possible. We achieve this by syndicating marketing efforts to the top rental websites (over 20+). We also pre-screen prospective renters and inquire about who will be living with them, the number of adults, the number of minors, and if they have any pets. We also ask how long they have been at their current employment. Our software allows us to follow up and get feedback from every interested party.

Any call into our office is also answered live between 8:00am-5:00pm, Monday through Friday, this is crucial to get homes rented fast because if they do not speak to someone, they go elsewhere. Our leasing agents also communicate with prospective tenants and show properties seven days a week.

Our rigorous tenant screening process usually prevents these types of issues; however, if a problem should arise, we always respond promptly and aggressively. Rent is due on the 1st and is late on the 5th. If rent has not been paid by the 15th, the eviction process begins promptly on the 16th.

We work with a local attorney to handle all evictions and with a national collection agency for any outstanding tenant balances.

Nuisance tenants are provided with 20-Day Notice to Cure violation letters, and we look to terminate leases for ongoing problem tenants.

All prospective tenants must participate in an extensive screening process. Each adult over 18 yrs. of age must complete an application. Nationwide background checks and eviction database screenings are completed along with criminal background and sex offender registry review. Next, we ensure they qualify financially by reviewing their credit report, verify employment, and review pay stubs and/or tax returns or bank accounts. Finally, we review their rental history by contacting their previous two landlords for references and obtaining rental receipts (cancelled checks, portal ledgers or money order receipts) whenever possible.

Yes, we would with Section 8 and many other voucher programs. The housing voucher must cover the amount of rent. Government rent subsidy applicants also have the option to provide lawful, verifiable alternative evidence of the applicant’s reasonable ability to pay their portion of the rent, including, but not limited to, government benefit payments, pay records, and bank statements.

Yes, we work closely with lead contractors, lead inspectors and the state to ensure that properties under management are lead safe, have lead certificates in-place and are re-inspected so that the certificates do not expire. We are also approved by the state to complete visual lead inspections to renew lead certificates. We have obtained hundreds of lead certificates for our owners!