Owner FAQs

We manage the following types of properties:

• Single Family, Small Multi-Family Units (12 Units or Less), Town Homes, and Condos*
• Long-term leases: Typically 12 Month Terms
• Unfurnished Properties

We DO NOT manage or lease the following types of property:

• Commercial Properties
• Furnished Properties
• *2 bedroom, single level condos
• Properties which do not comply with local zoning laws such as non-conforming duplexes (illegal duplexes).
• Owner occupied properties (owner lives in part of property, rents the other).
• Short term rentals: less than twelve months

First, we need to view your property in person to ensure it is a property we feel will work well in our portfolio. Seeing your property in person allows us to check on any condition or liability issues and to complete a complimentary rent analysis. Once we both feel we are a good fit to work together you’ll complete our online, owner sign up form.

Then we sign a management agreement, perform an initial vacancy inspection, complete any necessary repair/improvements and cleaning, take marketing photos and video, and get the property listed for rent (the process varies for tenant occupied properties). You can view our infographic that provides more detail.

New Client Flowchart Infographic

Most properties are on the market for 30 days or less. Following our property conditions standards, recommended rent range, and responding to market feedback from our weekly listing reports gives you the best chance of minimizing time on market. We also market on more than 20 rental listing sites, offer convenient online showing scheduling, and have a dedicated leasing specialist to ensure your property is rented as quickly as possible to a qualified tenant.

We strive to find the right tenant—not just the fastest one. Our high-quality screening process goes beyond a simple credit check. We gather extensive information to evaluate each applicant thoroughly, including credit reports, employment and income verification, debt-to-income ratios, eviction history, criminal background, and references from previous landlords. This comprehensive approach ensures we place responsible tenants who are more likely to pay on time and care for your property long-term. Our screening criteria have a high success rate resulting in less than a 1% eviction rate in our management portfolio.

We use the same screening criteria to evaluate all potential tenants to ensure we don’t violate the Fair Housing Act which is a federal and state anti-discrimination law that heavily impacts residential rental properties. While our clients don’t get final approval on applications we ensure each approved applicant meets our established, proven criteria.

The short answer is yes. Utah has a specific protected class 'source of income' this means that we cannot discriminate based on a tenant using a section 8 housing voucher. However, a tenant using a section 8 housing voucher must still qualify on all of our other screening criteria. The section 8 housing voucher only helps them qualify for the income portion.

We help you establish landlord agreements with utility companies which allows you to maintain a base account while tenants are allowed to transfer the utilities into their name and pay the utility company directly. Landlord agreements are most common with Rocky Mountain Power and Dominion Energy. We typically recommend making tenants responsible for all utilities: electricity, natural gas, water, sewer, and trash. Most cities don’t allow tenants to transfer WST utilities into their name. We still charge tenants for this utility by taking a 12 month average for WST usage and charging a utility fee in addition to rent which helps to offset your expenditures in this category. We never recommend keeping the WST utility in your name and have tenants receive and pay the bill as you run the risk of them accumulating a balance in your name.

Property condition is important in attracting qualified tenants. We have established property standards to give our clients a competitive advantage in the rental market. Our property standards help you reduce liability, preserve your asset, attract well qualified tenants, and encourage long term residency. If your property is in good condition typically at bare minimum it will need touch up painting, professional house cleaning, and professional carpet cleaning.

We require all properties we manage to be professionally cleaned by our cleaning vendors. You can view our property standards using the link below. We are happy to coordinate and oversee any maintenance, repairs, or improvements that need to be done to get your property into a marketable condition.

Property Standards

We are happy to provide you a copy of the lease we use that was written by our attorney who specializes in landlord representation in Utah. Our lease is protective of property owner rights while complying with Utah laws. You won’t need to sign the lease agreement with your tenants as we do that on your behalf as your agent. You will receive a copy of the executed lease via your owner Portal each time a new lease is signed with a tenant.

We prioritize protecting your investment and keeping your tenants satisfied. Tenants can submit maintenance requests through a secure online portal, available 24/7. We promptly coordinate with our trusted vendors to resolve issues quickly and professionally. We verify the issue and perform trouble shooting, confirm it is a lease obligation or required by Utah law, dispatch the appropriate licensed, insured vendor, and perform quality control follow up once the work is completed. You’ll receive accurate billing and monthly Owner Statements detailing any expenses, available anytime in your Owner Portal. From routine upkeep to emergency repairs, our goal is to ensure your property is well-maintained year-round.

We don’t allow property owners to dispatch their own vendors or complete their own repairs on tenant occupied properties. We’ve worked hard to establish a pool of great licensed, insured vendors that provide great service at a reasonable price. They give us priority dispatching and can typically resolve issues at your property very quickly. This allows us to provide exceptional customer service to your tenants. The most common reason a tenant decides to move on from renting a property is lack of responsiveness to maintenance issues. We want to encourage long term residency at your property and we accomplish this by dispatching and managing maintenance.

Yes, we are a licensed real estate brokerage in the State of Utah. Any property management company in Utah that manages property for others must be registered with the division of real estate as a real estate brokerage.

Yes, we offer direct deposit for owner disbursements, ensuring a smooth and timely transfer of rental income. We distribute funds to our clients on the 10th of each month or the following business day if the 10th falls on a weekend or holiday. We collect rent funds from your tenant and then withhold any funds to pay ProRenter or vendors and then distribute the remaining funds to you each month. You also receive an income statement with your distribution detailing all income and expenses each month.

Typically we don’t list and advertise property for sale. However, in some instances we may represent our clients as buyers in purchasing additional investment properties. As our client if you are looking to sell a tenant occupied property we can offer it to our other clients to see if they may have interest in purchasing your rental property. We also partner with some great real estate agents who can help you buy or sell any type of real estate. We are always happy to discuss your needs and find a solution that works for you.

We offer multiple rent payment options for tenants, including online payments through their portal, to ensure a smooth collection process. We have a set policy for rent collection and late rent enforcement. Rent is due on the 1st of each month with a no penalty grace period through the 5th. A late fee is assessed on the 6th of the month. If necessary we then post a 3 day notice to pay or vacate on the 7th of the month or the following business day if the 7th falls on a weekend or Holiday.

Lease terms vary slightly based on time of year but we typically sign a 12 month lease agreement as this is what is most common in our market. This also ensures that we have the opportunity once a year to reassess tenants and ensure they are still a good fit.

Security deposits may vary based on credit of the tenant but typically we charge a security deposit equal to 85% of one month’s rent. Pet deposits are charged according to our policy and typically add an additional deposit requirement to allow a pet. As a reminder we are not allowed to charge pet deposits for assistance and service animals.

Security deposits are held in ProRenter’s trust account in accordance with Utah law.

We allow our clients to set the pet policy for their properties with a few guidelines. It is important to note that it is estimated that 50% of tenant households have pets so a “no pets” policy will likely result in longer time on market. It should also be understood that assistance animals, service animals, and emotional support animals, once verified, must be allowed regardless of pet policy. These animals are not considered pets and fall under a reasonable accommodation request for the protected class of disability under the Fair Housing Act. We follow the law when it comes to these animals.

Owners receive regular financial statements detailing rent collection, expenses, and maintenance updates. Additional reports may be available upon request.