Property Owner Resources

Many factors go into finding a qualified resident for your property, including price, location, season, etc. At RPM Boise, we will discuss these with you and offer recommendations to help rent your property as quickly as possible. Our current average days on the market are about 29 days, but in many cases, we can fill vacancies within just a week or two.

For tenant-occupied homes, tenants submit a maintenance request via their online tenant portal or our 24-hour maintenance hotline. Our portal allows tenants to submit a work order request by describing the issue and uploading photos when appropriate. Owners receive the same notification of the request that we do once submitted. Our goal here is full transparency of everything going on with your property. Tenants can also track the status of their requests online.

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 problem needs to be fixed, we assign the work order to one of our preferred vendors.  We utilize third-party vendors / independent contractors for all work. We make sure the cost of the repair is fair and that the job is completed satisfactorily. The management agreement allows us to approve any repair under $300, without having to bother our clients. Larger repairs over $300 require owner approval; we will contact the client. 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 service their property, RPM will note it 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 leasing deadlines are met, as we work with these vendors regularly, they are insured, licensed, reliable, trusted and we know what to expect.

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

The tenant pays RPM Boise rent, which we deposit into our trust account. Over 80% of our tenants pay rent electronically. Once the funds have cleared the bank, we directly deposit the rent from the current month, minus our fee and any other expenses, into a bank account of your choice. Owner payments are made weekly.

RPM Boise disburses rent between the 8th and 10th business day of each month assuming the residents pay their rent on time. We want to make sure your money is received as quickly as possible and offer different payment options for your convenience, including direct deposit.

There are several things to consider regarding pets in your rental. We would be happy to discuss the pros and cons with you; ultimately, the choice is up to you. You should be aware that most renters have some type of pet, and choosing not to accept them can shrink the pool of qualified residents looking at your property. As the property owner, you can customize your pet policy, setting restrictions on what will and will not be allowed on your property. Owner restrictions do not apply to Service Animals, as these must be approved per Federal Fair Housing Laws.

Emotional Support Animals are handled per Idaho state law requirements. Ask our office for more information.

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 during business hours, Monday through Friday; this is crucial to get homes rented fast because if they do not speak to someone, they go elsewhere. We also schedule weekend showings by appointment.

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 1^st and is late on the 4^th. If rent has not been paid at this time, the eviction process begins promptly on the 6^th of the month in question. The eviction process is started with a 3-day notice to pay or quit. Nuisance issues are handled similarly, with one warning given before a notice is posted.

We work with a local attorney when an unlawful detainer is filed with the court.

All potential residents (18+) must complete our online rental application. Once submitted, our team will review the information provided and verify income to ensure the total gross household income is at least 3x the amount of rent. We also complete a national criminal and eviction check and review their credit and rental history to determine if they owe money to a previous landlord or utility company. We have formal criteria for applicant approval that you are welcome to review.

Due to the level of liability involved, RPM Boise does not make a mortgage, HOA, property tax, or related payments on your behalf. You must manage these bills to avoid potential liens, judgments, and/or foreclosures on the property.

Owner statements, bills, and property reports can all be accessed at any time via the owner portal. If you’re having trouble logging in, please contact our office. We would be happy to help reset your account.

No. We work strictly as a residential property manager – we do not buy or sell homes. At RPM Boise, we focus exclusively on property management, which has allowed us to become an expert in the rental market. However, we have relationships with the realtor community and can provide a referral if you decide to sell.

We perform move-in and move-out assessments to ensure the property is in good order and ready for new residents. The move-out assessment also allows us to properly process the security deposit after vacating the property. We also conduct routine property visits throughout the lease term to check for lease violations and make sure there aren’t any outstanding maintenance repairs.