Investors / Owners |
Property Management Plans |
| Tenant Only Our marketing savvy combines signage, Internet advertising, cross marketing (something few companies utilize) and word-of-mouth. We work nights and weekends to fill your property with reliable renters. It means we fill homes faster and help renters in the process. We find a tenant and conduct a thorough screening which includes: credit, employment and rental history checks. We sign the lease (upon owner approval) and forward all materials on to the owner, who will serve as the landlord and manager moving forward. This plan includes comprehensive marketing and showing of your property. Cost: 1/2 of one month's rent. Full-Service Management Our most popular plan includes all services mentioned above, as well as rent collection and management of all bills associated (utilities, mortgage payment- taxes and insurance are excluded, unless using long term escrow services through our Title Company). In addition we provide a tax-friendly statement at the close of each month. When using our Full-Service Management plan, receive a discount for multi-family properties (four or more units). |
Benefits of Full-Service Management:
MAINTENANCE
We carefully mind costs of any necessary repairs (as approved by owner). Our in-house maintenance team is on hand to service simple problems, at below market costs, whenever possible. For more complex issues, we know who to call for quality repairs at reasonable prices.
ADVERTISING
We handle the placement of all advertising: signs, newspaper ads, website rental lists, and referrals. The owner is billed for the cost of newspaper ads and a modest fee for website listings.
APPLICATION PROCESS
We receive and process all calls from prospective tenants. We require a detailed application to be completed. We verify and check background history and employment history to ensure your property investment will be cared for in a responsible fashion.
RENTS
We ensure you receive the best monthly rent income according to the prevailing market conditions in the Treasure Valley. Monthly statements are provided.
DEPOSITS
We require security deposits that correspond to the monthly rent.
FEE
A management fee which is a percentage (7.5%) of the gross monthly rent collected. Our fees are not collected when your property is vacant. When your property is vacant we actively work to ensure a suitable tenant.
RENTERS FAQ’S
Can I begin searching for property for rent or lease in the Boise, Idaho area here?
If I am interested in purchasing (rather than renting) property in the Boise, Idaho area, where do I start?
I would like to view photos of properties for rent from my computer first. Is this possible?
What is the difference between property that is for rent and property that is designated "rent to own?"
Where can I download a rental application?
What is your Tenant Selection Criteria?
INVESTORS FAQ’S
I am looking for a property management company in Idaho. What services do you offer?
How long will it take to rent my house?
How much control do I have in making management decisions?
How often do you inspect the property?
How many people will occupy my property?
Can a renter sub-lease my property?
Do you have someone who will cut the grass?
How do you handle repairs, maintenance, cleanup and preparation for leasing?
What is the term of the Property Management Agreement?
What is your minimum lease?
How do you set the rent and security deposit?
How much do you charge to manage property?
How much does advertising cost?
How do you handle renters in Ada County, Idaho, that don’t pay?
What are the costs of a typical Eviction?
Can I begin searching for property for rent or lease in the Boise, Idaho area here?
Yes! All homes or properties for rent are available by clicking here. Information included: directions, price, terms, and home specifications. Would you like to see the house? Call (208) 287-6589 or send an email to
If I am interested in purchasing (rather than renting) property in the Boise, Idaho area, where do I start?
Turner Real Estate Group is available to help renters ready to transition to home buying.
You are encouraged to contact Turner Real Estate if you are considering buying. They will schedule a meeting and listen carefully to what you’re looking for. For a comprehensive buyers' guide, set up a time with one of our buying specialist: 208-287-6589
I would like to view photos of properties for rent from my computer first. Is this possible?
You bet. We provide "photo tours" of our Idaho rental properties, which can be viewed by clicking here.
What is the difference between property that is for rent and property that is designated "rent to own?"
Homes that are available as lease options ("rent to own") can be purchased after a contractually agreed-upon length of time has passed (typically 18 to 24 months). A portion of your monthly rent, if paid on time, is put into a trust account and will be used to help you purchase the home if you decide to exercise your option to purchase after the agreed-upon term has ended.
Option money is required, similar to a security deposit, at the beginning of your tenancy (typically $1,000-3,000), but this money is also used to help you purchase the home after the lease has ended. If you choose not to exercise your option to buy, this money (unlike a security deposit) is not refundable.
Homes for rent cannot be purchased unless the owner extends the offer and the renter is interested.
Where can I download a rental application?
Click here (PDF) for our rental application form, which must be filled out in full. A $25 non-refundable processing fee applies. If you'd rather call, we can be reached at: (208) 287-6589. Or send us an email here.
We accept applications on a first come, first served basis. Occasionally we have competing applications. You are encouraged to submit an application as soon as you find a property of interest. We look forward to meeting you!
What is your Tenant Selection Criteria:
It is our policy to rent our units in compliance with the federal, state and local fair-housing laws. http://www.hud.gov/offices/fheo/FHLaws/index.cfm
Verifiable identification: A current government issued photo ID (for example, military ID, state driver’s license, government issued passport) for each signer of the lease.
Verifiable income: Income-to-rent ratio. This means the applicant’s gross monthly income is such that they will easily be able to provide the amount of the monthly rent. We verify the income from copies of the applicant’s prior pay stubs, provided with the application. Self-employed applicants provide their most-recent tax return and three months’ worth of bank statements.
Credit Report: All applicants and co-signers over the age of 18 will have their credit checked. We look less at current score, but focus on recent activity to see if the applicant is currently meeting their financial obligations.
References: Responses from previous landlords, employer, bank and personal references.
Reliable rental history: A record of successfully renting other property, including paying the rent on time.
INVESTORS FAQ’S
I am looking for a property management company in Idaho. What services do you offer?
Turner Property Management provides comprehensive property management services to real estate investors. We help owners and investors transition new construction or owner occupied homes into rentals or lease options even if tenants currently occupy the premises. We provide all necessary legal documents, prepare the home for marketing and showing, and market your home (through print media and online) until the property is rented. We manage your tenants including assisting with eviction procedures (worst case scenario).
We provide high-quality property management services at a competitive rate, saving you an endless amount of time and trouble.
How long will it take to rent my house?
TPM monitors the rental market daily, gathering rental statistics that go far beyond our own properties. This analysis allows us to help you accurately price your property to get it rented fast without risking your rental income potential.
With an aggressive online advertising campaign, multiple neighborhood yard signs, competitive pricing, and a solid understanding of the community, coupled with high qualifying standards for tenants, we strive to have a tenant selected within 30 days. With factors like location, the uniqueness of each home, and market conditions we cannot guarantee results, but rest assured, we strive to rent your property to a qualified tenant in the shortest time possible. A vacant property that has been available for over 2 weeks is poor business for everyone.
How much control do I have in making management decisions?
As much or as little as you want. We supply our clients with a detailed monthly statement with each payment and maintenance receipt available, documenting deductions from the rental income. We set a limit (usually $200) on maintenance work that is done without involving the property owner. Because some owners want to be involved in every decision, we can set this limit in accordance with your comfort level.
How often do you inspect the property?
We do a very thorough Tenant Check-in procedure that documents the status of the property, including taking pictures and testing the smoke alarms in the presence of the new Tenant. We also introduce ourselves to the neighbors and give them our contact information, just in case they learn of an issue that needs our attention. We inspect the property, confirming no lease violations on the lease anniversary date throughout, the term of the lease.
Can a renter sub-lease my property?
In Idaho, the Investor, represented by the property management firm, TPM in this case, can not unreasonably withhold consent. But TPM applies the same screening process for the sub-lease as for the original Tenant.
How many people will occupy my property?
There are no laws regarding maximum occupancy but HUD guidelines are 2 people per bedroom plus 1. Therefore, if you have a 3 bedroom home, you could probably limit the maximum tenants to 7. This is a significant issue with the Fair Housing Act. A limit lower than the guideline may be viewed as discriminating against families.
Do you have someone who will cut the grass?
The Investor specifies how the yard maintenance will be done; renter responsibility, rolled into the rent, or renter choice. TPM will implement what the Investor specifies into the Lease Agreement and monitor the status throughout the life of the lease. The typical yard maintenance season in the Greater Boise area is April through October.
How do you handle repairs, maintenance, cleanup and preparation for leasing?
When maintenance or repairs are needed we then schedule and supervise subcontractors to perform the work. The subcontractor’s invoices are paid by Turner Property Management from the Investor’s Operating Bank Account.
What is the term of the Property Management Agreement?
The Property Management Agreements are for one year and are renewed automatically unless one party or the other terminates it. Termination requires 30 days written notice to the other party’s address of record.
What is your minimum lease?
The Investor defines the length of the lease on a specific property. We recommend 1 year in most markets, although it may serve you to allow a six month or month to month lease in some cases.
How do you set the rent and security deposit?
We monitor ads for competitive properties, online and in local newspapers, looking at factors such as size, amenities and location. Based on the trends and the current situation, we discuss alternative strategies with the Investor and make a recommendation. The Investor makes the final decision. A vacant property is poor business for everyone.
How much do you charge to manage property?
Monthly Management Fee:
- One single family home: 7.5% of monthly rent
- Duplex - Quadriplex (2-4 units): 7.5% of monthly rent
- Plexes greater than 4: 7% of monthly rent
- Lease to Own Property: 10% ($100/mo. minimum) - call for further details
- Owner Carry/Seller Financing Property: 10% ($100/mo. minimum) – call for further details
- New Tenant leasing fee: ½ of the first full month’s rent
- Minimum Balance in Bank Trust Account, per INVESTOR $200
- Establishing the Investor’s Account, each Investor FREE
- Professional pictures, each property, FREE
- Writing and populating website, each property, FREE
- Advertising costs: All Internet and Signage Advertising, FREE
- Any additional advertising will be mutually agreed upon at Investor Account Setup
- There is no investor termination fee
How much does advertising cost?
Our standard practice is to begin advertising as soon as possible after a renter’s Notice to Vacate is received. We put a “For Rent” sign on the property as permitted by CC&Rs and place ads in online websites. If the property is not leased within 10 days before availability, we begin advertising in the local paper, e.g. Idaho Statesman ($120 for 3 lines, 10 days). We pass the incurred advertising costs onto the Investor.
How do you handle renters in Ada County, Idaho, that don’t pay?
The rent is due on the 1st of the month and is late if not received before midnight on the 3rd of the month. The next business day, a 3 Day Notice to Pay Rent or Surrender Possession is served on the Tenant, giving the Tenant 3 business days to pay the rent current or vacate the premises. A $50 late fee is included to cover the legal and service costs. If the rent due plus late fee is not received on the 3rd day, an eviction process is started.
What are the costs of a typical Eviction?
A routine failure to pay rent eviction might proceed as follows. Extraordinary cases may require additional fees such as Sheriff Fees and Attorney Fees. Normally, in evictions which proceed to trial, the prevailing party is awarded costs and attorney fees. However, it is difficult to collect on the Judgment. We will record the Judgment upon the credit report of the Tenant for a period of 5 years so that if the Tenant needs credit in the future, the Judgment will have to be paid.
Eviction Breakdown
- Prepare summons and complaint:
- File administration fee = $75, usually within 24 hours
- File with County Clerk’s Office, set court date (10 days) and serve Summons and Complaint:
- Attorney Fees: $125-150
- Filing Fee: $65
- Service Process: $45 - $60 average
- Final Trial Preparations:
- Additional Attorney Fees: $50
- Trial:
- Additional Attorney Fees: $150
- Sheriff’s Fees: $40
- Recording Fees: $7
