What are your Property Management Fees?
Greenleaf charges whenever a tenancy is in effect, a rate of 6% of the monthly rental amount for houses and townhomes and 7% for condominiums. No management fee is charged when your property is vacant and we do offer a discount for multiple properties. 

The homeowner is responsible for any maintenance repairs that are not caused by the neglect of the tenant(s). The owner is also responsible for legal fees and cost involving rent collection and eviction proceedings.  We do not charge for annual inspections, processing paperwork for court proceedings or property showings.  
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How is advertising handled?
We start the marketing process as soon as we receive a 30-Day Notice from your resident or at the time you sign up with our management company. Your property will appear on our vacancy list that is listed on our website. We can also put a Greenleaf lease sign on your property notifying rental prospects. Approximately 1 out of 4 prospects come to us from signage at the property. We will also advertise your property online with one or more rental databases. Finally, we can put your property in the local newspaper. 
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What should be done to prepare for a new resident?
To prepare the property should be in pristine condition. The walls should be freshly painted, carpets clean with no tears or loose areas, clean appliances, clean kitchen and bathrooms and clean/new blinds. Finally, the yard should be in good condition both front and back. We are happy to inspect the property to assist in preparing it for rent.  
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Whose responsibility is maintenance?
The owner is ultimately responsible for the maintenance of the property. The resident will be charged for their damages. Our management company will assist in minimizing the cost of having residents rent your property. We will assist be performing routine inspections, selecting responsible tenants, and utilizing resonable vendors. We will keep a history of maintenance, along with repair cost and charge accordingly.
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How are issues addressed at the night, weekends and holidays?
Our office is available for emergencies 24 hours a day. If a Residents contacts our office at night, weekends and holidays they can leave a message on our answering service. Their call will be answered promptly. We have maintenance staff and plumbers available for emergencies 24 hours a day.
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What happens if the resident does not pay the rent?
If your resident does not pay rent as agreed we will make contact with them soon after the rent due date. Our due date is normally the 3rd of the month, but an existing lease may be later. If we cannot get a satisfactory answer we will make arrangements to serve a Notice To Pay Rent or Quit. Once the days have pass we will submit the notice along with the existing rental agreement to a local attorney. This will start a process known as an unlawful detainer. It may include a court trail, but normally does not. The resident may move at any time, we may obtain a court order to move the tenant with the assistance of the local law enforcement, or we may obtain a stipulated judgment where the resident is ordered to pay back all monies owed, including future rents, or face an eviction without another judgment. You are responsible to pay for all legal costs unless you purchase "Eviction Insurance" as a part of your management fees with us.
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What happens if the tenant bounces their rent check?
As soon as we determine a rent check has bounced we will process it and notify the resident that the rent is now owed along with a processing fee and a late fee. If necessary we will serve the tenants a Notice to Pay Rent or Quit. Most residents end up clearing the check but it may delay your statement and funds.
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Can you assist me if I already have a resident? 
Yes. We may have to continue using your lease until it concludes or we may be able to sign your current resident utilizing our lease. In cases where the resident is behind in their rent we can take the necessary steps to either collect the fees or evict.  
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Who pays for repairs after a resident moves out?
After the move-out inspection, we will determine who is responsible for damages. You are allowed to charge the resident's deposit for rent, damages above normal wear and tear, and cleaning. We will compare the move-in condition report to the current condition (we take digital photos before and after of the property). We want you to know that we consider this an important time in the management cycle and we will protect your interests. If the resident's deposit does not cover the costs, then you will have to pay the balance. We will bill the resident for the balance and turn it over to collection if the amount due is not paid promptly.
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What bills can your company pay and when?
We can pay bills associated with your property including maintenance bills, utilities, taxes, insurance and mortgages. We charge a small additional fee to pay mortgages. After rentals fees have cleared we pay mortgages and utilities, then we pay all other bills. You will then receive any owner proceeds checks.
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Who holds the tenants security deposit?
We hold the tenants security deposit in our trust account until it is paid back to the tenant or used for rent, cleaning or repairs upon the tenant moving out.
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When do I get reports and rental payments each month?
All rental fees are due on the first day of each month and considered late if received after the 3rd day of the month. Most owner checks are mailed on the 15th, but you can choose to have an early check and report sent to you. Since rent checks must clear the bank, it is not practical to send funds earlier than the 10th. We will electronically send your funds directly to your bank from our bank. There is no extra charge for this service. If your funds are sent via ACH, we email your statement the same day. Note: Weekends and holidays can delay owner proceeds checks to the next business day.
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What liabilities do I have and how can I protect myself?
As the owner of the property you could be held liable for known and some unknown conditions at the property. In most cases your fire/liability insurance policy will cover you adequately. You should discuss with your insurance company the amount of recommended limits for your situation. Our management company should be added as either additional insured or name the manager as an interested party to the policy at no extra cost. 
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What if the resident breaks the lease?
If the resident moves without notice we will take possession and contact you. The remaining time on the lease will be billed to the resident.  We will work to rent the property at the same rent rate in order to mitigate the past resident's liabilities and enforce the lease.
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How often does your company do property inspections?
We will schedule and perform an annual inspection of the property. This inspection will check for roof, pipe and tub/shower leaks and other property issues. We also photograph the property and provide you with a written report. If you want additional inspections they can be arranged.
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How do I get started?
You can visit our Get Started page.
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