Managing Your Home
How do we prepare your property?
This is to clarify some commonly asked questions and issues that arise about being a landlord. The two most important things
we can do for you is the careful screening of tenants and to properly prepare your home for marketing
and ongoing maintenance. How do we prepare your property?
Preparing Your Home
All Arizona Living Rentals residents are enrolled in the Resident Benefits Package (RBP) for $30/month which
includes credit building to help boost the resident’s credit score with timely rent payments, HVAC air filter delivery
(for applicable properties), move-in concierge service making utility connection and home service setup a breeze
during move-in and much more!
CLEANING: Your home should be immaculately cleaned including the removal of hard water buildup in all water areas.
All light fixtures should be cleaned, and the refrigerator should be moved to clean the floor
underneath. All cabinets, drawers, windows and screens, baseboards, and walls should be sparkling
clean. We have a complete checklist of tasks that our cleaning vendors must perform. Clean means spotless.
We prefer to coordinate the preparation to spare us all from the awkward circumstance in which you have
prepared the home and it does not meet the standards of Arizona Living Rentals & Property Management LLC.
These same standards will be expected from your tenants. Consider these initial expenses as a business startup cost.
CARPETS: Carpets must be cleaned professionally with a truck mounted system. A rented steam
cleaner from the supermarket will impart too much soap and water into the carpets, creating more muck
than they remove. If your carpet is in poor condition, dated or unusual in color, it should be replaced.
PAINT: The house should be as neutral as possible. It may be necessary to repaint rooms that
offer limited color schemes. At a minimum, walls and baseboards will need to be touched up with paint. If the
paint is old, it is not always possible to do this. We have also found that in some newer homes, contractors
have mixed paint brands and colors together to produce a paint that is impossible to match.
NEUTRALITY: Light, neutral colors throughout the house are the best choices for rentals. Older
homes that are dated with unpopular colors, countertops, appliances, and window coverings usually
require longer marketing times for lower rents.
PEST CONTROL: The house should be sprayed for bugs between tenancies. After the tenant has
moved in, pest control is the tenants responsibility. The exception would be unusual pests such as
packrats, bees and hornets nests and the like which generally would present themselves to the exterior of the
LANDSCAPING: The yard should be weed-free, pruned and tidy. A timed irrigation system should be
provided to help maintain your landscape. It will not guarantee your landscape. Power outages,
equipment failure, weather, and root eating insects can create problems for all yards. Discuss with one of our
agents whether a periodic landscaper would be recommended for your particular property.
KEYS: Properties should be keyed to one key. Again, this should be considered a business startup expense.
Make sure we have a mailbox key, its mailbox number, a pool key and working garage
door openers. Garages that have handle locks should also have a key. Houses may be re-keyed
between tenancies at our option.
SWIMMING POOLS: Talk to your insurance agent about extra liability insurance. DIVING
BOARDS AND SLIDES MUST BE REMOVED. Be prepared to fence the pool to separate it from the house.
ON-GOING MAINTENANCE: It is our mission to respond to maintenance calls quickly. This
corresponds with landlord/tenant laws, respect for your tenant and as importantly, to the integrity of
your property. We use licensed and insured vendors almost exclusively. Replacements are "like for like". Our
management agreement authorizes Arizona Living Rentals & Property Management LLC to make routine
expenditures as described in our management agreement, except essential components and services which
must be made immediately, notwithstanding the cost. Emergency repairs will not be “put out for bid”. The few
dollars you might possibly save by the bidding process could quickly be consumed in rent credits and hotel
bills while the bids are gathered. Some landlords wish to perform their own maintenance or have one of their
friends perform all maintenance requests. We will try to honor those requests whenever practicable.
Unreasonable delays are not practicable.
VERIFICATIONS: We verify credit, employment, income, and prior landlord references and run
credit/criminal background checks. We do not involve you in the selection of tenants; however, will contact
you with our preliminary approval and discuss the next step. It is important to reach you within 24 hours; so it
is very important that you inform us when you change work, cell and/or home phone numbers or will be on
PETS: By establishing a "no pet" policy, you will be eliminating a large percentage (currently 65%) of
the market. Generally, if a pet is over a year old, well-trained and a part of the family, the expected damage
is minimal to nonexistent. Damages are the tenants’ responsibility to remedy. Additional pet deposits are
recommended. Assistive animals cannot be denied.
FEDERAL HOUSING LAWS: We comply with Federal Housing Laws which prohibit
discrimination against race, creed, religion, sex, handicap, assistive animals, familial status or national origin.
Please do not ask us to violate these laws. Violations carry fines up to $100,000.
RISKS: No matter how careful we are, there is a certain risk that landlords take to be in the
rental business. Arizona Living Rentals & Property Management cannot guarantee tenancies. We have an
excellent track record in choosing tenants. This is not to say that we do not have tenants who break leases.
One thing certain in life is change. People buy homes, get transferred, lose their jobs, divorce, get sick and
even die. Most tenants who break their leases, honor their lease payments until the property is re-rented.
AUTHORITIES: Our management agreement empowers us to sign, renew and terminate leases on
your behalf. Your signature is not required on the rental agreement.
SECURITY DEPOSITS: Arizona residential landlord/tenant laws limit the amount that a landlord can
charge as any combination of deposits to 1 plus ½ times the rent amount. The security deposit may not be
used as last month’s rent.
EVICTIONS: Evictions can be accomplished generally within 30 days of non-payment. A lawyer is
required to appear in court on your behalf. They will charge for the appearance. Other expenses will be the
process server, court filing, sheriff/constable.
LANDLORD/TENANT LAWS: For reference, these may be accessed on the internet at http://www.azsos.gov/.
This does not cover every possible happenstance. This is intended to cover the most commonly asked
questions. If you have any concerns or questions, please feel free to contact me. You may also want to
consult with an attorney on any legal or tax implications of being a landlord.
It is a privilege to be of service to you.
Arizona Living Rentals & Property Management