Owner FAQs

Grand Rapids, Michigan, has local ordinances prohibiting housing discrimination based on source of income, including Section 8 housing vouchers. Furthermore, as of April 2, 2025, a new Michigan state law will take effect, amending the Elliott-Larsen Civil Rights Act to include source of income as a protected class. This means that landlords across Michigan, including those in Grand Rapids, will be legally required to accept tenants using housing vouchers and other forms of non-wage income.

Yes, we are licensed. Our licenses to conduct real estate transactions and serve as a real estate broker in Michigan are issued by the Michigan Department of Licensing and Regulatory Affairs (LARA), the official authority responsible for regulating real estate professionals in the state. This ensures we meet all the required qualifications, training, and ethical standards to serve our clients effectively.

Yes, we are available for emergencies after hours. For urgent situations like major maintenance issues or tenant emergencies, we have a dedicated contact system to ensure prompt response. For non-emergency inquiries, we are happy to assist you during regular business hours.

Yes, we can deposit the funds directly into your account through secure direct deposit. This method ensures you receive your rental income quickly and conveniently. Payments are typically processed on a monthly basis, often between the 10th and 15th of the month, after rent collection and expense deductions. Along with your payment, you'll receive a detailed financial report for full transparency.

As part of our full-service management approach, we handle the entire leasing process to ensure consistency and compliance with local laws. While property owners do not receive a copy of the lease or sign it directly, we maintain detailed records and are always available to discuss the lease terms, tenant obligations, and any other concerns you may have. This approach allows us to efficiently manage the property while protecting your investment.

Yes, we are a full-service real estate brokerage serving Grand Rapids and Western Michigan. In addition to property management, we also specialize in buying and selling real estate. Whether you're looking to purchase an investment property, sell your home, or explore new opportunities in the market, our experienced team is here to help you every step of the way.

Rental payments to property owners are typically disbursed between the 5th and 15th of the month, depending on tenant payments and processing times. Rent is collected at the beginning of the month, with a 3-5 business day clearing period for payments. Before disbursement, the property management company deducts management fees, maintenance costs, and any other applicable expenses. Payments are then transferred via direct deposit. For specific timelines, refer to your management agreement or contact the property management office.

We handle rent collection through a streamlined and secure process to ensure timely payments. Tenants are provided with multiple convenient payment options, including online portals, electronic transfers, and in some cases, in-person or mailed payments. We enforce clear rent due dates and follow up promptly on any late payments. If a tenant fails to pay on time, we have a structured process for issuing reminders, applying late fees as outlined in the lease, and initiating further action if necessary. Our goal is to maintain consistent cash flow while minimizing rent-related issues.

We typically sign leases for 12 months, which is standard in the industry. However, we can discuss alternative lease terms if a different duration better suits your property's needs or the tenant's situation. Our goal is to create lease agreements that provide stability and align with your investment strategy.

We charge tenants the maximum security deposit allowable under Michigan law. In Michigan, the maximum security deposit a landlord can charge is one and a half times the monthly rent. For example, if the rent is $1,000 per month, the most that can be charged for a security deposit is $1,500. This limit is set by Michigan law to protect tenants while still allowing landlords to secure their property.

We can typically start managing your property within 1 to 4 weeks, depending on a few factors. The process includes an initial consultation, property assessment, and gathering necessary documentation. If your property is move-in ready or already occupied, we can often expedite the timeline. Our goal is to ensure a smooth transition while effectively preparing your property for management.

We manage a variety of property types, including single-family homes, multifamily properties, apartments, and commercial properties. Whether you own a single rental home, a multi-unit building, or a commercial space, we have the experience and resources to effectively manage your investment.

As a property management company, we provide detailed financial reports to keep you informed about your property's performance. These reports are typically delivered on a monthly basis and may include:

• Income Statement: Summarizing rental income, expenses, and net income.
• Owner Statement: Offering a comprehensive overview of your property's financial activity.
• Maintenance Reports: Detailing completed repairs, pending work orders, and associated costs.
• Tenant Rent Roll: Showing rent payments, outstanding balances, and lease details.

We ensure these reports are clear, organized, and easily accessible through our online owner portal for your convenience.

Your tenant's security deposit is securely held in a dedicated trust account, separate from operational funds. This ensures the money is protected and managed in accordance with Michigan's landlord-tenant laws. Keeping the deposit in a trust account helps safeguard the funds, ensuring they are available for appropriate deductions, if necessary, or returned to the tenant at the end of their lease.