Questions owners ask
Can’t find your question? Email [email protected].
Money
How much do you charge?
8% of rent collected. New placement is $495. Renewing the same resident is $0. Setup is $495 per property. See every fee.
How and when do I get paid?
Monthly by direct deposit, around the 12th of the month once rent clears.
What reports do I get?
A monthly statement, a year-end 1099, and live reports in the owner dashboard.
Do you hold a reserve?
Yes, $300 per property to cover routine repairs without waiting on transfers.
Who holds the security deposit?
We hold it in a trust account and handle the itemized return within Idaho’s 21-day deadline.
Do you pay HOA dues, utilities, or the mortgage?
No. HOA dues, utilities, and the mortgage stay the owner’s responsibility.
Leasing
How do you set the rent?
From recent comparable leases, current listings, and your home’s condition. We share the comps.
Can I choose the resident?
We apply consistent, published criteria to every applicant to stay fair-housing compliant, and we pick the first qualified applicant. You approve the criteria up front.
Do I have to allow pets?
No, but pet-friendly homes lease faster. Assistance animals are not pets and must be allowed by law.
Do I have to accept housing vouchers?
No. We don’t accept Housing Choice Vouchers (Section 8) on homes we manage. Boise requires landlords to consider any lawful, verifiable income — wages, self-employment, benefits, child support, retirement — but since Idaho House Bill 545 took effect on 1 July 2024, that no longer extends to Housing Choice Vouchers. Meridian, Eagle, and Kuna have no source-of-income rule at all.
What condition does the home need to be in?
Clean, safe, and with working systems. We send a make-ready checklist during onboarding.
Maintenance
Do I approve repairs?
We can approve repairs at or under $300 without bothering you. Above $300 needs your OK, unless it is an emergency for health, safety, or property protection. Then we notify you as soon as we can.
Do you mark up repairs?
No. You pay the vendor’s invoice at cost, $0 markup, and you can see it in the portal.
Can I use my own vendor or do repairs myself?
Owner vendors must be licensed and insured. Owner DIY is limited to vacant periods.
The agreement
How long is the contract?
Contract length and notice are in the management agreement.
Will you take over a home with a tenant in place?
Yes. We review the lease, deposit, and ledger, then onboard the resident to our portal.
What if I want to sell?
We can coordinate with your agent and help with showing notices for an occupied home.
What would your home rent for?
Get a free rental report with a rent range, a days-on-market estimate, and exactly what you would pay us. No sales call required.