Landlord FAQ

Landlord Frequently Asked Questions

Is Bev Roberts Rentals acting on behalf of the Landlord or the Tenant?

At Bev Roberts Rentals, we proudly act as the representative for landlords through a binding Listing Agreement and/or Property Management Agreement.

Can I expect to have a reliable tenant?

As one of our most valuable services, each applicant and any occupants age 18 and over are subject to an extensive background check. A thorough screening process will ensure you receive reliable tenants who pay their rent on time, rent for longer periods of time, leave less wear and tear on the property, and generally cause fewer problems.

Our application process encompasses the following assessments:

Consumer Credit Reports:
We provide the applicant’s FICO score and payment history, complemented by a fraud evaluation tool designed to proactively detect and prevent potential cases of identity theft through credit alerts. Moreover, our credit report includes public records, providing visibility into any Tax Liens, Bankruptcies, or Judgments that may have been rendered against the applicant.

Employment & Wage Verification:
The applicant’s employer is contacted directly to obtain a formal verification of employment. This includes details such as the applicant's start date, present employment status, job title, compensation structure, and, if applicable, average hours worked for hourly employees. This step is essential in confirming that there have been no recent unreported employment changes that might not be evident on a pay stub.

Criminal Record:
Criminal background checks are performed on a nationwide scale by compiling a database made up of Federal, State, County, and Local records. This comprehensive database includes vital information from sources such as the Sex Offender Registry, Warrant and Wanted Person’s Database, and the International Terrorist Watch List. Your safety and peace of mind are paramount to us, and we leave no stone unturned to ensure a secure living environment for all.

Eviction Record:
Our diligent service includes a meticulous county-by-county search of nationwide eviction record filings. This thorough report unveils any recent filings, dismissals, writ of possession orders, as well as financial judgments.

*NEW* Identity Verification & Fraud Prevention:
Our services include verification of applicant identities across 100+ countries, mitigating the rising threat of rental fraud. According to NMHC research, rental application fraud is increasingly prevalent. Identity verification serves as a crucial tool in our pursuit of securing reliable tenants by thwarting attempts to falsify documentation that influences rental decisions. NMHC reports show that 84.3% of respondents have encountered applicants fabricating pay stubs or other income documents, 80.0% have witnessed misrepresentation of information on applications, and 70.0% have faced identity theft or fraudulent ID usage. Snappt's State of Apartment Tenant Screening Survey reveals that 1 in 8 rental applications involves fraud, and applicants with forged documents are 7 times more likely to result in eviction or bad debt. Our identity verification process compares uploaded documents with trusted databases and government records. Moreover, facial recognition technology further fortifies our defenses against synthetic identity theft.

Residence Verification:
Our commitment to thoroughness extends to delivering an in-depth report that reveals invaluable insights into an applicant's rental history. As part of this process, our service ensures the authenticity of the phone number provided by the applicant by verifying its connection to their previous landlord.

Is there a requirement for allowing pets?

At Bev Roberts Rentals, we believe in tailoring your rental experience to your preferences. You have the option to decide whether pets are welcome in your property or not. To aid you in making an informed choice, we've gathered the following insightful statistics from reputable sources such as the American Pet Products Association (APPA) and the Humane Society of the United States:

68% of U.S. households own a pet.
47% of U.S. households have a dog.
37% of U.S. households have a cat.

While choosing not to allow pets may extend the rental process by excluding a significant tenant demographic, it can help mitigate the potential for pet-related damages. Should you decide to welcome pets, we advise considering some guidelines. Limiting the number of pets, covering specific breeds within insurance policies, as well as setting restrictions on weight and age, can be beneficial. To address any possible concerns, we suggest implementing a pet fee or alternatively, a double security deposit. Assistance animals are in a different legal classification than pets.

As delineated by insurance company guidelines, the list of restricted dog breeds includes Akita, Alaskan Malamute, American Bulldog, American Eskimo Dog, Argentino, Australian Cattledog, Beauceron, Black Russian Terrier, Boerboel, Boxer, Bullmastiff, Cane Corso, Catahoula Leopard Dog, Chow Chow, Dalmatian, Dingo, Doberman, English Bull Terrier, English Bulldog, English Mastiff, Eskimo Spitz, German Shepherd, Giant Schnauzer, Great Dane, Gull Terrier, Husky, Korean Jindo, Ovcharka (aka Caucasian Shepherd Dog), Pit Bull, Presa Canario, Rhodesian Ridgeback, Rottweiler, Shiba Inu, Saint Bernard, Shar Pei, Siberian Husky, Staffordshire Terrier, Thai Ridgeback, Tosa, Weimaraner, Wolf, Wolf Hybrids, and mixes thereof. Additionally, any animal with a history of biting, aggression, or similar offenses is also considered restricted. Based on insurance company criteria, restricted animal breeds encompass rabbits, ferrets, lizards, iguanas, snakes, reptiles, guinea pigs, hamsters, gerbils, rats, and all exotic pets.

Who is responsible for collecting the rent?

At Bev Roberts Rentals, we take care of the rent payment collection process from tenants, channeling these funds towards the seamless management of your property's monthly operations. Rest assured, any surplus income is promptly distributed to you through our monthly disbursement system.

What steps are taken if the tenant doesn't pay rent?

Our primary goal is to swiftly address any concerns that arise, seeking amicable resolutions before resorting to legal measures. Should the need arise, we are well-equipped with a proficient legal team to offer assistance. While eviction cases are rare, if required, our skilled professionals can facilitate the tenant removal process from your property. Our eviction procedures adhere to meticulous guidelines, involving legal notices, direct communication with the tenant, thorough documentation, and ultimately, court proceedings leading to a judgment and eviction order. Throughout the legal process, our attorneys advocate for your rights, collaborating closely with law enforcement for an orderly lockout procedure. Initially, the fees associated with the eviction process are invoiced to you, but they are subsequently billed to the tenant for reimbursement according to North Carolina General Statutes. It's worth noting that tenants often opt to vacate before their scheduled eviction to avoid any undue complications. However, in the event that a tenant departs while still owing a balance, their security deposit is applied towards the outstanding amount. Moreover, we maintain a partnership with a reliable collection agency and possess the ability to report tenants' credit history to the national credit bureaus when necessary. Rest assured, we handle these situations with professionalism and care, keeping your best interests at heart.

Is it advisable for me to maintain an emergency fund?

We kindly advise against solely relying on rental proceeds to cover your mortgage or expenses. While we strive for timely rent payments, unforeseen circumstances can sometimes affect payment schedules. To ensure preparedness for any unexpected situations or significant expenses, it's wise for every landlord to establish a rental emergency fund. This fund can prove invaluable in addressing unforeseen needs such as major renovations, like a new roof or heating system, that may arise unexpectedly. We encourage property owners to consider contributing to their own personal emergency fund for added peace of mind.

When can I expect to receive my payment?

Payment timelines are guided by certain procedures to ensure accuracy and consistency. As per the lease terms, rent is due by the first of every month. To remain compliant with North Carolina Landlord-Tenant Law, we provide a grace period of five days after the first. Our adherence to trust accounting practices necessitates a waiting period of ten business days to ensure tenant rent payments have cleared before we can release your payment. This precautionary procedure is a common practice among property management companies to maintain financial accuracy and integrity. As part of our commitment to transparency and efficiency, we schedule payments to owners on the 15th of the month or the subsequent first business day, providing you with a predictable payment timeline.

Could you arrange for my payment to be deposited via ACH?

Unless otherwise requested, you will automatically receive your monthly statements and checks by mail. In order to take advantage of our free Direct Deposit service, please complete the Direct Deposit Authorization Agreement found in the Landlord Forms and Documents section of our website and return it to your property manager.

What occurs with the Security Deposit?

Security deposits are placed in a separate escrow account pursuant to the Tenant Security Deposit Act where they remain until the tenant vacates the premises. After the termination of the lease, the security deposit may be used to reimburse the landlord for any damage that occurred. It is imperative that we determine the extent of damage within 30 days of lease termination; otherwise, we must provide the tenant with a written interim accounting of deductions claimed, followed by a final accounting no later than 60 days thereafter.

Will I be kept informed about repairs?

Following our standard management agreement, we have a convenient process in place for non-emergency repairs under a designated amount. By default, these repairs are preauthorized unless you instruct us otherwise. This approach not only helps minimize vendor trip costs for our landlords but also ensures that tenants promptly receive essential repairs in a safe and timely manner, contributing to their satisfaction and potentially longer tenancy periods. Should an estimated non-emergency repair exceed the the designated limit, rest assured that we will promptly seek your approval before proceeding with the work.

How can I be confident in the quality of work performed by maintenance contractors?

Rest assured, we have established strong partnerships with a range of licensed and insured contractors who deliver exceptional maintenance services at a cost-effective rate. The substantial volume of work we entrust to these contractors enables them to extend cost savings, which we happily pass along to you. As we have thoroughly vetted their reputation and reliability, you can have full confidence that the job will be executed to the highest standard without the need for supervision.

What if I wish to use my own contractor?

Absolutely, if you have a preferred contractor for your maintenance needs, please inform us so we can include this information in the Property Management Agreement. It's important to note that we must work exclusively with bonded or insured contractors who can supply us with a W-9 form. In cases where your chosen contractor is unable to provide these documents, you would need to coordinate and oversee the maintenance directly. For your protection, we strongly advise against engaging contractors without proper insurance, as this could potentially lead to liability issues arising from injuries or damages.

What procedures are in place for emergencies?

We highly recommend that tenants adopt a proactive stance toward both emergencies and regular maintenance tasks. Our 24-hour emergency response service ensures that every call is promptly answered by a live agent. This service not only guarantees round-the-clock availability for our landlords and tenants but also provides reassurance that we're here to assist you during all hours of the day, night, weekends, and holidays.

What is the purpose of the Reserve and why is it necessary?

As outlined in the Property Management Agreement, the landlord agrees to permit Bev Roberts Rentals to retain a predetermined sum of the landlord's funds in reserve. This allocation covers expenses associated with the management and operation of your property. With the reserve in place, we can proactively address minor maintenance issues, reducing the need for frequent calls to you for immediate financial contributions. In urgent situations requiring swift decisions, the reserve serves as a helpful buffer, ensuring the safeguarding of your property and tenants' well-being. It's important to note that failing to respond and approve our maintenance requests could lead to legal consequences, as laws are in place to protect tenants' right to habitable living conditions. The reserve serves as an immediate resource that enables us to take necessary action in the event of a delayed response. Our fiduciary duty is centered on maintaining tenant safety and living standards, while also striving to minimize expenses for landlords. In the case of more significant repair requirements, landlords can conveniently make electronic owner contributions through the owner portal using a mobile device. It's important to highlight that if any repairs are carried out during the month, the reserve amount will be restored to the necessary level from the subsequent tenant's rental payment. Our dedication lies in offering you all-encompassing property management services, granting you the advantages of ownership while we adeptly manage the intricate operational aspects.

May I communicate with the tenants directly?

In order to maintain clear communication channels and uphold legal obligations, landlords are expected to adhere to our management agreement by refraining from direct contact with tenants. As outlined in the lease agreement, tenants are required to initiate communication with us for any concerns or inquiries. Failure to do so results in a breach of the lease and management agreement terms. Acting as the liaison between landlords and tenants, we manage all communications while steadfastly upholding lease terms and legal responsibilities for both parties. Maintaining this intermediary role is essential for effective lease enforcement and to protect your interests. Without insight into tenant and landlord interactions, it becomes challenging for us to offer optimal protection. Our primary objective is to ensure all agreements and communications are conducted in a legally compliant manner. This proactive policy serves as a vital safeguard, preventing potential legal disputes and offering mutual protection for both you and Bev Roberts Rentals. It's worth emphasizing that the lease represents the sole legally binding contract between you and the tenant. Adhering to its terms is of utmost importance. Past instances have shown that well-intentioned communications with a tenant can expose landlords to property, financial, and legal risks. Our position as property managers also entails a degree of risk, which is why we strongly advocate following the lease's guidelines. By working in harmony with this policy, we collectively ensure a secure and compliant landlord-tenant relationship.

How long will my home's components last?

In our role as a property manager, we frequently encounter a common question from landlords: “What is the expected lifespan of my carpeting, roof, deck, and other home components?” This inquiry is essential, as it allows for effective maintenance planning, repair, and fair assessment of tenant negligence charges. Being a typical landlord often entails the responsibility of replacing home components when their expected lifespan has run its course, and this doesn’t always result from tenant neglect. However, in cases where the lifespan hasn’t exceeded its estimate, and clear tenant damage is evident, landlords have the option to charge tenants for the expense. To maintain fairness, the practice involves depreciating the life span estimate, ensuring that tenants are not burdened with the cost of a brand-new replacement. Remember, these are general guidelines, and actual lifespans can vary depending on factors like climate, usage, and maintenance. Regular inspections and addressing issues as they arise are key to extending the lifespan of your home’s components.

In a 2007 study commissioned by the National Association of Home Builders (NAHB) and supported by Bank of America Home Equity, valuable insights have been gained regarding the expected lifespans of various home products. In this article , we’ll provide a general guide to give you a sense of when it might be time to consider upgrading or replacing various elements of your home.