Owner FAQs

Answers to your frequently asked questions

• Aren’t all property management companies basically the same?

  No! Some property management companies offer only limited services for discounted pricing. We are a full-service firm designed to handle ALL aspects of the property management experience. Our services are tailored to meet your needs.

• Is Davis Real Estate, Inc. the best option for every real estate investor?

  No. We are a relationship-based property management business and we only work with owner-clients who are realistic in expectations and looking for a high-quality, full-service experience.

• How do you help me as an investor?

  Property management is 24-hour, 365-day job. As a private investor, it can be all-consuming. We make investing easy for our owners. As a full-service property management company, we are specialists in marketing, tenant screening, inspections, maintenance, collections, accounting, and tenant communications. We do the work for you, keeping you in the loop at all times, to maximize the potential of your property.

• What types of properties do you manage?

  Davis Real Estate, Inc. is a full-service property management company, managing over 400 rental units. Our vast experience allows us to manage the full range of rental properties. We can service residential and commercial properties. Our residential properties include apartments, single family houses, multi-units, and townhomes. We rent commercial properties from retail store fronts, to office spaces, to warehouses.

• How do you advertise my rental?

  Our extensive and proven marketing program attracts high quality applicants from a variety of sources. We know that most renters look for properties on the internet, so we use a wide variety of rental sites like Hot Pads, Apartments.com, Craig’s List, Homes.com, Realtor.com, Facebook, and many more. Our marketing draws people to our website, which is user-friendly and allows applicants to apply online. In addition, our staff are knowledgeable about our units and work directly with potential tenants on the phone or in person.

• What local and federal laws do I need to be aware of before I rent out my property?

  There are multiple laws governing rental real estate including federal and state Fair Housing, habitability laws, tenant rights laws, applicant screening, rent-ready standards, and more. We ensure your property, and the management experience, is fully compliant with ALL rules, regulations, and laws.

• How updated does my property need to be rent to it?

  The quality of a property is equal to the quality of the tenant it will attract. Therefore, you want your property to be updated and CLEAN! We can take care of getting your property rent-ready to ensure it meets the state habitability requirement and attracts high quality applicants. 

• Do I have to accept pets in my rental?

  Although you do NOT have to accept pets in your rental, over 70% of all tenants come with pets. That means that if you chose NOT to accept pets, you are reducing your prospective inquiries by 70%.

• How do you screen tenants?

  In-depth tenant screening is the foundation of a good property management experience. Our screening process utilizes technology and personalized service, to ensure we place high quality tenants in our properties.  We complete a credit and criminal background check, search for evictions, verify employment, and check rental references. Then, using a point system, we find the best qualified tenant for your property. Our selection process conforms to all Fair Housing laws.

• Can I be involved in the selection of a tenant?

  No. You can trust us to minimize the risk of a poor-quality tenant. Our applicant screening process has processed over 5,000 applicants and we know exactly what to look for in a high-quality tenants. We comply with all Fair Housing rules and regulations.

• How long will it take to get my property rented?

  Properties that show well and are priced appropriately should rent in 30 days or less. We will give you price recommendations as well as weekly activity feedback to ensure we minimize any vacancy time.

• Do you provide a tenant placement guarantee?

  Yes, if we place a tenant and they break their lease during the first 12 months – we will release it at not cost to the owner.

• Am I required to make my property available to Section 8?

  If your property is located in Clinton County, they do not offer Section 8.

• Who provides the lease agreement?

  We use an in-house, custom, attorney-prepared lease agreement designed to be fair and provide maximum legal protection to all parties. We also include pet addendums, lead based paint disclosures, mold disclosures, and crime free lease addendums.

• Do I need to sign the lease for a new tenant?

  No. As your legal agent, Davis Real Estate, Inc. signs all of the legal documents on your behalf.

• Who holds the security deposit?

  Davis Real Estate, Inc. holds all tenant security deposits in our security deposit trust account. This is done to comply with Commonwealth of Pennsylvania security deposit and trust accounting rules and regulations as determined by the Pennsylvania Real Estate Commission.

• When the tenant moves out who does the security deposit return?

  When a tenant moves out we will do a property check-out and we will complete the security deposit return process. We will withhold any funds from the tenant’s security deposit that are legally due and allowable. Pennsylvania state law is very clear on what things may NOT be charged to a tenant’s security deposit and all security deposit returns are completed to comply with state law.

• What if the tenant does not pay rent?

  We handle the entire rent collection process. Although it is rare - should a tenant not pay rent, we handle the entire legal eviction process on your behalf.

• Do you provide any type of eviction guarantee?

  Yes. Our tenant screening process is so strong that we will personally assist with the legal fees should an eviction occur on your property.

• Do you inspect my rental property?

  We perform an annual mid-lease property inspection. The purpose of this inspection is to ensure the property is being well cared for, there are no lease violations, and to look for potential deferred maintenance issues before they become a problem.

• Who takes care of maintenance?

  We will handle all repair requests (even the middle of the night emergencies) and we use pre-screened, high quality vendors.

• Can I do my own property repairs or use my own vendors?

  While a property is vacant, you are welcome to do whatever make-ready work you would like to do on your property. When a tenant is living in the property, we do need to screen who is accessing the property for the protection of the tenant-residents. Therefore, we will use our pre-screened and pre-approved vendors. If you have a favorite vendor, please give us their contact information – we are always looking to add new high-quality vendors to our group!

• Is there a maintenance or escrow reserve I need to pay?

  Yes. We will collect a $300 escrow reserve from you. This is YOUR money and it will be deposited into our bank trust account as the reserve for YOUR property. We will potentially use these funds to pay for expenses that may arise between the time we send you your rental income, and the time we collect the rent from the tenant the following month. But we will always maintain this $300 reserve as long as we manage your property. When we stop managing your property it will be paid out to you.

• How do I access my financial reports?

  Our owner-clients have a secure on-line portal which gives 24/7 access to financial reporting. 

• How do I get my money each month?

  We close out the monthly accounting cycle and do a direct deposit of your funds on the same date each month, per your management agreement.

• Can you help me buy or sell real estate?

  Yes. We offer sales services exclusively to our owner-client group and we can help you buy another rental, or sell your current property when the time is right. We have closed millions of dollars annually in real estate transactions.