Living Room Property Management
We’ll take care of you and your investment so you have time to do what you do best. Our knowledge, experience, and integrity—along with reasonable prices and pride in a job well done—mean you can relax knowing your investment is working for you.
We’re pragmatic, highly skilled professionals who deliver personalized service like no other. We use the latest technology and marketing strategies to find and keep qualified renters for your property.
We get it. We support our owners with property management solutions intended to save time and money. Our commitment to excellence, education, and technology, as well as our ability to respond and adapt to market forces, means we can confidently provide the highest caliber of service.
We invite you to get connected and join our unique network of professionals for a long and lasting business relationship.
Call us. We want to talk to you.
Respond More Quickly And Offer Excellent Service To Both Owners And Residents.
At any time and from anywhere, we are able to securely access data about all properties. Sensitive records are safely stored in a state-of-art data center which is automatically and routinely backed up.
Save Time And Paper By Using Email To Send Monthly Owner Statements.
The statements are organized in a concise and easy to read format that details the performance of your property for the previous month. We can also post these monthly statements on a secure Owners Portal.
Process and respond to maintenance requests more quickly.
We can quickly resolve issues by accessing vendor information and using electronic work orders for more efficient communication. All records are stored for future access.
Pay you even faster each month.
Deposits can go directly into your bank account using ACH (electronic payments).
“I cannot stress enough how personable, reliable, and honest this company’s ethics are, and how committed to making things right should anything start to go astray. Your rental home is your equity, and your investment. They completely understand and treat it as such.”
— Yvette Sheble, Owner
Frequently Asked Questions
When is my house ready to rent?
The condition of the house is key to attracting quality tenants. Your home must be professionally cleaned as tenants will be paying a non-refundable cleaning fee. The carpets must be professionally cleaned, and all debris and personal belongings must be removed from the house.
Paint any rooms or areas where paint has chipped or dirt can’t be removed. We recommend neutral colors. Living Room would be happy to discuss any necessary repairs or painting with you. Neutral window coverings such as blinds or curtains should be left for tenants to provide privacy and safety. The yard should be freshly mowed, weeded, and trimmed—leaves and debris removed.
How will my home be marketed
We market the home as soon as we receive notice from the existing tenant and have permission from the owner to market their property.
Your property will be professionally photographed and posted on our website as well as third-party websites like Zillow, Craigslist, Padmapper, Hotpads etc. At the owner’s request we can place yard signs on the property for potential interest of people driving by. A skilled leasing agent will meet prospective tenants at the home for a personal tour.
Do you collect first and last month's rent?
It is generally preferable to collect the first month’s rent plus a security deposit.
A refundable security deposit will range between $300 to an amount equal to one month’s rent (condos and multi-family tend to run on the lower end of the scale). It is not common to collect HOA moving fees from the tenant if applicable. The Security Deposit is held in a Clients Trust Account, as mandated by the Real Estate Division.
Can I exclude smokers, pets, or children?
Living Room Properties prohibits smoking in the interest of protecting your investment.
Tenants with pets are a large majority of the market for rental homes. Pet owners are not a protected class, but allowing pets increases the available potential renters. Additional deposits generally run $200 to $500/pet. If you feel very strongly about not allowing pets, we will agree not to market your property as pet friendly. Children and service animals are both federally protected classes. It is not possible or legal to discriminate against anyone with children or service animals.
What happens if the tenant does not pay rent on time?
The rent is due on the first of each month and considered late after the fifth. If the rent is not received by the eighth of the month, Living Room will take the first step in the eviction process by sending a 72-hour Notice to either pay the rent or vacate the property.
If the tenant has not paid by the end of the 72-hour notice period, the owner is notified to file at the courthouse for a FED (eviction) hearing, which is within ten to fifteen days. The majority of evictions are handled without an attorney. The owner is responsible for paying the initial filing fees which are charged back to the tenant and should an attorney become necessary in a contested FED, the owner is responsible for all legal fees.
When do I get my money each month?
The rents are due on the first of the month and are considered late after the fifth. The rental funds must clear the tenants banks before Living Room can begin disbursing funds. The Real Estate Division requires two weeks for clearance. We begin the payment of bills on the fifteenth. We are able to use electronic payments (ACH) to deposit funds directly into your bank account.
How am I protected if the tenant damages the property?
To minimize the risk of tenant damage, a security deposit is required at move in. If there is additional damage then what is covered by the security deposit, the tenant will be billed. If they do not pay, the matter is turned over to a collection agency.
What happens if the tenant leaves before the end of the lease?
The tenant is responsible for the rent for the term of the lease. If they leave prior to the termination date of the lease, they will be charged a lease break fee equal to 1.5 times a month's rent. This fee is paid to you as the owner.
Who handles emergencies?
Living Room will handle all emergency and non-emergency repairs. We will keep you informed, but you will never receive a call in the middle of the night.
Who handles the repairs on the property?
We have built strong partnerships with licensed and bonded contractors who provide competitive rates and are available 24 hours a day for emergencies. You are billed at the amount of the vendors invoice — we do not add any additional charges for supervision of routine repairs. Living Room also offers in-house maintenance services our owners can hire for many routine service requests.
- Everyone, over the age of 18 who will reside in the home, submits an application. Note: Applications will not be considered complete until ALL residents in a group apply.
- Completed applications are sent to our third party screening service.
- Upon notification of application approval, applicants have 48 hours to secure the rental by submitting their security deposit.
We need the following in order to process an application:
- $50 application fee due for each Adult
- Fully completed, signed Application by all Adults
- Proof of Income (i.e., check stubs, tax documents, bank statements, offer letters)
- US Government issued ID (i.e., driver’s license, US passport, US Visa)
Our application process may take 24-72 hours during which time we will keep the home off the market. If your application is denied, you will receive your deposit back, however if you are approved and you fail to enter into a lease agreement, your deposit will be forfeited for the benefit of the owner.
Please also make sure that the application fee, deposit and/or rent are submitted into three separate payments. Rent and application fees must be submitted via electronic Payments (ACH).
Forms & Documents
Did you know that you can now pay your rent online? It's fast, easy, and secure, so why wait? Below, you'll find some information on how to get started and a few reasons why so many others have already made the switch!
Once you’ve signed up, you can:
View and pay your bills anytime (24/7)
View and pay your bills from anywhere (any computer with an internet connection)
Set up an automatic payment
Sign up for automatic reminder emails
Review your payment history
Have you ever looked at a calendar and suddenly realized that your rent was due that day? We make it easy to pay online. You can even schedule a payment in advance so your rent is paid automatically.
Your information is password protected and all transactions are both encrypted and securely transmitted.