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#3. Do you have a Tenant Guarantee? Placing a tenant is the most important part of your investment’s success, and the most expensive. Tenant placement fees typically vary from 50-100% of a month’s rent, and some unsavory managers don’t care all that much if they place a bad tenant because if they move out it means another big fee collected for placing a new one.

SHIFT has a 6 month Tenant Guarantee which means if the tenant we place doesn’t work out for any reason (non-payment, lease violations etc) in the first 6 months, we will place another tenant at no charge. This also shows our confidence in our screening/approval process.

#4. Do you perform periodic inspections, and do they cost extra? Left un-checked, you could have a hoarder in your property for months or even years without know it, causing much more damage than it would cost to proactively evict and find a better tenant. There are also other inspections for City Certification, or Section 8 approval. It’s not uncommon for a company to charge $50-200 for coordinating these.

At SHIFT, our portfolio managers personally visit the property every 3 months to check inside the home while changing furnace filters. We also coordinate the City Certification and Section 8 inspections at no additional cost.

#5. Do you offer an Eviction Protection Plan (EPP)? If they look confused when you ask about this one, then the answer is “No”... Eviction costs can pile up in a sticky situation, so we offer a cheap “insurance” for $15/month that guarantees to pay ALL legal fees (attorney bill, court costs, service charges etc) in the event an eviction occurs. It’s not imperative, but will help you sleep a little better knowing you won’t be facing hefty legal fees on top of the already stressful lack of rent money coming in…

#6. Do you transfer utilities between tenants? I can’t tell you how many headaches have been created from this simple task. Utilities not transferred timely, prorated messes with the city water, incorrect security deposit deductions from inaccurate final bills, utility shut offs, etc. To avoid this headache, SHIFT handles all utility transfers during turnover. All bills will be easily reflected on your monthly statements.

#7. When do I get paid!? It’s important to know when you’ll get your money. If you don’t ask, you may be waiting up to a month to get paid. At SHIFT, we process disbursements on the 10th of the month to get you paid quickly via Direct Deposit. We also process another disbursement on the 20th in case some rent was late.