Are you leaving money on the table due to traditional landlord practices?
Traditional landlords try to hoard up money by spending as little as possible and focusing only on getting short-term returns.
However, this strategy will certainly backfire in these ways:
- Your properties will start looking run down.
- You’ll get more issues with your renters.
- You’ll be able to ask for less and less rent.
- Your long-term wealth potential will drop significantly.
Choose Jacob Grant to provide you with property management services in Idaho Falls.
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- We’ll provide proactive maintenance that improves the market value of your properties
- We’ll find and foster high-quality tenants
- We’ll help you make smarter investments and improve how your properties operate
- We’ll drive up your long-term cash flow and property values.
The best part of the Jacob Grant business-focused strategies? We’ll do all the time-consuming legwork so you won’t have to do anything. Call us today to find out more.
Call Jacob Grant If You Want Property Management Services in Idaho Falls
If you want to make smart decisions and grow your real estate portfolio in Idaho Falls, then you need to partner up with us. We run each of your properties like a strategic business, so you can increase your returns. Our methods allow you to be hands-off on daily management while getting regular cash flow and long-term returns.
Screening Tenants
Do you treat your tenants like customers?
We do. Our tenant relationships lead to better outcomes for our investors. So we take the time to identify and attract the most qualified renters in Idaho Falls. With a strategic marketing plan, rigorous screening process, and dedication to customer service, we’re able to place reliable, responsible residents in your rental home.
Better tenants bring you consistent cash flow. They help us maintain your property. They renew their lease agreements and communicate well. We can help you find them.
How Much Rent Should You Charge
How much is your rental property worth?
More than you think, maybe. The amount of rent you can charge depends on a number of factors. It also depends on the current market and the strength of your competition. You can likely charge more in rent today than you could a year ago. That’s good news.
At Jacob Grant, we love working with owners who aren’t sure where they should set their rental value. Our data and our deep market knowledge helps us price your rental home for maximum profitability.
Increasing Cash Flow
Your rental property is a business.
Any smart business owner strives to earn more while spending less. At Jacob Grant Property Management, we help Idaho Falls rental property owners do exactly that. With a strategic approach to leasing, managing, and maintaining your investment, we’re able to help you earn more money every month.
Higher rents. Preventative maintenance. Long-term tenants. All of these things help you enjoy a stable, profitable investment experience. We’ll show you how to do it.
Do you have a business mindset?
Our innovative approach isn’t for everyone. But if…
- you bought or built properties with the goal of financial independence
- you don’t have the time or inclination to manage your properties
- you expect expert property management
- you want to surround yourself with strategic partners whom you can trust for advice and decision-making.
…then you will value the Jacob Grant approach to Idaho Falls Property Management.
Choose the Pricing Package that Fit Your Needs
| Full Service Management | Multi-Property Full Service Management 3 - 19 Properties | Multi-Property Full Service Management 20+ Properties | ||
|---|---|---|---|---|
| 10% of Monthly Rent | 8% of Monthly Rent | Contact for Custom Pricing | ||
| Tenant Placement Fee | ||||
| Tenant Placement Fee | $0 | $0 | $0 | Rent Assessment |
| Rent Assessment | ✓ | ✓ | ✓ | |
| Marketing the Property | ||||
| Marketing the Property | ✓ | ✓ | ✓ | |
| Finding Tenants | ||||
| Finding Tenants | ✓ | ✓ | ✓ | |
| Tenant Screening | ||||
| Tenant Screening | ✓ | ✓ | ✓ | |
| Renewal of Lease | ||||
| Renewal of Lease | $100 | $100 | $100 | |
| Pet Screening | ||||
| Pet Screening | ✓ | ✓ | ✓ | |
| Full Legal Compliance | ||||
| Full Legal Compliance | ✓ | ✓ | ✓ | |
| Convenient Rent Payments | ||||
| Convenient Rent Payments | ✓ | ✓ | ✓ | |
| Accounting | ||||
| Accounting | ✓ | ✓ | ✓ | |
| Property Maintenance | ||||
| Property Maintenance | ✓ | ✓ | ✓ | |
| Rent Collection | ||||
| Rent Collection | ✓ | ✓ | ✓ | |
| Eviction Process Handling | ||||
| Eviction Process Handling | ✓ | ✓ | ✓ | |
| Property Accounting and Reporting | ||||
| Property Accounting and Reporting | ✓ | ✓ | ✓ | |
| Monthly Owner Statements | ||||
| Monthly Owner Statements | ✓ | ✓ | ✓ | |
| Property Evaluations | ||||
| Property Evaluations | ✓ | ✓ | ✓ | |
| Owner and Tenant Portals | ||||
| Owner and Tenant Portals | ✓ | ✓ | ✓ | |
| Tenant Maintenance System | ||||
| Tenant Maintenance System | ✓ | ✓ | ✓ | |
Frequently Asked Questions
Do you offer discounts for multiproperty portfolios?
What do you do when a tenant moves out?
When we receive a 30 day notice for a tenant to move out, we begin marketing immediately. This increased exposure substantially decreases vacancy periods (we average 3-4% vacancy rate).
The business day after the tenant moves out, we have a move out inspection. The move out inspection includes a detailed report along with a video. Repairs, housekeeping, and carpet cleaning are scheduled immediately. A short make ready period is important in order to make walk throughs available as soon as possible.
The move out process includes a detailed financial statement to the tenant that moved out detailing any charges for items that are above “normal wear and tear” as defined by the Idaho Landlord Tenant Handbook.
What do you do if a tenant does not pay rent?
We serve a 3 day pay or quit notice as provided by Idaho Law. If we have not received rent within 3 days, we provide the landlord with recommendations to move forward to evict. This process is streamlined to leave you to make the decision but out of the process.
What do you do with late fees?
Late fees require owners to wait for their funds and property managers to chase tenants for rent. Therefore they are split 50-50.
Should I allow pets in my rental property?
Even if you decide to accept pets there is a list of pets that are not allowed because our liability policy and most policies held by owners have exclusions with these dogs. To see a list of the breeds, you can click on application requirements in the prospective tenant section on jacobgrant.com.
Jacob Grant has a pet application process and scoring system that measures potential risk of the pet and cost risk if the pet does damage. There is additional deposit to help reduce this exposure.
*Fair housing requires that service animals are allowed even in “no-pet” housing. Charging additional rent or security deposit for a service animal is illegal. If someone has a service animal and completes the appropriate paperwork you will be notified.
What about utilities?
Utilities will be addressed when you sign a contract with Jacob Grant Property Management. A landlord agreement will be created by the owner and listed as follows:
Owner’s name or company name
c/o Jacob Grant Property Management
490 Park Ave, Suite 1
Idaho Falls, ID 83402
These agreements decrease the cost of turning utilities on and off and greatly reduces the risk of frozen pipes during the winter.
How do you handle “bad tenants?”
When a tenant violates the lease, we follow up with a lease violation. This is a form that outlines the violation and references the portion of the lease that is violated. There is an associated fee and sometimes follow up interior or exterior inspection depending on the violation.
Sometimes a neighbor will know about a violation before we do. In the case that we receive information from a neighbor, we follow up with verification of the violation.
What types of properties do you manage?
We manage single family homes, apartment complexes, 4-plexes, duplexes, condos, and townhomes. In addition, we manage apartment communities.
What are your certifications?
We are highly involved with the National Association for Residential Property Managers (NARPM) and attend national conferences to facilitate ongoing education and stay up-to-date with industry best practices.
We are also highly involved with the Institute of Real Estate Management (IREM). This is a highly respected property management education system which offers certifications such as the Accredited Residential Manager (ARM) or the elite Certified Property Manager (CPM).
Jacob Grant encourages all staff to take IREM classes through pay increase incentive and scholarship support for financial help. We currently have one CPM on staff and others that are on their way. We believe education increases our ability to meet owner’s goals, increases our professionalism and maximize our potential.
How do you collect and store security deposits?
What is the approval process for maintenance?
What are the contract cancellation terms?
When do you pay owners?
Funds are dispersed to owners on the 15th of every month. In the event that the 15th is a weekend or a holiday, funds will be dispersed on the following regular bank day. All funds are dispersed via ACH into a checking account of your choice.
What accounting do you offer?
Monthly accounting is provided to owners after funds are dispersed on the 15th. You will see line item by line item income and expenses on your monthly report. You will receive a copy of paid invoices as well as your monthly reserve balance. Additional reporting can be requested. All 1099s are paid out annually to vendors on behalf of owners. Year-end statements are provided to owners for tax purposes.
Do you provide access to online financial statements?
Owners have an “Owner’s Portal” in which they can view all of their financial statements at any time. Sensitive financial information is protected by a secure connection. The secure connection uses AES_256_CBC, which is a 256 bit encryption.
How long will it take to rent my property?
There are many factors that go into renting your property
Price
When rental properties are over-priced they typically do not rent quickly.
Cleanliness and repair
Rental properties that are clean and in good repair show better and therefore rent more quickly.
Season
There are not as many people looking for rental properties in winter months. This smaller pool of renters reduces the speed with which properties rent.
During the spring and summer, when rent is set correctly, properties will typically rent within 14 days of being advertised. Many times if we are marketing vacancies while the previous tenants are still living in them, they rent even more quickly.
Note: Jacob Grant Property Management uses Lease Targeting as much as possible. Lease Targeting means we change the lease end dates according to the season. If we are marketing a rental property in November we will try for a shorter term lease, and sometimes we are even able to secure 15-18 month leases. Though this is not always possible, Lease Targeting reduces your overall vacancy.
What services are outsourced?
Every company is required to sign a contract, provide proof of liability insurance and workers compensation and show consistent professionalism with tenants. They are also required to provide quality repairs consistent with pricing.
We typically don’t go with the very cheapest service in town as the long term results are not beneficial to properties or owners, and typically increase liability risk in the case of injury or damages.
What is the average length of tenancy?
There is a lot of variability in length of tenancy. Typically there are shorter occupancy periods in studios and 1 bedroom apartments and in homes that rent for more than $1300. Our average occupancies are between 12 and 18 months. The longest occupancy periods tend to be associated with properties that are between $700 and $1200. We see occupancies that last 2-3 years regularly. We have seen tenants live in a studio apartment for 10 years, and we have had people live in a 6000 sqft home for 2 months. These situations are atypical and not the rule.
What rent collection options do you offer tenants?
Tenants can pay with credit card, debit card, or ACH payment through their online portal. This “no-cash” policy protects your funds.
How many tenants have you evicted in the last year?
Why Do You Need Property Management Services in Idaho Falls from Jacob Grant?
We Look Out for You in the Long Run
Our definition of success is your financial independence. That’s why we take care of your current cash flow and your property’s value a decade from now.
We’re Committed to Building Loyal Tenants
Forward-thinking businesses are committed to building loyal customers. Likewise, we’re committed to improving the customer experience for your tenants.
Continuous Improvements with Smart Expenditures
At Jacob Grant, we’re continually looking for ways to improve our processes, so you can increase your cash flow and better manage your risk and liability.
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- unbundling utilities from rent, so your tenants get more transparency
- proactive maintenance work to stabilize your property value
- detailed accounting
- clear, proactive communication
- semi-annual equity evaluations
At the same time, we believe expenses should be managed, not avoided. With strategic planning and budgeting, your returns become much more predictable, and you can improve your long-term property performance.
Learn the Specifics of How Jacob Grant Will Run Your Idaho Falls Real Estate Investments Like a Business
Jacob Grant offers a different method of property management to our investors. It results in the cleanest and best maintained properties in Idaho Falls. It also results in financial independence for our clients.
Whether you’re just starting out with purchasing your first rental home or you already have a multi-family apartment complex; as long as you have a business mindset, we’d love to work with you.
If you want to learn how we’ll apply our business strategies to your specific investment portfolio, then send us a few details today. We’ll give you a FREE management kit that details our plan for your Idaho Falls investments.
Read Our Success Stories
Get in Touch with Jacob Grant
If you’re ready to partner up with us, or if you still have questions, give us a call here: (208) 522-3138. You can also visit us at 490 Park Ave #1 Idaho Falls, ID 83402. Alternatively, you can fill out the form on the right.
However you choose to contact us, we’ll be happy to respond to you quickly.
