What do Property Managers Do?

What do Property Managers Do?

Many landlords and real estate investors want to know: What do property managers do?

When asking the question, “What do property managers do?” one must first consider the professional qualifications of the individual property managers. Like many things in life, one size does NOT fit all… and this absolutely applies to the role of property managers of your largest investment asset(s).

Landlords and investors must seek answers to the following questions:

1. Is the property manager a member in good standing of the National Association of Rental Property Managers (NARPM)?

Alignment with NARPM is a huge step in the right direction when considering which property managers to hire. NARPM members adhere to a strict code of conduct, and agree to standards of professionalism as well as a strong code of ethics.  They know the rent and vacancy factors of their area, and are much better equipped to get you top-dollar for your rental.  They are also able to handle difficult situations, enforce the terms of the rental agreement and have the ability to recover NSF checks, evict tenants and collect bad debts.

2. Is the property manager well known in the community, and personally familiar with reputable painters, electricians, roofers, carpenters, landscapers and handyman companies?

Look for property managers who have solid, positive relationships with the tradesmen/women who will be necessary to fix/repair anything that might need attention in your property. There should be no hesitation from property managers who are asked to provide contact information and referral resources of the maintenance professionals that they employ.

3. Do the property managers have a history of placing great tenants into the properties that they manage?

It’s one thing to fill a vacancy.  It’s another thing altogether to place the RIGHT tenant into your property.  Qualified, professional property managers are able to provide a solid history of great tenant placements where both the landlord and the tenant are a great match for one another.

What do property managers do?

The best property managers offer you peace of mind as they ethically care for your investment asset.  They help you build a legacy through real estate investment. They handle the hard work so that you can simply reap the rewards.  They bring the gap between landlord and tenant - and provide the glue for healthy relationships.

We’d love to be considered to manage your property. Please reach out to us here: 720-989-1996

Are you one of Littleton’s happy home owners?

Are you one of Littleton’s happy home owners?

The Denver Business Journal reported this week that Littleton, Colorado was ranked the second-best small city in the United States by WalletHub.

“Housing costs are affordable, home-ownership rates are high, cost-of-living is comfortable, education and health care are sound and quality of life ranks high.” Denver Business Journal

Littleton Colorado has a rich history, and a doomed factory

Littleton Colorado was incorporated in March 1890 with a population of 245. Franklin Gilmore was elected as mayor the following month and the city’s first church, St. Mary’s Catholic Church, was built on Prince Street in 1901. The county courthouse was completed in 1908 and the first Littleton library was opened in 1917, designed by JB Benedict.

In 1920, the first High School was built as was the Holmes Motor Company. In 1955, the precursor to Lockheed-Martin, the Glenn L. Martin Company was being developed and offered thousands of jobs to local residents. Through the 60’s and 70’s Littleton continued to grow and the Arapahoe Community College was formed, the Chatfield Dam began to be filled with water and the  Littleton Historical Museum opened, which is home to Littleton’s first log school.

The Rough and Ready Flour Mill, built in 1867 provided some of the first jobs for the gold prospectors and families during the gold rush. It burned down three times before finally closing in 1959.

Some features of Littleton Colorado you may not know about

Littleton Colorado is 9 miles south of Denver and is known for its Western Welcome Week that has been celebrated since the late 1920’s and benefits the local community.


Hudson Gardens is a 30 acre non-profit botanical gardens which was started in 1941 by Colonel King C. and Evelyn Leigh Hudson. It became a public garden 1996 and features musical guests throughout the year and makes for a beautiful wedding and event venue.


Littleton World War II Memorial was dedicated on Veteran’s Day in 2000. It is located at 6000 S. Gallup St. Littleton, Colorado in the Ketring Park.

Littleton is an up and coming neighborhood that still has a lot of small town charm. With it’s convenience to C-470 and Santa Fe, getting to and from Denver and the surrounding areas makes it a perfect suburb that maintains its community roots.

Pick up the phone and call 720 989 1996 and lets talk about investing in a rental home in Littleton Colorado!

I’m Moving. Do I Rent or Sell My Denver Home?

I’m Moving. Do I Rent or Sell My Denver Home?

Wondering what to do with your Denver house when you move out of the area?

The changing housing market is scary for some and seen as a cash cow for others. The options you have as a homeowner to leverage one of your largest assets is not a small feat. If you are moving out of town and have a home in Aurora, it is important to decide whether selling or renting it is the better solution for you.


What are your goals?

This is always the first question because it determines your next course of action. Are you wanting the investment of an income property that can send you ongoing income each month? Are you needing a lump sum of income or are you able to allow value to build in the property?

What’s my Denver home worth?

You will need to look at the sale value of your home. From that, you will see what the bottom line is from the sale. Subtract any costs associated with the sale such as Realtor fees and the mortgage and capital gains tax burden.

Contact us to get a property rental analysis to determine what rental rates your home could earn. Subtract any costs associated with the rental such as expected repairs and property manager fees. Also consider the additional tax benefits, and the effect on your wealth portfolio.


What is your strategy?

Once you understand and know your goals, you can make better decisions about how to achieve those goals. Knowing the value of your home- not based on emotion but instead on a market professional’s opinion, you can now see the potential return on your investment. From there, you will need a strategy to use the home as a vehicle to your goal.

If you use a home sale to reach your goal, you are looking at a single transaction and can start the home buying process again. If you use a home rental to reach your goal, you will be wanting to interview and work with a property manager.

As an out-of-area landlord, it is critical you have someone local to manage the property. Why?

  1.    Someone needs to be reviewing the property at least once a month.

It is important to stay on top of tenant issues and changes. A vacant property can easily be taken over by squatters. A tenant may attempt to make unauthorized changes or begin bad habit such as allowing the grass and weeds to become overgrown. These can create legal issues and being on top of changes will help nip any problems while they are small.

  1.    Someone needs to meet the potential tenants face to face.

Meeting the tenants, including doing a complete background check, reference check and income verification is critical. You want a high quality tenant and a legally binding lease to protect your investment. You also want to protect your property by having an agent you have designated be responsible for showing the property and following a code of ethics. Never give a lock box code to someone claiming to be an agent without proof.

  1.    Someone needs to manage your home rental investment.

Property management can be a full time job, and we are guessing you aren’t putting your house for rent because you have nothing better to do with your time. In addition to saving you time, they will be watching your investments value. For example they will be asking, “Is the rent comparable to others in the area? Which vendors do we need right now vs. what can wait?”

If you have defined your goals, or aren’t sure where to start or what is possible with using your home as a rental, contact us. If you have defined that and are needing a home value analysis, call 720 989 1996 and contact us today.

The top 3 reasons property owners change Property Management Companies

The top 3 reasons property owners change Property Management Companies

As a Denver Metro and Aurora Colorado Property Management company, we never want to see our clients go. And there is something bittersweet about getting clients from another property management company. After all, we want our industry well represented and we want people to get a tremendous value from using a property manager, because “a rising tide lifts all boats”.

Here are the top 3 reasons we have found that causes someone to ‘jump ships’ in the property management world.

  1. Lack of Communication

This problem is certainly not unique to the property management industry. In fact, the irony of our super connected world, where you can communicate with people via dozens of methods, we suffer from lack of communication more than ever. You can call, text, email, Facebook message, leave a voice message, write a note, put a note on an invoice… yet somehow, we fail to know the BEST way to communicate with any given person, and therefore communicate in the way we like best, or sometimes, not at all. We can take for granted that the other person somehow heard from So-and-so, or will know the work was done, the bill was paid, etc. by way of NOT receiving something.

Nothing can lose a customer faster than simple lack of communication. Owners want to know expectations and they want to know results. Without these two things, it is like talking to a sail. Eventually, the owner feels ignored and they go looking for someone to talk to, someone who will listen, someone who lets them know they exist and are appreciated.

  1. Too many tenants

There are a lot of costs involved with getting a rental filled. Marketing the property, spending money on conducting background checks, and labor hours to interview prospective clients, are just a few. Owners have to cover these costs, which cuts into their profits.

When an owner is dealing with constant tenant turnover, it is a hassle, and worse, cuts into their profits.

Why is there high tenant turnover? It can be a result of:

Property Management aurora denver coloradoUnqualified tenants. The Property Manager possibly didn’t do a thorough job of screening the applicant. Even though the applicant was able to produce employment verification and the required deposit money, the employer wasn’t contacted. References, including the former landlord, weren’t called. Basically, due diligence wasn’t done and the tenant ended up being low quality. This happens sometimes- people get laid off or have medical emergencies, but when tenant turnover is high, repetitive and habitual, it is an issue with the manager.

Poor Management. If the Property Manager is neglectful of the tenant, this can result in high turnover. Ever heard the term “slumlord”? This is the term that is applied here. When the Property Manager ignores the legitimate needs of the tenant, is belligerent regarding requests or otherwise is problematic with boundaries, laws or ethics, this is a big problem, and tenants won’t stay.

Tenant Dissatisfaction. This goes hand in hand with poor management, but is separate for another reason. Sometimes the needs of the tenant changes- they moved into a one bedroom and now they have a baby on the way and want a second bedroom. This is not something that can be foreseen or controlled. But, when tenant dissatisfaction comes from the property not being maintained, or the rent is too high, those can contribute to tenant turnover. While most people will say their rent is too costly, there is the truth of what the market is barring. If comparable units are going for a third or half of your unit, tenants are likely not going to stay. A good property manager keeps up on the market trends.

  1. Lack of communication between property owner and property management

This has been said already, but needs to be said again because it is so important. Good communication should be the goal of a Property management company. Owners should expect updates on the property including inspections, any changes and always the status of vendor service orders.

Is it too much for a home rental property owner to be given an update on a repair status? We think not.

If the property management company you are using is no longer steering you the way you want to go and you are looking for a change, Legacy Properties-PM would love to help. Want to avoid the pitfalls of poorly managed, high tenant turnover companies? Call 720 989 1996 and contact Legacy Properties-PM today using the form below.

Free Property Assessment

[gravityform id="1" title="true" description="true" title="false"]

5 Reasons To Hire A Property Management Company For Your Rental Property

5 Reasons To Hire A Property Management Company For Your Rental Property

Do you own and rent out a rental property?

Owning, renting and maintaining properties in the Denver Metro area, or anywhere for that matter, can be a time-consuming, difficult task. Background screening potential renters. Collecting rent payments. Following up on maintenance and repairs. It all takes a lot of energy. The best way to avoid the work and stress involved is to hire a property management company.

Here are five of the best reasons to do so:

  1. You own more than one rental property.

    Keeping up with just one rental property is difficult, and the more rentals you own, the worse the problem gets. Running around from property to property, handling all the small things is daunting, at best. If you own multiple properties that contain several units, you may well benefit from hiring a management company.

  2. You live out-of-town.

    If you don’t live near your rental property, it is difficult to travel to and from the property to keep things running smoothly. It can also be extremely expensive, especially if you have to make a trip for a small problem. Hiring a property management company assures that the day-to-day issues are dealt with quickly and effectively.

  3. Property management isn’t your thing.

    Some people like the idea of owning a rental property, but don’t want the responsibilities of day-to-day management. Dealing with tenant complaints, collecting rent and managing maintenance is stressful, to say the least. If you are more of a hands-off property owner, a property management company will help relieve the pressure on you.

  4. You just don’t have the time.

    If you have a day job and you own one rental property, it may not be too much more work. However, if you’ve got multiple properties, it can take as much time to manage as your job does. Perhaps you just want to invest more of your time growing your rental property business. Either way, a property management company can help. You can leave the time-consuming tasks to someone else so you can focus on what’s really important to you.

  5. You don’t want to be an employer.

    At some point, you may need to hire a manager and, perhaps, other employees to help. That means you’ll have to deal with payroll, taxes and potential legal issues. You must realize that the actions of your employees can, and will, have an impact on you and your livelihood. A property management company avoids these problems and protects your interests.

Denver, Centennial Aurora and other city rental property owners are not always the best at managing their properties. At times, it is difficult and downright stressful to deal with all the demands. When you hire a property management company, you not only relieve the stress, but you also open up more time to focus on other things.

If you are a rental property owner looking for a reliable, experienced property management company, pick up the phone and call Legacy Properties-PM at 720.989.1996 or contact us.