New Client Overview

Thank you for your interest in our Management and Leasing services! Our proactive and innovative approach to rental property management has placed us as one of the leading property management companies in the state of Utah. As rental owners ourselves, we understand how to best structure and manage your rentals to be successful! With hundreds of rental properties under management and accreditation with the Better Business Bureau, NARPM, the UAA , the NAA, Salt Lake Best 100, and various local groups, you can be assured that your investment property rests in the hands of a solid company with staying power.

Why Property Management?

Investing in rental property is a smart investment that has proven to appreciate and add value over time. We can show you how to build a winning portfolio with our investment and management systems.


Some of the many benefits you can expect from Keyrenter Property Management include: Full-time professional licensed staff with expert knowledge of the rental industry who keep communication at the forefront of every issue, a quick response maintenance team and detailed accounting for your rental property. This will ensure a maximum return on your investment and optimize your tax benefit. In short, we take your investment as seriously as you do.


Can property management really save me money?
Yes, in fact it has been shown time and time again that the cost of hiring a management company is far less than the cost associated with the time of a do-it-yourself (DIY) landlord who has to learn the ins and outs of rental property, fit-premises regulations, fair-housing laws, marketing, tenant screening, maintenance, late night calls and other inconveniences, legal fees, training and licensing, software and accounting, gas and travel, and mistakes and pitfalls which can cost DIY landlords thousands of dollars.
Keyrenter Property Management will save you money by having the licensing, training, knowledge, and resources to guide your investments down a patch of financial success!

Listen to Warren Buffett
explain why you should
invest in rental property
and hire a
Property Management company!

Owner Services:

We Develop a Fair Market Rental Budget, Professional Leasing, and Rental Property Management Services for:

Homes Duplex, Triplex, Fourplex
Townhomes
Condos

Services We Offer:

Aggressive Advertising
Thorough Tenant Screening
Bullet Proof Lease Agreement
Excellent Customer Service
Consistent Maintenance processes
Regular Inspections
Monthly Statements
Online Owner & Tenant Portals
and much more!

We serve Salt Lake City, Orem, Layton, and the surrounding areas.

What to Expect

We are an innovative group of full time professionals working with you for the success of your rental property. What this means for you is that we come prepared with years of experience to create a customized solution that will meet your goals while staying in line with the confines of local and national guidelines.

We will give you direction, advice, and explain our processes as best as possible to give you the understanding you need for this to be a successful relationship. Some property management companies manage in such a way that the property owner is required to make all the tedious decisions, deal with tenant relations, and be involved in every detail. We feel that this approach shows a lack of confidence and it is not in line with the client's goals.
Our clients can have peace of mind and are reassured in knowing that we are self-directed, confident, masters of our domain, and that we own our results. Our clients understand and appreciate that they hire a property manager to manage their rentals, not to assist them in managing it themselves. We offer a turnkey style of management service which is most appreciated by those property owners who prefer to be ‘out of the loop’ on all but the most important matters related to the management and leasing of the property. Our clients stay in the loop via our online portal, email, and phone, on all areas which impact their financial performance, leasing terms, and important events where their input is appreciated.

As a client of Keyrenter Property Management you can expect only the best, that is our guarantee! We have heard from clients who have turned over management to us after 20 years of self managing that we don't always do things how they would have, but that it ends up with results that are more positive and that reduce overall cost and risk. Our clients have learned to trust us and we look forward to earning your trust and business!

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ADVERTISING

Keyrenter's aggressive advertising strategies, and the resultant high number of calls, assure that your home is rented or leased in the shortest time possible. As seasoned home rental experts we assist you in deciding upon a rental price, ad strategy, and work with you on all other "start up requirements". We help you decide on a rent price quote only after researching and identifying the most appropriate and competitive starting price. By going with our suggested price, we are confident your vacancy time should average only three to five weeks, but often homes are rented in just days!

To view some of our rental sites, click here.

TENANT SCREENING

Tenant screening is a critical part of the rental process. Some of the biggest mistakes and issues in property management could have been avoided even before the tenant moved in. We have an extremely low eviction rate which we attribute to our successful screening process. To view our standard rental requirements click here.

Keyrenter has implemented an extensive screening process verifying and analyzing:
Credit
Delinquent and Default Accounts
Debt-to-Income
Liens & Judgments
Rental History
Evictions
Person Search and Address Verification
National Criminal Search
Sex Offender Registry
Income Verification

LEASING

Our innovative leasing processes makes lease signing quick and easy for our tenants. By using electronic signature platforms, we are able to quickly and easily secure your home. We handle the whole leasing process for you with terms predetermined by you.

Our lease agreement has been written to give you maximum protection against possible risk. Our legal team is constantly staying up to date with the most current changes in legislation, federal and local statutes, and new court cases which may impact your property. Each lease renewal is completed using only the most up to date and comprehensive lease revision.

It is critical that lease agreements are enforced as written and that no other verbal agreements are made and arranged. All agreements with your tenants are in writing and enforced accordingly. There are many landlords and property management companies that bend their rules and open themselves up to risk of discrimination and liability in many other areas. We are here to protect you through proper lease enforcement.

Our property owners are automatically notified with each new lease and 60 days prior to any lease expiration or renewal, ensuring our clients are always well informed.

LEASE PURCHASE

If you have you been trying to sell your house with no success, or are renting a home you would like to sell, Keyrenter can also help you. The Lease to Purchase option is the perfect solution for homeowners like you. Not only would you have a qualified tenant living in your home for a year, but we acquire a non-refundable down payment (fee, not escrowed funds) from them (minimum, $3,000). This is automatic money in your pocket!

After a year (or the term as agreed) has passed in the tenant’s contract, they have the option to purchase the home at its appraisal price or the price predetermined in the lease purchase contract (whichever is greater). This also allows time to pass, during which the home can appreciate before selling. The purchase price of the home is based on the full appraised value determined by a licensed Utah appraiser, selected by you, or the price predetermined in the lease purchase contract (whichever is greater).

The upfront commission for the Lease to Purchase option is 25% of the down payment. At the time of purchase, the agent cost is 3% of the purchase price for full representation on both sides (generally 5-6% anywhere else).

Again, by working with Keyrenter, you can only benefit. Here are just a few of the perks with a Lease to Purchase rental contract option:
* Full appraised value—the maximum value!
* Time lapse to allow for home appreciation
* Pride of ownership/quality of care: On average, a home is cared for 50% better when tenants value the home as their own, as opposed to renting temporarily.
* Minimal Maintenance Expenses: Most maintenance becomes the tenant’s responsibility for the entire contract period. This greatly reduces operating and surprise maintenance costs!
* Closing costs: At the time of purchase, all closing costs are the responsibility of the buyer. This language is pre-set in the agreement—no more negotiations!
* Up front non-refundable money: Our owners receive a good amount of non-refundable up-front monies to assist with any operating expenses.
* Commission cut-down: We cut our agent fees in half to make selling the home more affordable to property owners.

TENANT RELATIONS

Each tenant is given a dedicated manager which will act as your representative for your tenants. The manager will handle all concerns, complaints, and issues that may come up during the lease. Being highly trained customer service specialists, the manager will be able to handle all situations with professionalism and respect. We understand that your tenants fuel this business and we want to make sure there is always mutual respect, empathy, and understanding.

RENT COLLECTION

We make paying rent simple and convenient for your tenants by allowing them to login to their Tenant Portal to pay online. They can even pay over the phone when needed. We have found that making rent easier to pay for tenants dramatically decreases late payments, evictions, and increases tenant moral. Simply put, tenants love it!

We are very serious about the collection of rents, as it is the lifeblood of ours and your business. The lease agreement is very clear in that rent is always due on the 1st of each month with a 5 day grace period prior to late fees beginning on the 6th. We post a 3-day pay notice on the 7th and give the tenants and opportunity to be current by the 10th. It is very important that we enforce the lease agreement as outlined.

All rents are disbursed to you electronically on the 10th of each month (processing time is 2-3 business days).

EVICTIONS

We are proud to say that our current eviction rate is 0.074%. What this means for you is that the chances for an eviction through our service and process are very low!

When we do evict, our legal team is quick and professional. We understand local eviction laws and processes to see that no time is wasted. We handle the whole process so you don’t have to. If we have to, we will even appear in court on your behalf.

MAINTENANCE

We offer 24hr maintenance support for our tenants. Tenants are required to submit non-emergency work orders and requests through their tenant portal. By doing so, the manager is notified immediately. You are also notified so you can be aware of what maintenance related items are taking place at your rental. We will handle the whole maintenance process for you so you don’t have to!

By having direct source contractors we are able to keep maintenance costs low by having bulk contracts in place. We only use licensed and insured contractors so you can rest assured that your rental is being taken care of.

By signing up for our inspection plan, we will give you recommendations of maintenance items and preventative care recommendations twice per year. This information can save you thousands over time. One of the keys to successful rentals is preventing major issues with small measures.

ACCOUNTING

Our accounting period is from the 11th to the 10th of each month (eg. May 11th – June 10th) On the 10th, you will receive a detailed statement of all income, expenses, escrowed funds, mgmt fees, and any other items impacting your account. This information is extremely helpful in determining the success of your portfolio.

Each January you will receive a year end statement and 1099 for all rents received. These can be used in preparing your taxes for the previous year.

INVESTMENT STRATEGY

We offer to all of our clients free rental advise and strategy. As investors ourselves, we have developed the tools and systems for purchasing and maintaining successful and profitable rental homes with significant returns. Our investment specialists can assist you with your current rentals as well as assist you in purchasing more rentals.

Feel free to contact us for free rental evaluations and advice.

OUR MISSION

To be the BEST residential property management company in the country! We are honest with our clients and customers, genuine in our customer service, professional in our practices, and experts in all areas of our field. We strive for excellence and perfection and never quit! Our TEAM is unbreakable and our clients, customers, vendors, and partners love us! We are Keyrenter!

OUR FEES

Our fee structure is very simple and straight forward! No hidden fees!

Our pricing model saves you between 15-40% in mgmt fees compared to our competitors! Let us show you how!

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Why should I use a property manager to manage my property?

There are many reasons landlords hire property managers, below are some of the most common:

  • Landlords value their time and usually have full-time responsibilities outside of owning rentals property. As professionals, we manage rentals day-in-day-out; it's what we do and we are great at!
  • Landlords value their time and usually have full-time responsibilities outside of owning rentals property. As professionals, we manage rentals day-in-day-out; it's what we do and we are great at!
  • Landlords generally don't have a full understanding of local and federal laws and statutes. This lack of knowledge can cost a landlord thousands in costly mistakes. With a legal team and constant education and involvement on current issues, as a property management company in Utah we are better equiped to solve complex situations.
  • We understand and apply the correct federal, state, and local laws, keeping you and your investment out of trouble.
  • We know the local market, have an extensive network of contacts, and have advertising resources available to us at discounted rates. This allows us to effectively market your vacant home to prospective residents to get it filled.
  • DIY Landlords these days need be skilled in Advertising, Photography, Marketing, Sales, Repairs, Project Mgmt, Customer Service, Conflict Resolution, Legal Proceedings, and many other areas. Keyrenter is all that and more!
  • What needs to be done to my house before it is ready to rent?

    The better condition that a house is in, the better quality tenant that it will attract. Your home must be left in professionally cleaned condition as the tenants will be paying a non-refundable cleaning fee. Your Property Manager prefers to arrange this cleaning to insure that the cleaning guidelines are strictly followed. The carpets must be freshly cleaned and all debris and personal belonging removed from the house.

    It is not necessary to paint automatically, but you should consider painting any room that has dirty or marred walls. A neutral color is best. Your Property Manager will be happy to discuss any necessary repairs or painting with you. Neutral window coverings such as blinds should be left, but not curtains that match a particular bedspread or couch. Tenants moving into a rental property do expect some sort of window coverings to be provided for privacy and safety.

    The tenants are generally requested to maintain the yard in the condition it is provided to them. Therefore, the yard should be freshly mowed, weeded, trimmed and the leaves and debris removed.

    How will you find tenants for my house? How long will it take?

    We know the importance of answering the phone every time it rings, especially when it comes to renting properties. We answer the phone and show properties six days a week from 7am till 9pm. This is one of the reasons we have the lowest vacancy rate in the Treasure Valley.

    Your property, along with photos, will be advertised on our website. It will also be posted on over 20 additional websites. A yard sign will be placed immediately as well. A Property Information Sheet will be prepared for your property with all the necessary information.

    It normally takes two to four weeks to rent a home. It sometimes takes longer in the winter. A home goes on the list of available properties as soon as we receive notice from the existing tenant.

    Can I say that I do not want any pets or smokers in the house? How about children?

    Pet owners are not a protected class. However, by eliminating them you are likely eliminating up to 75% of the people in the market for a rental house! Being open to pets does make your property available to more potential renters. Additional deposits for pets generally run $350 per pet. However, if you feel very strongly about this issue, we will agree not to show your property to anyone with a pet.

    All of our properties prohibit smoking, in the interest of protecting your investment, as well as the health of the neighborhood.

    Children come under the protected class of "familial status" and it is not possible to discriminate in this way. Our application forms do not ask number or ages of any children.

    How does Keyrenter Property Management communicate with their owners?

    We believe in prompt and thorough communication with our clients. Every staff member has their own telephone extension, voice mail, and e-mail. We send out monthly statements and have automated alerts and notifications in an effort to keep our clients informed. Below are some of the instances that we will initiate additional communication:

    Leasing
    Notice to vacate from tenant
    Tenant move outs
    Eviction Summary
    Lease renewals
    Extraordinary maintenance items

    How does Keyrenter Property Management handle evictions?

    We are proud of the fact that we have an extremely low eviction rate. But when an eviction for non payment does come up we follow the following process. On or around the 7th of every month Keyrenter Property Management will post 3-Day Pay or Vacate notice per state law. After 72 hours passes we can file for eviction. We communicate and make final decisions with our clients regarding the eviction. When filing with the courts and pursuing an eviction, our legal counsel handles the process for you.

    How much does an eviction cost?

    If our clients have enrolled in Eviction Guard, the eviction will cost nothing. If not, an uncontested eviction will cost about $500. A contested eviction can cost up to $2500.

    For how much can my investment property lease?

    Your lease rate is going to be determined by several market factors including the condition of the property, location, and the rental rates for competing homes in the immediate area. Unfortunately, the markets that dictate lease rates vary vastly from the markets that influence value of properties. Please contact our office and we can discuss this with you as it relates to your specific property.

    How are Security Deposits handled?

    Keyrenter Property Management will require security deposits, usually an amount that is equal to 75-100% of one month's rent, from all residents. These funds are held in escrow in a real estate trust account. Security deposits cannot be disbursed until the resident vacates at which time a disposition of funds is processed.

    Can I enter my property after it is rented?

    We do not enter the property and recommend the owner not enter the property except for inspections, in emergency situations or when repairs have been requested by the resident. If you sign up for our inspection program, Keyrenter will conduct interior/exterior inspections of the property every six months. History has shown that repeated disturbances prompt residents to become unhappy and not be as willing to renew their leases. We usually try to give the resident 24 hours notice before we enter unless it is an emergency situation.

    How much notice does a resident have to give before they can properly vacate a property?

    Our lease provides that the resident give a minimum 30 day written notice that the lease will be terminated.

    What does Keyrenter Property Management need to start managing my property?

    In order for us to begin the process of managing your property we need the following:

    Complete the online Owner Property Information Data form
    Executed property management agreement with accompanying W9
    Keys to the property, including mail box keys, if applicable
    Garage door openers, if applicable
    Certificate of insurance, with Keyrenter Property Management as an additional insured

    How do I pay management fees?

    Management fees are deducted from your monthly equity distributions.

    Will you pay my monthly bills for me?

    Yes, through our accounting system we can easily pay most of your monthly bills. Typically our owners will pay HOA dues and mortgages. We pay bills on the 1st of each month.

    Can Keyrenter Property Management help me buy or sell investment property?

    Yes, with Keyrenter Real Estate! We are constantly assisting our clients to either sell their rentals, or buy more investment properties. With competitive rates and innovative strategies, we guarantee to save you money and maximize your return! Give our real estate team a call today at 801-566-6700!

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