Owner FAQs

Yes. In Colorado if we are managing as a third-party fee manager we must be licensed. This is regulated by the Colorado Division of Regulatory Agencies (DORA).

It depends on the property type and location. Effective, May 3, 2021, the Denver City Council passed a new ordinance requiring a residential rental property license for any person to offer, provide, or operate a residential rental property in the City and County of Denver. This requirement doesn’t go into effect for residential single-family homes until January 1, 2024. It has now gone into effect for some multi-family properties. As part of our process with each property we manage we will assess whether or not your rental property requires a license, and we’ll assist in receiving the license if needed.

We manage single family homes, condos, townhomes and small multifamily buildings in the Central Park neighborhood of Denver and the surrounding areas within 15 minutes. This is where we have built up our expertise, it’s where we live with our families and its where we”re confident we can provide the best service.T ake a look at a sample of our property portfolio here.

Yes, of course! We have a very thorough attorney drafted Property Management Agreement that we sign with all owners before we manage their property. It will outline expectations, costs, term of our agreement and everything else you want to know as an owner. We’re happy to send you a copy if you’re considering our services.

We can begin right away. That said, we do want to make sure that we are the right fit for both you and your property. Our process is to have an initial phone conversation to make sure we’re a good fit, then we’d love to meet you in person and tour the property. To start the process you can set up an the initial phone chat here (link to 15 minute appt via Hubspot calendar for Joe Phillips) at a time that is convenient to you.

We offer both so you can pick the service that best fits your situation and goals. You can learn more about our offerings on our services page or by checking out our pricing page that shows both services in a side by side comparison.

Yes. For maintenance emergencies we are available at all hours. For non emergencies the best way to reach us is through the portal or via email during active during business hours. (8:00am – 5:00pm Monday – Friday)

Yes. We process owner disbursements via ACH every month on or about the 15th of the month. This varies slightly depending on what day of the month the 15th falls on. At this same time, we will make available through your portal your Owner Statement for the current accounting period.

Your Owner Statement will show you the rent collected for the month, the expenses/bills paid on your account, the management fee paid and any other money withheld on your behalf (such as replenishing the maintenance reserve if needed). The first time we send out an Owner Statement to you we’ll be sure to review it with you. We’re also available any time going forward if you have questions on a specific statement.

Prior to us starting to manage your property you will be provided a copy of our attorney-prepared lease. You will have time to review it and make sure you are comfortable with it. We will also discuss at that time your acceptable parameters for the terms of a lease that we can then go execute on your behalf once we find a qualified tenant. We sign the lease on your behalf. We have 3 primary reasons why we sign the lease for you rather than having you sign the lease:

1. This is what you’re paying us for, to manage the property within the acceptable parameters you provide based on your goals.
2. We follow best practices that in line with Fair Housing laws that you may not be aware of, so we shield you from potential liability.
3. We don’t want to slow the process down by adding another layer of signatures that are required. When there are multiple potential applicants it can be frustrating to them to have to wait long periods of time for a response. We strive to be responsive to tenants to keep a strong reputation that benefits us and our owners.

Rent collection is handled online through the tenant's secure online portal. By collecting payments through an online portal it's faster, more secure and just more convenient for all parties.

Rent is due on the 1st late if received after the 7th of the month. Senate Bill SB21-173, Concerning Rights Related to Residential Rental Agreements, covers all aspects of the lease agreement and what we can and cannot charge with respect to late fees, when rent is due, and much more. This 7 day grace period before a late fee can be charged is mandated by that bill. We strive to collect all owner’s rent payments on time and will follow appropriate legal action to collect any past due rents on our owner’s behalf.

Typically our goal is to secure a quality tenant that will sign a lease for a minimum of one year, but we always cater the lease term to fit your needs. If you’d like a shorter or longer lease so the lease term ends at a favorable time for re-leasing a home (like Spring) we undertand. You may also need to structure a short term lease to avoid passing a deadline that would have tax consequences for you. We understand that too and we’re happy to work with you on the term that fits you needs. Should you want a lease for less than a year we will do our best, but understand that most tenants are looking for security in their living arrangements and the cost of moving is quite high. If we feel your desired lease term is significantly hurting your ability to lease the home we will let you know.

No, not at this time. That said, we do also manage furnished properties that are mid term rentals, which means leases of 30+ days. We do not manage any rentals with leases less than 30 days.

Focus will hold the security deposit in a trust account specifically for this purpose. The funds are never comingled with the rental income trust account or the operating account of the business. It is important to remember that this is the tenant’s money and will be returned to them upon termination of the lease agreement, should they follow our guidelines in ensuring the home is returned in rent ready condition (minus normal wear and tear). We, as the property manager, will follow state laws which outline the process in refunding the deposit to the tenant less any funds for damages above and beyond normal wear and tear.

We do not charge you a management fee while the property is vacant, which is part of our endeavor to align our interests throughout the relationship as much as possible.

Yes, we do! Our sister company, Focus Real Estate, works closely with our owners and occasionally our tenants, to help buy or sell real estate. Based on sales volume and number of transactions we are the #1 rated real estate team servicing the Central Park neighborhood. Our agents are experts in the community and can help you in any capacity.