Owner Frequently Asked Questions

Please contact our office if you have any questions not answered below. We are happy to schedule a free consultation to discuss the services we offer property owners to help you enjoy the benefit of owning investment property.

• What happens if the tenant leaves before the end of the Lease?

  The Lease is a legally binding contract. A small percentage of tenants will break their Lease due to unforeseen life events and some will simply make the poor decision to leave before fulfilling their Lease. The tenant is responsible for rent through the entire term of their Lease. If they are forced or choose to leave prior to the termination date, they will be charged for all of the following: a) outstanding balance including all rent, unpaid fees and other non-rent charges accrued prior to the date that owner/agent knew or reasonably should have known of the abandonment/relinquishment of the unit, b) all damages to the unit, c) an early termination fee equal to one month's rent. The property is put back on the market as soon as possible to mitigate the tenant’s charges.

• When is your office open?

  Our office is open Monday-Friday 8:00 AM–5:00 PM. Telephones are personally answered Monday-Friday 8:00 AM-6:00 PM, and Saturday-Sunday 10 AM-4PM. Voicemail is available all other times. In addition, our emergency line is answered 24/7/365 to handle emergency maintenance situations should the need arise.

• What happens if a tenant doesn’t pay rent on time?

  It’s your money and we take it seriously. One of the most expensive times for any landlord is when the property is vacant, or a tenant has not paid. Rent is due in our office on the 1st of each month with a 2-day grace period. Tenants who have not contacted our office and entered into an agreed-upon payment plan prior to the rental due date are considered late and a late fee is imposed on the 4th. In addition to the late fee, each late tenant is sent a Lease Violation Notice for failure to pay rent. This Notice is the first step in the eviction process and legally notifies the tenant they have three days to pay the past due rent or vacate the property. Most tenants contact our office and pay immediately upon receipt of this Notice. In the event a tenant still has not paid, you will be notified that we will file on your behalf with the court for a formal eviction hearing.

  Our office averages less than 30 days to formally move through the eviction process. Our intention is first to collect rent, but in the event that is not possible, we act swiftly on your behalf, file all necessary documents, pay filing fees, appear before the court, obtain a favorable verdict, file for a Writ of Possession (if necessary) and coordinate with the precinct Constable for the physical removal of the tenant and all possessions from the property. The process can be costly.

• What happens if a tenant hasn’t paid rent for some time, or is a hold-over, and it’s during a pandemic?

  Please call the office to discuss the latest Federal / State / County / JP rulings

• Can I enter my property after it’s been rented?

  We always give the residents at least 24 hours’ notice before we enter, unless it is an emergency situation. We do not enter the property and recommend that the owner not enter the property except in emergency situations or when repairs have been requested by the resident. Monte Davis Property Management will conduct interior inspections of the property either once or twice per year, depending on the inspection option you chose. All reports include photos of the interior and exterior of the property. History has shown that repeated disturbances prompt residents to become unhappy, and not be as willing to renew their Lease.

• How much notice is required of the tenant before they move out?

  Our standard Lease requires either party, landlord or tenant, to provide a 60-day written notice. Approximately 120 days before the expiration of the tenant’s Lease, our office will contact you and make recommendations regarding rental rates and guidance on renewing the tenant. Most property management companies raise rental rates and renew tenant’s Lease without seeing input from the property owner. This is your property, and we feel it is a better partnership when you are involved.

• Will you pay my HOA dues?

  MDPM can make monthly or quarterly HOA dues payments on your behalf for a small fee. If possible, we recommend you pay the entire year up front to simplify bill payments. Fees are recorded on your year-end statement for tax purposes.

• When do I get my rental proceeds each month?

  Rents are due in our office on the first day of each month and are considered late at the close of business on the third. Owner proceeds are distributed via ACH directly to your account on 10th of each month. A second payout for late rent payments is distributed on the 14th. At the time of proceeds distribution, your monthly statement will be emailed directly to you. We do not charge any additional fees for ACH distribution.

• How do I make an owner contribution or payment?

  Occasionally, a large expense arises that requires the owner to send funds prior to the work being started. This can be done directly through your online Owner Portal.

Listed below are FAQs from owners who were undecided about hiring a team of professionals. If you have any questions that are not answered below, contact us to schedule a free consultation. You can also browse our website to learn more about who we are and what we offer!

• How much will my property rent for?

  Use the Monte Davis Realty Group Free Rental Analysis on our website to get complimentary rental analysis.

• What is Tenant Selection Criteria?

  Tenant Selection Criteria (a/k/a Screening Criteria and Rental Requirements) is required under the Texas Property Code (92.3515). The code states that at the time of application, a landlord makes available a printed notice of the tenant’s selection criteria and grounds for which the application may be denied. It must include 1) criminal history, 2) rental history, 3) current income, 4) credit history, and 5) failure to provide accurate or complete information on the application form. To view our Screening Criteria, go to our Tenant Resources tab.

• Can I rekey my unit before the next tenant moves in?

  Yes, but we would advise against it. Texas Property Code states you must rekey in-between exiting and entering new tenants. Here’s the catch, if you rekey prior to the new tenant occupying the property (and are challenged), you must prove no one had access to the new key. That means no realtor showed the property and no maintenance person performed repairs. Monte Davis Property Management highly recommends no rekeying prior to a new tenant taking possession.

• When should I rekey the property?

  Texas Property Code allows for the landlord or landlord’s agent to rekey the property within seven calendar days. Our office schedules our vendor to contact the new tenant on move-in day to coordinate the rekeying directly with the tenant. While the door locks are rekeyed, the vendor will also ensure that the property is compliant with peep holes, keyless deadbolts, and the appropriate number of smoke/CO alarms so the tenants have full assurance that they will be in a safe and secure home.

• Can I charge the vacating tenants for rekeying?

  Under Texas Property Code, a vacating tenant may not be charged a rekey fee unless they are breaking the Lease – or changed the locks since they moved in and didn’t provide management with a key.

• Can I increase the rent if my property taxes increased?

  Absolutely. You just cannot increase rent in the middle of a Lease term. Any change in the terms of the Lease must occur 1) with 30-day notice with a tenant on a month-to-month basis, or 2) at the end of a fixed-term Lease.

• I want to sell my property, but the tenant has six months left on their Lease. Can I make them move early?

  No. The Lease is a binding contract, and it protects both the landlord and the tenants. If you need to sell the property before a tenant’s Lease ends, have a conversation with the tenants and ask if they are open to vacating the property early (this usually involves written agreement between the landlord and tenants). More commonly, you may list the property for sale and market the property as a great investment opportunity with a tenant in place.

• What is a reasonable amount of time to hold the property off the market for a new tenant?

  Not more than 14 days is standard. Peak showing periods are the first and last week of the month.

• Can I manage the property and just have Monte Davis Property Management lease it?

  We certainly can. Please review our Scope of Services for non-managed properties.

• When can a tenant legally break their Lease?

  There are very few reasons a tenant may legally break their Lease. Specifically, military duty and family violence. Please review our Breaking a Lease addendum.

• Do I have to accept pets?

  No, you do not have to accept applicants with a pet. Please note that between 70 and 80% of all applicants have at least one pet, so deciding not to accept pets limits your pool of prospective applicants. Additionally, studies have shown that tenants that have pets have a longer tenancy at the properties they rent.

• Do I have to accept Section 8 applicants?

  You do not have to accept a Section 8 or government-assisted applicant.

• May I turn down applicants that smoke?

  Smokers are not a protected class under HUD regulations. Yes, you may turn down smokers or at least require them to smoke outside the house.

• Why should I hire a property manager?

  There are many great reasons to hire a property manager! It not only saves you time (time is money) and stress but, more importantly, there are just too many things that you need to know! From marketing to maintenance to bookkeeping to tenant conflict resolution to evictions and collections… We have put together a comprehensive list of questions to ask yourself if you are on the fence about Self-Managing Your Property.