Everything a rental needs, from the first showing to the year-end 1099.

A rental analysis starts with what similar homes actually leased for in the last few months in your attendance area, not what is sitting on the market unrented. We walk the property, list the repairs and updates that will pay for themselves in rent or speed, and give you a written number with the reasoning behind it. You decide the price. We tell you what each choice will likely cost in days on market.

Every vacant day costs you a month’s rent divided by thirty. Your home is photographed, written up honestly and syndicated to the rental sites renters actually use. Prospects schedule their own showings through our self-scheduling system, so a Tuesday evening or Saturday morning request does not wait until Monday. Serious applicants apply online the same day they see the home.

The wrong resident costs more than a year of management fees. Every adult applicant is screened for credit, background, eviction history, verified income and references from prior landlords, using written criteria applied the same way to everyone, as the Fair Housing Act and Illinois law require. You see a summary before a lease is offered. We recommend, you approve.

The lease is signed electronically with every required Illinois and county disclosure attached. Security deposits and first month’s rent are collected before keys are released. On move-in day the resident receives a walkthrough and a condition report with photos, which is what protects your deposit claim at move-out. If your home is in an association, we obtain the lease approval and schedule the move-in with the management office.

Residents pay through their online portal, most of them on automatic payments. Rent received is paid to you by direct deposit within days of clearing, with a statement that shows every charge and credit. Late rent gets a notice on the day the grace period ends and a phone call from us, not a form letter. You never chase a payment.

Residents submit requests through their portal or call the maintenance line, which is answered around the clock for emergencies. Routine work goes to licensed, insured vendors we have used for years, at rates we negotiate as a repeat customer. Anything above the approval limit you set waits for your yes. Every invoice is in your portal with the work order and photos.

We inspect at move-in, during the lease and at move-out, and each visit produces a photo report you can open in your portal. Periodic visits confirm the lease is being kept, catch a leak or a furnace filter before it becomes a repair, and give you a record of the home’s condition over time. At move-out, the photos and the original report settle the deposit accounting without argument.

Ninety days before a lease ends we review the market rent and recommend a renewal offer, because keeping a good resident is cheaper than finding a new one. When a resident stops paying or breaks the lease, we serve the correct Illinois notice on the correct day and, if it comes to it, manage the eviction filing and court date in Rolling Meadows, Woodstock or Waukegan with an attorney who does this every week. It rarely gets that far, because screening did its job.

Your owner portal shows income, expenses, invoices, inspection reports and the lease, updated as things happen. You receive a statement every month and a year-end summary with your 1099. Whether you own one condo or a dozen homes, your accountant gets clean numbers in January without a single phone call.