Can I offer less in rent or negotiate terms prior to applying?
We get this request a lot and it leads all parties into a vicious circle. We can’t present an offer to rent for less than the advertised price because we require an application to present to the owner for review. But, the applicant wants an answer before submitting an application and paying the application fee. This is a no win situation for all and it puts all parties in an awkward position. The first question from an owner is “Who are these people? …… How many pets? How many kids? Credit score? Income? Length of lease?” Without all of the information in front of us and the owner, a decision can not be made regarding offers for less rent.
On a more personal, realistic level – when a tenant is applying for a $2,000 home – do they really “need” a discount or are they simply that type of person who feels they have to negotiate for everything in this world. This also shows the owner that they may be the type of tenant who will be difficult to deal with from the very start. In a case of sincere “need” – an owner is more apt to allow for a discount or some other concession. But, for the applicant making good money and wanting to rent an expensive home – the “need” for a discount goes out the window. Keep in mind San Antonio is a very healthy rental market. If the application you submit offering less in rent is delayed in the effort to save yourself a few dollars a month, the next applicant offering full price will be approved causing the applicant offering less in rent to be denied. In this situation, no one wins as the applicant is out their application fee – the applicants have to go back out and seek another rental home – and we have to look like the bad guys in turning down a normally good application. This also causes frustration and bad feelings with the tenant’s agent because they are making a very small commission in the efforts to locate your next home. Those frustrations are then aimed at us – putting us right back into that vicious circle where in the end…..no one wins.
Can I offer less in rent other than what is advertised?
Applicants can offer less in rent. However, this will be grounds for delay in processing your application and a simple cause for your application to be denied. An applicant can make giant income, have no pets, have an 800 credit score, etc… BUT, if they offer less than the advertised price – they can be denied for that simple reason.
How do I apply for one of the homes you manage?
All application procedures start from our listings – look for the “APPLY HERE” button and begin the process. Find instructions on our Apply Online page. If you incur any issues, or have any specific questions – you may call the office staff at 210.497.8686.
How do you handle maintenance requests?
We ask that the tenants submit all repair requests through the tenant portal for fastest response. Once a repair request is submitted, all staff members received notification of this request via email. We have staff members in the office assigned to handle and be the point of contact for all maintenance issues. For any after hours or immediate service requests – we have a 24 hour answering service that can be reached by calling our office phone line at 210.497.8686. This is meant for emergency calls only. Any non-emergency repair requests should be sent through the owner portal, or phoned into the office during normal business hours.
How long will it take to get an answer on our application being submitted?
Our staff can usually respond in 1 – 3 business days depending on weekends and holidays. The applications are completed on line and the information is available nearly immediately for review minus the rental and employment verification. Once the application is completed, a formal response will be communicated to the applicants – usually via email.
How much security deposit do you charge the tenant?
We typically require one month’s rent equivalent for a security deposit. In certain circumstances with marginal tenants, it is common to ask for 2 or 3 times the one month’s rent in security deposit. This allows the marginal tenant to get a chance to rent the home and prove they can be good tenants. This is only done with the owner’s approval after consultation with Larsen Properties.
What are your office hours?
We are open Monday to Friday from 8:30 AM to 5:00 PM. Our phone lines are open from 9 AM to 5PM on the days our office is open.
What are your screening criteria?
Refer to our Tenant Resource page as our full disclosure is posted there for review.
What happens if the tenant does not pay their rent?
If payment has not been made by the 5th – 6th day of the month, we send an eviction notice posted to the front door of the home. Whether or not we eventually have to proceed with a formal eviction depends on the specific circumstances. It is usually financially better, for all involved, if a solution can be worked out. If the tenant has experienced a one-time event which caused them a financial hardship, and we have had no previous problems with them, we will normally give them a chance to catch up, if there is reason to believe they can do so. If the tenant has demonstrated an ongoing pattern of late payments, broken promises and/or evasiveness, eviction is usually the best course of action.
Each case is unique, and we make our decisions based on what is best for you and the property in the long run. We always proceed with the legal notices required for eviction regardless of any other factors. We will simply postpone the actual filing of the eviction if the tenant is showing favorable effort toward resolution. Evictions in Texas are a simple legal matter as there is no way a tenant can prevail in court if they have not paid rent, and the landlord has properly executed the notices and filing. Full evictions, when necessary, can usually be completed in five to six weeks. If the tenant can fully catch up with rent and late fees during that process, an eviction can be halted at anytime.
What is your pet policy?
Refer to our Tenant Document page as our full disclosure is posted there for review.
What ways can I pay rent?
Rent can be paid electronically via ACH, via mail, or in person. We encourage all of our tenants to pay electronically as this is the fastest, most accountable, and most reliable means to pay rent.
When is my rent due?
All rents are due to Larsen Properties on the 1st (first) of each month. Late fees begin to accrue starting midnight on the 3rd (third) of each month. Our late fee policy is 10% of the month’s rent starting the 4th(fourth) of the month, and $10 to $40 each additional day rent is late. In accordance with the lease agreement and the Texas Property Code – all payments made to the property manager will be credited in the following ways:
1) Any payments made go to late fees, maintenance fees, or other administrative fees FIRST.
2) Any balances left after the fees are brought current can be applied to rent SECOND.
Example: $1,500 per month in rent. Tenant forgets to pay rent on normal time and pays rent on the 5th of the month. The assessed charge will be 10% ($150) and One day of additional late fee for $40. The total in late fees would be $190. If the tenant comes in to pay rent in certified funds and brings $1,500 – that payment applies FIRST to the late fees ($190.00) and SECOND to rent for $1,310.00. This makes the rent still late and unpaid. Unpaid rent is grounds for eviction. All of this is in compliance with the Texas Property Code.
Additional Fees: In the efforts to collect rent, we are obligated to protect the owner and their best interests. If a tenant is late paying rent with no response to our collection efforts via email and phone – notice will be posted to their front door. Once this occurs, the tenant will be charged for that notice being posted.