Owner FAQs

Ten Questions You Should Ask Your Property Manager

Are you a licensed property manager?

In California, only a licensed real estate broker or a licensed real estate salesperson working under the broker’s direction and control may manage property for others for a fee. You can look up real estate licensees on the California Department of Real Estate website at www2.dre.ca.gov/PublicASP/pplinfo.asp.

In Montana, only a licensed property manager, a licensed real estate broker, or a licensed real estate salesperson working under the broker’s direction and control may manage property for others for a fee. There are very limited exceptions to this rule. You can look up property management licensees on the Montana Board of Realty Regulation website at ebizws.mt.gov/PUBLICPORTAL/searchform?mylist=licenses.

Andrew Kucera is a licensed property manager in Montana (RRE-RPM-LIC-99136). Montana does not issue professional licenses to corporations. Valley Vista Properties is a corporation licensed by the California DRE (#01440291 since 2004). Its owners include two licensed real estate brokers (David Kucera #00616896 since 1977 and Andrew Kucera #01233558 since 2001) and a licensed real estate salesperson (Karin Kucera #01506971 since 2005). There is no record of professional discipline against Valley Vista Properties or its principals in any jurisdiction.

Valley Vista Properties is a corporation licensed by the California DRE (#01440291 since 2004). Our owners include two licensed real estate brokers (David Kucera #00616896 since 1977 and Andrew Kucera #01233558 since 2001) and a licensed real estate salesperson (Karin Kucera #01506971 since 2005). Andrew Kucera is also a licensed property manager in Montana (RRE-RPM-LIC-99136). Montana does not issue professional licenses to corporations. There is no record of professional discipline against Valley Vista Properties or its principals in any jurisdiction.

What experience do you have?

While education and training are foundational to effective property management, there is no substitute for experience. The principals of Valley Vista Properties have a combined 86 years of real estate experience and 45 years in property management. Andrew Kucera has 8 years of experience as a real estate attorney. Valley Vista Properties also has experience with commercial and industrial properties, farms and ranches, multifamily properties, vacation and short-term rentals, homeowner associations, vacant land, construction and renovation projects, and real estate financing.

How will you advertise my property for rent?

We advertise properties by leveraging our comprehensive online and social media marketing campaigns. First, we have the property professionally photographed. Good photos sell property, period. Second, we post the property for rent on our website, www.valleyvistaproperties.com. Our website is high-traffic and professionally managed to syndicate rental listings to all major rental property websites, such as Zillow, Apartments.com, Hotpads, etc. Third, we post the property to our professionally managed social media channels, including Instagram and Facebook (@valleyvistaproperties). These channels have a very wide reach given Valley Vista Properties’ size and time in the industry. Last, we put up a physical sign on the property.

Our website is high-traffic and professionally managed to syndicate rental listings to all major rental property websites, including Zillow, Apartments.com, Hotpads, etc.

We will post a physical sign on the property. Other advertising methods may be used depending on the property type and circumstances. Commercial properties may be advertised for lease through the local multiple listing service and commercial-specific websites such as LoopNet and Crexi. Importantly, we do not simply wait for our properties to rent. We are proactive in getting to market, analyzing market response, and responding quickly to rent our properties ASAP.

Can prospective tenants apply to rent online?

Yes! We understand that making the application process easier for prospective tenants will lead to more applicants and fewer vacancies. Our rental application is entirely online and available 24/7 on our website, www.valleyvistaproperties.com.

What screening methods do you use for prospective tenants?

Our screening criteria are in writing, updated regularly, and available to all applicants. We use industry-leading rental application screening software to assess applicants’ credit. We don’t just look at credit scores – we review individual line items to determine an applicant’s likelihood of paying rent on time. We also analyze income documentation, verify rental history, and verify employment. All of this ensures that we place a high-quality tenant in your property. For commercial properties, we analyze prospective tenants’ tax returns and audited financial statements for qualification.

Can you handle cleaning, maintenance, and repairs? Do you charge extra on top of third-party bills?

Valley Vista Properties manages all aspects of your property’s cleaning, maintenance, and repair needs. We assess the property’s needs, source appropriate vendors from our portfolio of vetted local vendors, manage the work to completion, and pay the vendor on your behalf. We do not charge any overhead or service fees, unlike many other property management companies.

In addition, Valley Vista Properties can perform routine maintenance and minor repairs and improvements through its subsidiary, Valley Vista Home Services (VVHS). VVHS fees are generally consistent with market rates from other vendors, the work is high quality, and Valley Vista maintains greater control over job timing. Bids for specific work can be provided to owners based on availability.

Do I have to take your recommendations for maintenance, repairs, and improvements?

As property owners and investors, we believe all systems and components should be kept in serviceable condition. Owners should be proactive, not reactive, in addressing property needs. Furthermore, owners should take advantage of cost-effective opportunities to enhance the value and desirability of their properties.

Our recommendations are grounded in this philosophy to increase the value and optimize the performance of your investment property. Well-maintained, visually appealing properties with desirable amenities rent faster and at higher rates. So no, you do not have to adopt our recommendations, but your philosophy toward your investment property should align with ours.

When will I receive rent payments and accounting statements? If I am out of town or traveling, will I still be able to receive them?

We can get your money to you faster than almost anyone in the industry thanks to our highly automated processes. We typically run multiple batches of owner payments each month to get them out faster, depending on the timing of tenant rent payments. Funds are sent via direct deposit (ACH) to your bank account of choice, and statements are sent via email.

What if I need to evict a tenant?

Good business policies and practices lead to happy endings for most tenancies and greatly reduce the likelihood of having to use court processes. In over 15 years of property management (most of those years with 100+ properties), Valley Vista Properties has had fewer than 10 evictions. We put significant effort into tenant screening to reduce the likelihood of evictions from the start. We also negotiate with tenants to resolve potential disputes, which helps prevent those disputes from reaching the eviction stage.

If an eviction is necessary, we can refer you to competent local legal counsel to handle it. Valley Vista Properties does not prosecute evictions for our owners, but will cooperate with your attorney, usually at no additional charge to you.

What if I want to sell my rental property? Or buy more rental properties?

Valley Vista Properties is more than a property management company. We are a full-service real estate brokerage serving buyers and sellers of residential property. We are especially attuned to investment property owners, as we have experience building and maintaining investment property portfolios for ourselves and others.