Owner & Investor FAQs

Property Evaluation & Market Advice

• How much should my home rent for?

  Determining the correct price for renting your home involves weighing several factors, including comparable market value, seasonality, amenities, rent control laws, and more. Input your unique info into our free rental analysis, and our sales team will use their expertise to determine the correct rental value of your home. Check out this blog post and video to learn more about pricing your rental property.

• How quickly can you rent my home?

  Typically, we can lease your rental property in as little as 30 days, provided the property does not have any pending renovations. Once your home is rent ready, we begin aggressively marketing to prospective residents. We advertise your home on our website as well as all of the popular sites, such as Zillow, Zumper, HotPads, Rent.com, Trulia, and many more!

• Where should I buy an investment property?

  Evernest’s team of investor-friendly agents supports buyers in markets throughout the United States. Click here to browse markets where you can use Evernest’s brokerage services. If you’d like to learn more about which markets will support your investment goals, click here to meet our investor-friendly agents and get in touch.

• Am I better off selling or renting my property in this current market?

  There are lots of market conditions that are constantly changing that impact whether or not you are better off selling or renting your home. Considerations include the market conditions in your area, if your property has rental-friendly amenities, whether you have a personal attachment to the home, and if you expect your property value to continue to rise. Click here to learn more about how to decide if you should sell or rent your house.

• What factors affect how quickly my property will rent?

  Two main factors impact how long your home is on the market: price and product. Determining the correct market price for your home is critical. Price it too high, and your competition down the road will lease their home before yours every time. That’s why our Leasing team is dedicated to calculating the right price for your home. Next, consider that your product is your property. If you’re content with cutting some corners to save on cost, that’s fine. Just understand that it could cause your home to be passed over by residents. If your home is competing against a similar one down the road, it needs to be in good shape and look well cared for.

• Do you provide market analysis for investment properties?

  Yes, we provide a free rental analysis for investment properties. This comprehensive report will provide you with an in-depth analysis of your rental property’s prospective value.

• Is a townhome with an HOA a good rental?

  Yes, it can be. HOAs can be difficult to deal with, but they sometimes cover big items (e.g., roofs, depending on the HOA). Single-family homes can sometimes avoid HOA rules, but you’re on the hook for all maintenance. We manage both successfully.

Property Management Services

• What type of properties do you manage?

  Evernest specializes in residential single-family property management and small (<100 units) multifamily property management for long-term rental properties. We do not support short-term rentals or furnished homes. Click here to learn more about our residential property management services.

• How soon can you start managing my property?

  Once you sign a property management agreement, we begin working right away. There are several things that we will need, including proof of ownership, insurance, utilities, and keys, before we can walk the property. Click here to watch a short video about what we need to move forward after you sign a PMA. Once we have walked the property, we can have your rental onboarded and ready to lease in less than 30 days.

• How many properties do you manage?

  Evernest manages more than 20,000 rental properties throughout the United States. Our reach extends from the bustling cityscapes to the vibrant suburbs of single-family homes and multifamily units. Entrust your property to us and join the extensive network of satisfied homeowners we serve.

• How long have you been a professional property manager?

  Established in 2008, Evernest began its journey with a simple mission - managing our own rental properties. As we navigated through the industry, we saw a significant demand for professional single-family property management. Inspired by this need, we expanded our services to meet the high standards of those who demand excellence, transparency, and meticulous accounting from their property management team.

  Our team comprises seasoned professionals who bring a wide range of experience not only from real estate but also from various other sectors. We're not just a team of property managers; we're a collective of industry veterans, battle-tested and ready to exceed your expectations. At Evernest, your property is our priority. Contact us today and discover the difference our expertise can make for your property management needs.

• Can I review your management agreement?

  We're more than happy to provide you with a copy of our current management agreement, sent directly to your inbox. Don't hesitate to get in touch with us, whether it's a call or an email to sales@evernest.co.

• Are you licensed?

  Yes, we are licensed in each state where we manage rental properties. We also ONLY allow licensed and insured maintenance staff and vendors to work on our rental houses.

• Do you sell real estate too?

  We have a dedicated team of investor-friendly agents specializing in successful real estate sales, ready to assist should you decide to sell your property. We're committed to providing a comprehensive, seamless service tailored to your unique goals and requirements.

• What is included in your property management services?

  Evernest clients enjoy full-service property management services, including rent collection, showings, leasing, maintenance management, resident communication management, property inspections, financial reporting, and more. Click here to learn more about our pricing and services.

• Do you handle both single-family and multifamily properties?

  Yes, we manage single-family homes and multifamily properties with fewer than 100 units.

• How do I terminate the management agreement if needed?

  We’re sorry to see you go! Please contact your property manager to notify them of your intent to terminate your management agreement. Please also complete this offboarding form to proceed.

Owner Onboarding

• Why do you need my proof of ownership and insurance?

  Your proof of ownership and insurance helps us ensure that you are the legal owner of the property and allows us to manage the associated risks effectively. This is important for maintaining the security and integrity of our operations.

• Why does the property have to be vacant to market? Can I leave my personal belongings?

  We require the property to be vacant and free of personal belongings before scheduling an initial walkthrough. This ensures our team can conduct a thorough evaluation and provide a detailed renovation estimate if any repairs are needed.

• Do I need to keep utilities on during vacancy?

  Utilities need to remain on during the vacancy to ensure that all mechanical systems are functioning properly and to the prospective residents’ liking. Keeping the utilities on is crucial for our walkthroughs and any prospective showings, as it allows us to accurately assess the property’s condition. Once the property is leased, the resident will be responsible for transferring utilities to their name.

• What sites are the properties listed on?

  You can view your property listed on our Evernest site by selecting the appropriate location here. Additionally, we showcase listings on a variety of popular platforms, including Zillow, Trulia, HotPads, Realtor.com, and more.

• Why doesn't Evernest list on MLS?

  We choose not to list on the MLS because other marketing channels are more effective for reaching our specific target audience. We often find that alternative platforms better align with the preferences of potential tenants, allowing us to market your property more efficiently. Additionally, avoiding MLS listings helps us maintain more control over self-showing schedules, ensuring greater availability and flexibility for prospective renters.

• Can I rent out room by room?

  Evernest does not currently support rent-by-room leases. Renting room by room can be challenging due to increased management complexity, potential privacy issues, higher wear and tear, and more frequent tenant turnover. Additionally, it may raise insurance and legal concerns, as well as complicate compliance with zoning regulations. Renting the entire property to a single tenant or family often simplifies management and provides more stability.

• Why can't you pre-market the property while someone lives there?

  To respect the privacy and comfort of the current resident, we avoid pre-marketing the property while it's still occupied. Pre-marketing often involves showings and advertising, which can be disruptive. Once the property is vacant, we can effectively market it to potential renters, ensuring the best presentation and minimal inconvenience.

• What is self-touring, and what are the benefits of self-touring?

  Evernest uses leasing software that enables “self-touring”. This allows an approved prospective renter to use a one-time code to enter the property and conduct their own self-guided tour. Self-tours offer greater convenience, allowing prospective tenants to view the property on their own schedule. They increase availability, provide privacy during the viewing, and streamline the leasing process by reducing the need for scheduled appointments.

Leasing & Resident Selection

• How much is the security deposit that you charge the resident?

  We charge the equivalent of one month’s rent as the security deposit for your rental property.

• Can I choose the resident once Evernest has done the screening?

  We uphold a firm commitment to privacy and fairness. As such, we do not disclose any details from a resident's application to property owners. All application approvals are handled internally by our experienced team, adhering strictly to the Fair Housing guidelines. We aim to ensure a fair and equitable process for all involved.

• How do you screen applicants?

  Our high-quality resident screening process digs deeper. We gather extensive information on the following: credit check, employment verification, debt-to-income ratios, eviction history check, criminal history check, and previous landlord calls. Our screening process is not just based on a credit score alone; we take a comprehensive look at the overall applicant. Learn more about our resident screening process here.

• What is the approval criteria for tenants?

  The approval criteria are unique to the state your rental property is located in. Factors include income criteria, identity verification, criminal history, pets, and more. To view your state-specific rental criteria, find your market here and click “rental qualifications”.

• Can I rent to only Section 8 residents?

  We cannot rent to Section 8 tenants exclusively due to legal and Fair Housing requirements. Fair Housing laws mandate that rental opportunities must be offered to all eligible applicants, regardless of their source of income. This ensures equal access to housing and prevents discrimination. Additionally, diversifying tenant applications helps us maintain a balanced and fair rental process.

• Do I get to see the lease or sign it?

  If you would like to see the lease, we can provide you with a copy. The resident signs a lease with Evernest as your Agent, and you are not required to sign.

• Can I rent my property and still keep it listed for sale?

  Unfortunately, we cannot accommodate requests to rent properties that are currently listed for sale. However, we can help you sell the property through our brokerage department or list it for rent.

• How long does the screening process take?

  On average, our tenant screening process takes 24-48 hours once all of the application materials are provided.

• What happens if a tenant breaks the lease?

  Early lease termination requires a 60-day notice and a three-month payment penalty. Evernest will pursue these funds all the way through to collections if necessary. Should a resident not complete their first lease, we will replace that resident with no additional cost to the owner.

• Do you handle lease renewals and rent increases?

  Yes, we handle lease renewals and rent increases. The lease renewal fee is $250. 60-90 days from the renewal period, the PM will reach out to the owner with information on current market performance and comparison reports to confer on whether they wish to adjust the rental price based on this data before offering renewal to the resident.

• How often do tenants renew their leases with Evernest?

  Based on our years of experience, roughly 75% of Evernest-placed tenants renew their lease agreements. We will handle lease renewals and rent increases, if necessary. The lease renewal fee is $250.

Finance & Payments

• What are your fees?

  If you own one single-family home, we charge a 10% management fee (maximum of $199) per month. Additionally, we charge 50% of one month’s rent (minimum of $500) when we lease a home and a $250 lease renewal fee when a lease is renewed. The management fee is discounted for owners with multiple rental properties. Learn more about our pricing here.

• How is rent collection handled?

  Our residents receive courteous notifications about upcoming rent dues, fostering a more positive resident-landlord relationship. Rent payments can be facilitated through our convenient online portal, via certified funds at one of our physical office locations, or using “PayNearMe” at at participating stores like CVS, 7-Eleven, or Walmart.

• Can you put the money directly into my account?

  Yes, we make ACH payments directly into owner accounts. We disperse to owners on the second Friday of the month and again on the last day of the month.

• What type of reports do I get and how often?

  We believe in transparency and keeping our property owners well-informed, ensuring you always stay updated on your property's status. We’ll deliver an Owner's Statement every second Friday of the month, providing a comprehensive breakdown of collected rent and any maintenance tasks completed on your property. Along with this detailed report, we include copies of all invoices related to maintenance work conducted during that period. Additionally, you will receive a month-end statement.

• Are there any hidden fees?

  We try to keep all of our fees as transparent as possible. Fees you might not expect to see on your monthly statement include your annual property inspection, maintenance expenses, or elective services like the eviction protection plan.

• Do you handle late fees and eviction costs?

  Yes, we do handle late fees for residents remitting rent payments after the grace period. We can also handle eviction costs if you have opted into our eviction protection program. The eviction protection program is an opt-in service for $200 a year that covers the costs if we have to evict a resident from your home. This includes legal fees associated with evicting the resident. Visit our pricing page for more information about fees.

• Can I access financial statements online?

  Yes, you can access a plethora of financial statements through your owner portal. Analyze your cash flow, view your monthly statements, and more.

• How often do you disburse rental income?

  We disburse rental income twice each month to ensure you’ll have all of your funds by the end of the month. The primary disbursement occurs the second Friday of each month. However, if funds are still processing, a second disbursement will occur at the end of each month. We do this to ensure owners do not have to wait a full month in the event of late collection.

Maintenance & Repairs

• How much does Evernest charge for maintenance?

  We're proud to have an in-house maintenance team dedicated to keeping your property in tip-top shape. Our charges are based on an hourly rate, in addition to the cost of materials used. For detailed information about our maintenance pricing, please reach out to support@evernest.co. We're here to provide transparent and competitive pricing tailored to your property's maintenance needs.

• How much should I budget for maintenance?

  The cost of maintenance for your rental property varies depending on factors such as the age and size of your home. However, a general industry rule is to anticipate annual maintenance costs to be around 1% of your property's value. Of course, this estimate can fluctuate based on the specific conditions and needs of your property. Click here to learn more about budgeting for maintenance for your rental property.

• Can I do my own maintenance?

  We prefer to handle all maintenance as it provides a much smoother resident experience. In some cases, though, we do allow owners to manage maintenance. Ultimately, this decision is made on a local level by our Team Leaders. You can feel confident that we can effectively handle all of your maintenance. With our in-house maintenance solution, we’ll take care of you and your property every step of the way. We also give a 12-month warranty on all of our work. Click here to learn more about maintenance planning for your rental property.

• How do you handle emergency repairs?

  When we receive an emergency maintenance request, we dispatch our maintenance technicians as quickly as we possibly can. We understand the importance of addressing maintenance issues promptly to keep residents and owners safe and satisfied. Click here to submit a maintenance request.

• Do you have preferred vendors, and are they licensed/insured?

  Yes, we have in-house maintenance technicians that are licensed and insured, as well as a vetted rolodex of vendors in each of our markets.

• How are maintenance requests tracked and reported?

  Maintenance requests are tracked and reported within our proprietary project management software and communicated to owners and residents through AppFolio. Sign into your account here.

• Do you provide preventative maintenance and renovation services?

  Yes, we are happy to facilitate preventative maintenance and renovation services. When we conduct your annual property inspection, we are happy to suggest improvements that would benefit the longevity of your rental property. We also provide optional seasonal services, including spring and fall HVAC maintenance, gutter cleaning, lawn care, pressure washing, winterization, sewer main inspection and cleanout, and dryer vent cleaning.

Communication & Support

• How can I best reach you?

  Getting in touch with us is easy. If you prefer a more personal interaction, feel free to call one of our local offices. The contact information for our office can be found on our 'Contact Us' page. You can also fill out the form on this page to request a call about our services. We're looking forward to hearing from you and addressing your property management needs.

• Who is my main point of contact?

  Your main point of contact will be your onboarding team member and, later, your property manager. They will act as your liaison and mediator, partnering with the leasing, underwriting, or accounting departments to address any questions or concerns you may have.