Everything Utah landlords actually ask us.

It's the total management fee per door, per month. That covers marketing, tenant screening, lease execution, rent collection, maintenance coordination, monthly owner statements, annual inspections, and move-out reconciliation. No percentage of rent. No leasing fee. No renewal fee. No inspection fee. Just $99.

Utah's market-rate property management is 8–12% of monthly rent, plus a leasing fee (often a full month's rent) and renewal fees ($150–$300). On a $2,000/mo rental, that's about $200/mo + $2,000 leasing + $200 renewal per year — roughly $4,600/yr. Ours is $1,188/yr. You save about $3,400/yr per door.

We've raised the fee once since 2021 — from $89 to $99 — and we notified every owner 90 days in advance. We commit publicly: no raises without 90 days notice, and never above inflation.

Portfolios of 5+ doors drop to $89/mo per door. Portfolios of 15+ doors drop to $79/mo. Small multi-family (duplex, triplex, fourplex) is priced per door.

Our standard agreement is month-to-month after a 12-month initial term. No cancellation fee if we fail to perform. If you sell the property, terminate any time with no penalty. Otherwise, 60-day notice.

Everything a property manager should do:

• Rental price analysis and market positioning
• Professional listing photos, copy, and MLS placement
• Tenant screening (credit, income, past landlords, criminal)
• Lease preparation, execution, and renewals
• Rent collection and late-fee enforcement
• 24/7 maintenance dispatch to our vendor network
• Monthly owner statements and annual tax docs (1099s)
• Annual property inspections
• Move-out coordination and deposit reconciliation
• Eviction coordination (filing fees extra)

Third-party costs that pass through at cost with no markup: maintenance labor and parts, legal/eviction filing fees, required HOA-mandated upgrades, and capital improvements. We never mark up vendor invoices.

Nope. Professional photos and listing copy are included. We re-shoot every 2 years or after major improvements.

One full inspection per year included. Drive-by checks quarterly. Move-in and move-out always. Additional inspections on request: $75 each.

Not currently. We specialize in long-term (30+ day) residential rentals. The flat-fee math doesn't work for short-term, and several Utah cities restrict STRs. We can refer you to trusted STR managers if needed.

We handle every step: notifying your current manager, transferring files, keys, tenant info, and security deposits, informing tenants, and taking over mid-lease. Average switch time: 10–14 days. No gap in service.

Yes — and we do it constantly. Existing leases transfer as-is. Tenants get a welcome email with our team, payment portal, and maintenance request system. They experience zero disruption.

It's lighter than you think. We need: your current lease(s), tenant contact info, key copies, rental license info, and one conversation to understand the property. From signed agreement to us running everything is usually under a week.

Deposits transfer to our Utah-regulated trust account on takeover. We send tenants a formal letter confirming the new holder and account info, as required by Utah law.

Every applicant runs through a 5-point screen:

• Credit report & score (minimum 620, exceptions considered)
• Income verification (3× monthly rent minimum)
• Employment verification
• Past landlord references (last two)
• Criminal background & eviction history

Our standards are real — which is why our eviction rate is 0.8%, below Utah average of 3–5%.

Our Utah average is 17 days from listing to keys-in-hand, assuming market pricing and a show-ready property. Lehi and Provo typically lease fastest (12–14 days). Rural or niche properties sometimes take longer.

Yes — $99/mo during vacancy. That covers ongoing listing, showings, and coordination. A 10% manager charges you $0 during vacancy but bills a full month's rent as a leasing fee once filled. On a $2,000 rental, $99 vs. $2,000 — it's still our math every time.

Day 1–5: automatic late fee and friendly follow-up. Day 6–15: formal 3-day notice to pay or quit (Utah law). Day 15+: eviction filing. We coordinate the entire process with a local landlord attorney. Court filing fees pass through at cost (typically $360–$700).

We document with photos at move-in, move-out inspection, and deposit reconciliation within 30 days (Utah requirement). Legitimate damages come out of the deposit. If damages exceed the deposit, we coordinate collections — success rate around 60%.

Tenants submit requests through our portal 24/7. Our coordinator Darius triages every request: routine issues go to our vetted Sandy-area vendors, emergencies get immediate dispatch. You get notified on anything over $250 before work starts (unless it's an emergency).

Never. You pay the vendor invoice directly through your owner statement — same dollar the vendor charged us. We don't do kickbacks or trip-charge markups. You can use your own vendors if you prefer; we'll coordinate.

24/7 emergency line staffed by our coordinator. Water leak, no heat, no power, broken security — dispatched immediately, you're notified in the morning. Non-emergencies (leaky faucet) get handled next business day.

Anything over $250 requires your written approval (email or text) before work begins. Emergencies get handled first, approval after. You can raise or lower this threshold anytime.

Yes — on request. Recommended seasonal packages: HVAC service ($140, spring & fall), furnace filter subscription ($10/month), gutter cleaning ($180, fall). All pass-through vendor pricing.

Owner disbursements go out via ACH on the 10th of each month. Rent collected 1st–8th. Statements emailed and posted in your portal the same day funds transfer.

Rent collected, all expenses itemized (with vendor invoices attached), management fee, net disbursement to you, YTD summary. PDF and CSV formats. Plain English, no cryptic accounting codes.

Yes. 1099-MISC for rent received issued by Jan 31. Full year-end owner statement with categorized expenses for your CPA. Schedule E-ready format.

Utah-regulated broker trust account, separate from operating funds. Reconciled monthly and audited annually. Never commingled with company money — state law and our policy.

Yes — your owner portal shows live rent status, statements, work orders, inspections, photos, and lease docs. Tenants get their own portal for payments and requests. All 24/7.

Yes — Rentomatic is a Utah-licensed real estate brokerage. Principal Broker Ethan Marsh, DRE #12238401. All property managers carry active Utah sales agent licenses.

Utah cities (SLC, Sandy, Provo, Orem, etc.) offer business license discounts (up to 90% off) for landlords who follow screening and maintenance standards. We register your property and manage compliance — included.

Constantly. We coordinate with HOA boards, management companies, and CC&Rs. Common examples: Traverse Mountain, Daybreak, Suncrest, Dimple Dell, Thanksgiving Point. We keep tenants compliant.

Most Utah cities require rental property registration and/or a business license. We register, renew, schedule any required inspections, and stay compliant — all included in the $99. No extra fee.

Strongly recommended: a landlord (DP-3) policy and minimum $300K liability. We require tenants to carry renters insurance (named on their lease). We can refer you to Utah insurance brokers if needed — no kickbacks.

Strict fair-housing compliance. ESAs (emotional support animals) accepted per federal law with proper documentation — no pet fee. Service animals always accepted. Our screening is species-blind and follows HUD guidance.