Owner FAQ's

Answers to your common questions

After the application is approved, what is the turn-around time to move the new tenant in?
Often we receive an application that will need to move in within 24-48 hours of approval. We attempt to expedite the process as needed, while also taking due diligence to properly vet every applicant on your behalf. It’s important that your home is in move in condition when we list it on the market. The most important factor that tenants want is a CLEAN HOME. We don't want to turn away an approved application because they cannot wait for the home to be cleaned. We encourage you to use one of our approved vendors for this task. $150-300 is a small investment compared to the cost of another month of vacancy.

Are fees charged when the unit is not rented?
Riner Rentals does not collect any management fees or other fees from a property owner until the property is leased. We believe that if we do our job to lease your property, we should be compensated, and if it has not yet been leased then you do not owe us anything. There is also no fee due in times that the unit may remain vacant between tenants. Simply put: If you don’t get rent, we don’t get paid. We believe we subscribe to the most honest approach to property management in our industry.

Can I enter the property after we turn possession over to the tenant?
Yes. With 24-hours notice, we can notify the tenant and conduct a walkthrough at the owner’s request. We do discourage “pestering” or “bothering” tenants on a regular basis, unless there are issues that need to be inspected or addressed. Seems simple enough, right? However, there are potential liability issues to be considered. The contractors who work for us have a business license, liability insurance and workman’s comp. When you lease out a house, the owner is subject to laws that govern what can and can’t be done with the property and tenant.

Can Riner Rentals help me find and keep good tenants?
We strive to provide you with the caliber of residents that you want in your rental home. We can accomplish this by a complete credit report on each of our adult applicants, a complete verification of their rental history from past landlords, a verification of their employment, an eviction search personal references. The background check is up to date and is generally connected directly to the court records. We do not use a database, as they may be months, even years, old. Taking the time to perform these verifications and checks is what helps us find good tenants. Finding a tenant is easy, finding a quality tenant requires effort and sometimes, multiple applications. We are dedicated to finding the right tenant for each property we manage.

Can you help me avoid bad tenants?
"Bad" tenants will typically target owner-managed rentals because they can't pass the application process with property managers. They know that when a property is for rent by owner, the rent is likely to be less and there will be less scrutiny of their financial situation. Because bad tenants can't be evicted without notice and an eviction can take months and cost you money, we will verify references and do whatever possible to avoid potential bad tenants and associated eviction problems. No option is bulletproof, but we strive to make any and all decisions well-informed decisions.

Can you help me if I already have a resident?
Yes! We are happy to enforce your current lease as long as it is legal and does not add undue liability to our office. Once the current lease concludes, we will sign your current resident onto one of our lease documents. In cases where the resident is behind on their rent payments, we can take the necessary steps to either get them to pay or evict them if we cannot obtain payment. Many residents will suddenly find a way to pay the rent or move as soon as they hear that a management company has been secured to follow through with collection of what they owe.

Do I have to allow pets in my property?
No, as the owner of the property it is your decision whether to allow pets or not. Some owners will unequivocally not allow any pets, others want cats and not dogs, or dogs within a certain weight limit, etc. We are happy to work within your preferences. If you decide to allow pets, Riner Rentals recommends a minimum of an additional $250 pet deposit per animal living in the home, and any pets must meet our pet criteria. The resident(s) will sign a pet addendum as well outlining rules and regulations of housing a pet on the premises. In some cases, allowing pets can increase the number of potential interested tenants, but can also increase the overall possibility of damages from the pet(s). Please consider carefully if you want to allow pets in your property. One of our property managers will be happy to discuss options with you anytime!

Does Riner Rentals handle evictions?
Yes, we can send the proper legal notices, represent you during the first court return date, and file all paperwork on your behalf. All filing fees or attorney fees (if needed) are the responsibility of the property owner.

Does Riner Rentals have an emergency answering service for tenant or building emergencies?
Yes. Tenants can call 24-hours a day, 365-days a year in case of any emergency and will promptly receive a call back and visit if necessary from a property manager.

How long will it take Riner Rentals to rent my vacant property?
We make every effort to rent any property that we take management of in the shortest possible amount of time. This is unique to every property. Certain times of year, styles of rentals, or specific locations may have a direct bearing on the demand to lease your property. We are happy to discuss all of these factors with you before listing with our company, and promise to give you straight answers, even when it may not be what an owner wants to hear. We want to be straightforward and honest with you as a homeowner so that you can have realistic expectations of the rental process.

How often and how are property visits conducted?
We perform periodic property visits at which time we check to see that the tenants are taking good care of the premises and that they are not violating any terms of their lease. We also take these opportunities to go over any general maintenance the property may require.

A condition report is completed by the resident(s) when they move in. This is known as the "move-in inspection report", where the condition of your property is detailed on a move-in inspection form. We perform two visual walkthroughs during a twelve month term, when we also change furnace filters and check smoke detectors. We also conduct other inspections when we determine that an inspection is warranted.

We perform another inspection, known as the "move-out inspection", when the tenants move out of your property. The move out inspection is done to ensure that the residents returned the home back to the condition (excluding normal wear and tear) they leased it in. Pictures or video will be taken if necessary. If there are any damages found, beyond normal wear, we will have the damage repaired and deduct the expense from the tenant's security deposit. Once all repairs have been made, we will refund any remaining deposit in accordance with the VRLTA and other Virginia law.

How quickly does Riner Rentals process monthly rents and statements to property owners?
We pride ourselves on a quick turnaround of your rents and statements. We generally process the rents and statements on the 15th of each month and send reports and checks to arrive to you by the 20th of each month.

How will I receive the rental income from the property?
We can send all of our payments to owners by deposit (with provided deposit slips) to your preferred bank so that the funds are deposited directly into your bank account without you incurring any charges. If you prefer an actual check, we can accommodate that as well by postal mail.

If I am renting my property, what type of insurance do I need?
You need dwelling coverage for a tenant-occupied property. This is not the same as homeowner’s insurance for an owner-occupied property, so you will need to be sure to have it switched over or be sure to purchase the correct type. We can refer you to an agent who specializes in this type of coverage if you would like. We also request that you add Riner Rentals as “additional insured” on the policy so that we can discuss any claims that may arise directly with the insurance company if needed. There are many options when it comes to owning rental property, and in many cases, the cheapest possible policy will not protect you fully in case of certain unforeseen events. It is best to discuss the transition of any property to a rental with your preferred insurance agent, or we are happy to recommend someone to you.

Is Riner Rentals insured?
Yes!

Is Riner Rentals willing to work with contractors that I prefer?
Yes, we are happy to work with any insured contractors you have previous relationships with, except in emergency situations. If an issue in a unit needs immediate attention and we are unable to reach your contractor, we will use one of ours to ensure the issue is taken care of in a timely manner. We are also pleased to share with our owners Riner Rentals’ established local network of highly skilled and cost effective contractors AT COST. We will pass through all contractor bills without markup or administration fees directly to you, and would be happy to discuss typical costs for specific items.

What happens if my tenant is not looking after the property?
If it is noted on the property visit that your tenant is not keeping the property to the required standard, then a lease violation is issued, stating the items that need to be resolved. If this is not done within the stipulated time frame, usually 21 days, we will contact you to discuss the next course of option, including sending a termination notice requiring the tenants to vacate the premises.

What services do you provide?
We maintain the property and provide you with the greatest return on your investment including, but not limited to:
  • Meeting with you before listing your property to discuss rental rates, location, rental market, personal preferences, recommendations, and to answer any questions. All of this, of course, is absolutely FREE!
  • FREE advertisement of your property on our company website, Craigslist and other third party rental sites, and our inter-office rental list
  • Locating and screening prospective tenants
  • Signing all leasing documents and associated paperwork with tenants and keeping them on file
  • Collecting and disbursing rents on your behalf
  • Sending out property taxes, maintenance fees, etc. as desired by the owner
  • Direct deposits to owner account(s), if desired
  • Coordination of cleaning, repairs and regular maintenance as needed
  • And MOST IMPORTANTLY, management of your rental property as if it were personally owned by Riner Rentals

What type of properties do you manage?
Riner Rentals currently manages RESIDENTIAL single family homes, apartments, condos, townhomes, duplexes, farmhouses, and mobile homes.

Riner Rentals also manages a large portfolio of STUDENT rentals in the Harrisonburg area consisting of homes, townhomes, duplexes, apartments, and condos.

Why should I hire Riner Rentals to manage my rental property?
If you lack the time, expertise, or patience needed for day-to-day management of your real estate investments, Riner Rentals can help you SUCCEED:
  • Using Our Experience: We have been serving the Harrisonburg and Rockingham County area of Virginia for 15 years, and have more than 25 years of experience managing properties in the same areas.
  • Through the Commitment of Our Staff: By marketing your rental property to minimize vacancies and maximize income. We know the local Harrisonburg and Rockingham County rental market, what comparable properties are renting for, and what potential renters are willing to pay for each unique rental property. We have the marketing know-how to reach potential renters through a variety of methods and have the experience and resources to help eliminate potential bad tenant experiences.
  • With Consistent Hard Work on Our Owner’s Behalf: Fill vacancies with screened and approved possible tenants - We handle and coordinate routine repairs as well as emergency repairs, lockouts, etc.
  • By Managing Your Financial Responsibilities as an Owner: Track income and expenses to determine profitability.
  • By Managing your Risk and Liability: Negotiate rental agreements; Collect rent and track tenant deposits; Comply with federal, state and local laws (VRLTA, Fair Housing, etc); and respond to tenant requests and deal with any tenant issue that may arise.

Why shouldn't I manage my property myself?
Lots of owners choose to manage their property themselves and many are very successful. However, the time involved in collecting rents, arranging repairs, and leasing units, can be enough that your time may be more valuable to you spent doing something else. Other important considerations are the legal and liability aspects of property management. In the litigious society that we live in, a property owner cannot afford to handle a tenant in an incorrect manner. We are well versed in state and local landlord-tenant law, and are aware of the constantly changing Federal and State mandates governing them.

Will I have to hold the security deposit(s)?
No, we will hold the security deposits in a designated escrow account to ensure that EVERY deposit is handled legally according to the Virginia Residential and Landlord Tenant Act (VRLTA) and other State and Federal laws. You are not charged any additional fee for this service.

Will Riner Rentals pay other fees associated with my rental unit? (i.e. taxes, mortgage payments, HOA/POA Fees, etc)
Owners are welcome to continue to pay any bills related to the property that they prefer. Riner Rentals is happy to make any payments on your behalf that you would like for us to. It’s up to you!

Will the tenant have my contact information?
No, you are protected from any tenant calls and/or e-mails. We will manage all tenant communications and ensure they follow all the rules of their lease. We will also keep records of these calls, complaints, or issues that arise in timeline form with attachments as necessary. If Riner Rentals needs to contact you for any reason on behalf of the tenant, we are happy to do so to insulate you from dealing directly with tenant issues. Our office staff is trained to protect your confidentiality. We will not release any information about you to anyone without your approval. However, please be aware that anyone can access county tax records. If your address is on the tax rolls, you may be contacted by a tenant! If this happens, we strongly suggest you not negotiate any situation with the tenant. Ask your resident to call their property manager and then notify us immediately.

Contact Us

Riner Rentals
1587 Port Republic Road
Suite #3
Harrisonburg, VA 22801
Phone: 540.438.8800

Riner Rentals • 1587 Port Republic Road, Suite #3 • Harrisonburg, VA 22801
Phone: 540.438.8800 | Email: rinerrentals@rinerrentals.com
M-F: 9:00am – 5:00pm | Sa: 9:00am – 1:00pm | Su: By Appointment Only

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