Question 1

How long have you been in business?

Accepted Answer

Evergreen Property Management, Inc. was established in 1987. We have adapted and have grown our policies, procedures, and practices as we’ve faced new opportunities over the years.

Question 2

Do EPM, Inc owners or employees own any rentals?

Accepted Answer

Yes, both the CEO’s and staff of EPM, Inc. own a partial interest in several apartment buildings and single-family houses.

Question 3

What credentials does EPM, Inc hold?

Accepted Answer

Our General Manager and Managing Broker, Gillian Bliss, is a licensed Employing Broker, holds an ARM certification through IREM, and is a member of NARPM. We also have several employees who are licensed real estate brokers.

Question 4

Is EPM, Inc a member of any property management organizations?

Accepted Answer

Gillian Bliss, our General Manager and Managing Broker, is a member of the National Association of Residential Property Managers (NARPM) and the Institute of Real Estate Management (IREM). She, along with several of our employees, are also members of the National Association of REALTORS® (NAR), the Colorado Association of REALTORS®, the Fort Collins Board of REALTORS®, and Information and Real Estate Services (IRES).

Question 5

How are applicants screened?

Accepted Answer

We conduct a thorough screening process that includes:Credit and criminal background checksForeclosure and bankruptcy checksIncome and employment verificationRental history and reference checks.

Question 6

How do you set rents?

Accepted Answer

When setting rental price points, we research what we have received for similar properties we currently manage and compare them with similar properties currently available on the market. We also consider factors such as vacancy rates, population growth, and the amount of new residential construction taking place. This helps us determine current and future market rents.

Question 7

Do you pre-lease?

Accepted Answer

If a property is vacant, or a lease is expiring soon and will become vacant, we get it on the market immediately with a summer lease-end date. For leases already on the summer cycle, we begin our pre-leasing and lease management process in January to secure new tenants as early as possible. Our goal is to have properties pre-leased well ahead of August 1st as we continue to improve our pre-leasing process.

Question 8

How do you market your rentals?

Accepted Answer

Our website, www.ftcrent.com, receives a high volume of traffic from prospective residents. We also advertise available properties on multiple rental listing sites, including Zillow, and utilize social media to promote our available rentals and engage with prospective residents. Additionally, we benefit from positive word-of-mouth referrals from current and past residents.

Question 9

How soon do you market properties for lease?

Accepted Answer

We generally time our leases to come due during the summer months, but we also acquire properties that need to be rented at various times throughout the year, typically from September through April. If a property is vacant or a lease is expiring soon and the property will become available, we market it immediately. Ideally, we like to have 60 days or more of notice to give us the best opportunity to find a new renter and minimize vacancy between residents.For leases already on the summer cycle, we begin our pre-leasing and lease management process in January. By mid-April, we typically have approximately 80% of renewals signed. If a resident gives notice that they will be vacating, or has not communicated their plans, we begin marketing the property to prospective residents as soon as possible.

Question 10

Tell me about your leasing process.

Accepted Answer

Properties are widely marketed once we know that a tenant is vacating.

We will conduct showings for each unit and will provide reasonable notice to the current tenants.

Our Applications Coordinator accepts and makes sure that all applications have attached all needed documents, and are qualified before running the credit/criminal/eviction checks.

A Leasing Associate will then complete the application by gathering rental references.

The Leasing Manager will then approve or deny the applicant. If approved, we will sign the lease and collect a deposit.

Question 11

How long does it take you to fill a vacancy?

Accepted Answer

The timeline varies depending on the property and time of year. We begin our pre-leasing process in January for our summer vacancies, which allows us to plan ahead and minimize vacancy periods. Typically, we have approximately 99% of our units rented by August 1st each year.

Question 12

Typically, how long are your properties vacant between tenants?

Accepted Answer

We strive to keep vacancy periods as short as possible, typically around 5 days between residents. To help minimize vacancy, we conduct a pre-move-out inspection approximately two months before a resident vacates, allowing us to identify and schedule any necessary maintenance, cleaning, and carpet cleaning in advance.We also conduct a move-out inspection and a pre-move-in inspection as part of the process. During the vacancy period, our team coordinates any remaining maintenance and cleaning so the property is ready for the next resident as quickly as possible.

Question 13

How do you handle lease violations including unpaid rent?

Accepted Answer

For late rent and for other lease violations, we will issue a ‘10-Day demand for Compliance or possession.’  We also have a system of follow up procedures to encourage compliance and avoid evictions.

Question 14

How often do you inspect the properties you manage?

Accepted Answer

We inspect 2 times a year or as needed.

In addition to the 2 above inspections, we will also perform a pre-move-out, move-out, and pre-move-in inspection on years where tenants are vacating.

We perform routine exterior inspections all year round.

Question 15

How do residents make maintenance requests?

Accepted Answer

Residents can request maintenance on their Resident Portal or contact our 24/7 answering service.

Question 16

Do you have any maintenance staff?

Accepted Answer

We have full-time Maintenance Technicians, Cleaning Associates, and a Grounds Keeping team on staff. They handle most maintenance requests, exceptions being projects that require permits/licensing, water heater replacements, furnace replacements, roof replacements, etc. All our employees are background checked.

Question 17

Do you allow owners to set a maintenance limit?

Accepted Answer

Some owners like to be contacted every time a maintenance request is initiated, and some choose to be contacted if a job is going to cost over ‘X’ amount, i.e. over $1,000. A standard base is $200-$300. If we need to use a vendor, we can provide a quote for your review.

Question 18

What are your requirements for contractors to work in/on your properties?

Accepted Answer

We require all contractors to provide their W-9 Tax forms, General Liability and Workers Compensation Insurance. Maintenance is always scheduled with tenants ahead of time, and if they prefer to be present when a technician or vendor comes by, we do our best to accommodate their request.

Question 19

What insurances do you carry?

Accepted Answer

We carry all insurance coverage listed below:Businessowners CoverageBusiness Personal PropertyBusiness AutoAccounts Receivables - On-PremisesEmployment Practices LiabilityCyber Liability And Data Breach Expense CoverageCertified Acts Of TerrorismForgery And Alteration

Frequently asked questions