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.

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

Mark Massey, who is our CEO and managing broker, is a CPM and a retired CPA.

On staff we have several broker associates.

Mark Massey, who is our CEO and managing broker, is a member of the National Association of Residential Property Managers and the Institute of Real Estate Management. He, along with several employees, are also members of the National Association of Realtors, the Colorado Association of Realtors, the Fort Collins Board of Realtors, and Information and Real Estate Services.

Credit/Criminal Background check.

Income/employment verification.

Rental references.

When setting rental price points, we research what we received for similar properties that we currently manage, as well as look at comparable properties that are currently on the market for rent. Other factors we take into consideration are vacancy rate percentages, population growth numbers, and the amount of new residential construction that is taking place. This helps us to determine current and future market rents. Residents who choose to renew their leases receive a preferred rental rate which decreases turnover.

If a property is vacant, or a lease is expiring soon and will become vacant, we get those on the market immediately with a summer lease end date. For leases already on the summer cycle, we start our pre-leasing/lease management process in February, so we have everything preleased well ahead of August 1st.

Our website (www.ftcrent.com) receives a high volume of traffic from prospective residents. We also post our available properties to multiple rental listing sites including Zillow. Additionally, we receive lots of positive word of mouth advertising referrals.

We time our leases to come due in the summer months, but many times, we acquire properties that need to be rented at various points from September through April. If a property is vacant, or a lease is expiring soon and will become vacant, we get those on the market immediately. Ideally, we like to have upwards of 60 days notice to have the best chance of finding a new renter and minimizing vacancy between residents.

For leases already on the summer cycle, we start our pre-leasing/lease management process in February, so we have everything spoken for well ahead of August 1st. The result is that by the middle of April we have approximately 80% of renewals signed. Should a tenant either turn in a vacating notice or not tell us their plans at all, we start marketing their unit for new residents.

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.

The timeline can vary per property, as we pre-lease all of our units starting in February, we have 99% of all of our units rented by August 1st each year.

We strive to have a vacancy of no more than 3 days between residents. To achieve this we conduct pre-move-out inspections approximately 2 months before a tenant vacates and schedule all work and cleaning to be completed. In this 3 day period we will be completing all maintenance, cleaning, and carpet cleaning that is required.

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.

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.

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

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.

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.

We require all contractors to provide their W-9 Tax forms, General Liability and Workmans 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.

We carry all insurance coverage listed below:

• Errors and Omissions

• Public Liability

• Workers Compensation Insurance and General Business Insurance

• Non-Owned Vehicle Insurance.