Property Management Frequently Asked Questions

  • Q: Do I lose control of my property once you start to manage it?

    A: No. We work for you and our written property management agreement sets the parameters.
  • Q: Do you insure my property when you manage it?

    A: No You maintain your own insurance agent, unless you choose our Platinum property management package.
  • Q: If a tenant doesn't pay the rent, do I have to go to court?

    A: It depends. We take all the legal steps to enforce payment. We can attend all arbitration or court sessions on your behalf as allowed by law (visit our Property Management Overview to see which property management packages we offer and what they include). We are allowed to represent you in the Justice of Peace court. If a tenant files an appeal, you need to hire an attorney or represent yourself.
  • Q: Can I reach you after hours?

    A: We have a 24/7 Maintenance Emergency line to handle maintenance emergencies only.
  • Q: Will you help me find a qualified tenant without me signing a full management contract?

    A: Yes. We can provide a leasing-only service for your property, but understand that after the property is leased, you will be responsible for maintaining the property -- including but not limited to deposit escrow, maintenance, make-readies, evictions & any other obligations under the tenant rental agreement. We do have several property management packages available: visit our Property Management Overview for more information.
  • Q: Can Sulthar Properties LLC manage my property and save me money?

    A: Yes. In most cases we have found that our fees are more than offset by our ability to obtain higher rents, less delinquency, and faster turnaround of vacating units. We also maintain a pool of qualified repair people who offer us the best price available due to the large volume of business we can offer them. Visit our Property Management Overview for more information about our property management packages.
  • Q: What happens to the tenant's security deposit? Do you keep it?

    A: Yes. In compliance with Texas Law, the tenant's security deposit is kept in an escrow account. The move-out inspection and digital pictures document the condition of your property and any damages beyond normal wear and tear and are deducted from the security deposit, along with any other money owed by the tenant. The balance is returned to the tenant within 30 days as required by Texas Property Code.
  • Q: Do you advertise vacancies?

    A: Yes. We will place a sign on the property and list the vacancy on our website and many other websites, so that prospective tenants can view and receive all the details of the property.
  • Q: Do you handle problems late at night?

    A: Yes. Our 24-Hour Emergency Maintenance Hotline will take all calls and will page us in case of an emergency. We will talk with the tenant to determine how best to proceed.
  • Q: Do I know what is going on with my property?

    A: Yes. We will communicate with you throughout our contract. We will inform you when a qualified tenant is found; we will contact you at reasonable times to discuss repairs; we will notify you of the tenants vacate request. Plus, throughout the contract, we will keep you aware of any issues that may arise.
  • Q: Do you manage only residential property?

    A: Yes. We specialize in the management of residential properties. Our portfolio contains single-family homes and duplexes.
  • Q: Do you screen all applicants that want to rent my property?

    A: Yes. Our online application is designed to generate complete information from each prospective tenant. We process all applications in-house and verify all information on each application. In general, an applicant must have good rental history (not from friends or relatives), have 3 times the rent rate in stable and verifiable household income, and possess an acceptable credit history. Visit our page about Tenant Screening for more information.
  • Q: Can I still use my favorite plumber or HVAC Company?

    A: Yes. We will gladly contact the company you specify as long as they are actually licensed, insured, and also comply with our policies.
  • Q: Do you mail my monthly statement and check as soon as the tenant pays the rent?

    A: No. Sulthar Properties deposits rents on a daily basis through our automated check deposit system. Rent is disbursed to owners or investors by the 10th of every month or following business day. Owners receive rent payments via direct deposit (ACH) to your bank account. Visit our page about Property Owner Statements for more information.
  • Q: Do you pay the bills for me?

    A: Yes, if you select our Gold or Platinum property management package, we will gladly pay your utility bills or have them serviced through Sulthar Properties LLC account. With the Platinum package, we can also pay your HOA dues, insurance, property tax, and mortgage. There must of course be sufficient cash flow from the property to cover such expenses, and we may require you to set up a reserve fund for this purpose.
  • Q: Are your management fees competitive?

    A: Yes. Please visit our Property Management Options page to compare our packages, or call us for more information: 972-SULTHAR
  • Q: Does your management agreement give you exclusive right to sell my property?

    A: No. We can help you sell your property if you would like us to, but it is not a requirement of our management contract.
  • Q: Do you charge for Certified Mail?

    A: Yes
  • Q: Are there administrative fees or other service charges?

    A: No. We don't charge for copies, long distance calls, mileage or other incidentals, and we don't mark up maintenance or repair costs.
  • Q: Do you charge the tenant a security deposit?

  • Q: What about a pet deposit?

    A: Yes. Pets are not allowed without your permission and an additional non-refundable pet deposit is required. We may charge a higher pet deposit at the owner’s request. We do not allow aggressive breed animals. Please refer to our Pet Criteria for more information.
  • Q: Are you licensed?

    A: Yes. Sulthar Properties LLC is a licensed broker by the Texas Real Estate Commission. We are also members of the National Association of Realtors and the National Association of Residential Property Managers and an accredited member of the Better Business Bureau.
  • Q: Am I required to make my property available to Section 8?

    A: No, unless the law mandates it.
  • Q: Do I get to see the lease or sign it?

    A: We will sign the lease on your behalf, and send you a copy once all the tenants have signed it.
  • Q: Can you start managing my properties today?

    A: Yes. We can start the process immediately. Visit our Property Management Overview information page or contact us at 972-SULTHAR so we can get the necessary information.

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