Phoenix Property Management

Property Management 101 Questions

Owning a rental property can feel overwhelming, especially if it’s your first time as a landlord. At Stratton Vantage Property Management, we want to make property management simple and stress-free. Below, you’ll find answers to some of the most common questions landlords ask us.

Quick, straightforward guidance to help you feel confident in your decisions.

• What’s the typical cost of ongoing maintenance?

  Ongoing maintenance is one of the biggest variables in rental property ownership. On average, landlords should expect to spend 8–12% of their annual rental income on maintenance and repairs. This can vary depending on the property’s age, condition, and whether it has major systems (like HVAC, roof, or plumbing) nearing the end of their lifespan. At Stratton Vantage Property Management, we take a proactive approach to help keep costs predictable. Our maintenance coordinators troubleshoot simple issues with tenants first to avoid unnecessary service calls. We also work with licensed, insured vendors who provide fair pricing — and unlike many companies, we never mark up vendor invoices. You pay what the vendor charges, nothing more. This keeps your costs transparent and ensures you’re not paying extra for routine repairs.

• How do you determine the optimal rent price?

  Pricing your rental property correctly is one of the most important factors in maximizing your return on investment. Price it too high, and the property sits vacant — costing you more than a lower rent would. Price it too low, and you leave money on the table every month. At Stratton Vantage Property Management, we use a data-driven approach combined with local expertise. Our team reviews comparable rental listings in your neighborhood, current vacancy rates, and seasonal trends in the Phoenix market. We also factor in your property’s condition, upgrades, and amenities.
  
  The goal is to find the “sweet spot” — a price that attracts quality tenants quickly while ensuring you earn the highest possible return. And we don’t just set the price and forget it. We actively monitor activity and feedback, adjusting as needed to minimize vacancy and maximize performance.

• What landlord responsibilities should I be aware of?

  Owning a rental property isn’t just about collecting rent — landlords in Arizona have specific responsibilities under A.R.S. §33-1324 and other housing laws. Here are the main areas to be aware of:

  • Habitability: You must keep the property in a safe and livable condition, which includes maintaining plumbing, electrical, heating/cooling, and structural integrity.
  • Repairs: When something breaks, landlords are responsible for timely repairs — either personally or through qualified vendors.
  • Compliance with Building & Safety Codes: The property must meet all state and local codes.
  • Fair Housing & Legal Compliance: Landlords must comply with fair housing laws and cannot discriminate in advertising, screening, or management.
  • Security Deposits & Lease Terms: Landlords must handle deposits, rent increases, and lease enforcement according to Arizona law.
  • Communication: Landlords must provide reasonable notice before entering a property and maintain open communication with tenants.

  At Stratton Vantage Property Management, we handle all of these responsibilities on behalf of our owners. Our team ensures compliance with Arizona landlord-tenant law, coordinates repairs with licensed vendors, and maintains clear communication with tenants — so you can enjoy the benefits of owning rental property without the stress.

• How does the eviction process work in Arizona?

  In Arizona, the eviction process — legally called a “special detainer action” — is designed to give landlords a legal path to regain possession of their rental property when tenants violate the lease. The most common reason is non-payment of rent, but it can also apply to lease violations or criminal activity. Here’s a simplified breakdown of how it works:

  • Notice is Served – For unpaid rent, a 5-day notice is issued requiring the tenant to pay in full or vacate. Other violations may require 5–10 day notices depending on the issue.
  • Filing with the Court – If the tenant doesn’t comply, the landlord files a special detainer action with the Justice Court.
  • Court Hearing – Both landlord and tenant appear before a judge. If the landlord proves the case, the court issues a judgment for possession.
  • Writ of Restitution – If the tenant still refuses to leave, the court issues a writ authorizing the constable to physically remove the tenant.

  The entire process can move quickly — sometimes within 3-4 weeks — but strict timelines and legal requirements must be followed.
  
  At Stratton Vantage Property Management, we handle every step of the eviction process for our owners. From issuing notices, filing with the court, and attending hearings, to re-securing and re-renting the property, our goal is to minimize your downtime and stress.

• Can I make property improvements while it’s rented?

  Yes — as the property owner, you can make improvements while a home is rented, but there are important rules and best practices to follow.

  • Tenant Privacy & Legal Notice: Arizona law requires landlords to give tenants at least two days’ notice before entering the property (except in emergencies). Respecting tenant privacy is critical, even for improvements.
  • Scope of Work: Minor updates like painting or fixture replacements can often be scheduled with little disruption. Larger projects, like flooring or kitchen remodels, may require careful coordination and, in some cases, even waiting until a lease ends.
  • Lease Terms: Check your lease — some agreements spell out what types of improvements or upgrades may be done during tenancy.
  • Tenant Experience: While improvements can benefit the property, they can also inconvenience tenants. Good communication goes a long way to keeping the relationship positive.

  At Stratton Vantage Property Management, we coordinate with tenants and vendors to ensure improvements are completed smoothly, legally, and with minimal disruption. This way, your property value increases without risking tenant satisfaction or legal issues.

• What owner tools and portals do I get access to, and how do they work?

  At Stratton Vantage Property Management, we believe property management should be transparent, simple, and accessible. That’s why every owner gets access to an online owner portal with information about their property.
  
  Through your secure online portal, you can:

  • View Financial Statements: See income, expenses, and downloadable reports anytime.
  • Receive Contributions or Distributions: Contribute funds for upcoming expenses or view deposits made directly into your bank account.
  • Communicate Easily: Message our team securely within the portal, keeping everything organized in one place.

  In short, the online portal gives you full transparency and control — without the hassle of micromanaging. Owners love being able to log in and see exactly how their investment is performing.