Owner FAQ

Focus Real Estate Property Management (Focus) is a licensed, full-service residential property management company serving the Denver area for over 18 years.

We also operate a sister brokerage company to assist clients who want to buy or sell property.

We provide full-service residential property management, including:

• Leasing and tenant placement
• Rent collection
• Maintenance coordination
• Financial reporting
• Owner and tenant communication
• Compliance and documentation management

Our goal is to simplify property ownership by managing day-to-day operations efficiently and professionally.

Owners can contact us by:

• Email: OwnerServices@Focus-Rentals.com
• Phone: (720) 575-0238
• Website: www.focus-rentals.com
• Address: 2340 Dayton St. Aurora, CO 80010

All communication is documented and tracked for accuracy and accountability.

We use AppFolio, a cloud-based property management platform that securely manages accounting, leasing, maintenance, and reporting.

Through the secure online portal, owners and tenants can:

• View payment history and current balances
• Make payments
• Access important documents
• Submit maintenance requests
• Provide notice to vacate
• Send secure messages
• Review account activity

We use secure, cloud-based systems with off-site backup to store:

• Lease documents
• Financial records
• Photos and videos
• Maintenance documentation

This ensures records are organized, protected, and accessible when needed.

We use a web-based phone and communication system that logs:

• Calls
• Emails
• Text messages

This allows us to maintain organized records and respond efficiently.

Our website provides:

• Company information
• Resources and reference materials
• Access to portals
• Key policies and FAQs

We post as much information as possible online for easy reference.

Owners must maintain an active landlord insurance policy for the duration of our management relationship.

Focus Real Estate Property Management LLC must be listed as Additional Insured on the policy.

We also require a minimum of $300,000 in general liability coverage due to the increased risk associated with tenant occupancy.

Yes. Tenants are required to maintain a renter’s insurance policy with general liability coverage.

On the tenant’s policy, the property owner must be listed as Additional Insured.

If your property is part of a Homeowners Association (HOA), we will attempt to manage communication and resolve issues on your behalf.

However, HOAs do not always communicate directly with property managers. Because HOAs can impose fines or place liens on your property, owners must remain involved when necessary to resolve violations or disputes.

HOA matters cannot always be fully delegated to property management.

No. Owners should remove all personal belongings before the property is marketed for lease.

Items commonly left behind — such as patio furniture, grills, ladders, lawn equipment, mirrors, or small appliances — can become lost, damaged, or disputed at move-out.

We strongly recommend delivering the property empty unless specific items are intentionally included in the lease.

Federal regulations require property managers to report rental income collected on behalf of owners.

We will:

• File a 1099 reporting the gross rent collected
• Send you a copy of the 1099 by the end of January each year
• Provide an annual income and expense statement

Owners are responsible for reporting rental income and expenses on their tax return (typically Schedule E).

Focus is authorized to make routine management decisions on your behalf.

This includes standard operational matters such as minor maintenance coordination and day-to-day property management decisions.

We will contact you when:

• A repair exceeds your designated reserve threshold (e.g., $500 or $1,000)
• A non-routine or significant issue arises
• A repair-versus-replace decision requires owner input
• A unique circumstance falls outside standard management scope

For example, we may ask whether you prefer repairing an aging appliance or replacing it.

Routine matters are handled without owner interruption; significant decisions are escalated for approval.

As an owner, you are responsible for updating their mailing address with USPS, utility providers, municipalities, subscription services, and any other senders. Please note that not all mail types (including some government, legal, or utility correspondence) can be forwarded by USPS.

We provide a two-week (14-day) courtesy period following move-out to help retrieve

and forward misdelivered mail or packages.

During this period:

• Management coordination and time are provided at no charge
• Owners are responsible only for postage costs, which will appear on the owner statement or portal

This grace period is intended to allow time for mailing address updates to take effect.

After the courtesy period, mail and package handling becomes an optional billable

service and requires advance authorization.

Service is billed at:

• $75 per hour, plus postage
• Billable time includes coordination, retrieval, travel, packaging, mailing, and communication

Charges will be reflected in the owner portal or statement.

We will store your mail for up to one week from the time we notify you we have mail for

you, or from the time you notify us that you’ve had mail misdelivered to your previous

address.

No. Tenants are not responsible for receiving, delivering, or forwarding mail on behalf of

owners.

Not always. Some deliveries — especially non-USPS packages — may not be eligible

for return to sender.

Owners are strongly encouraged to update mailing addresses promptly with all senders.

The property must be Rent Ready before marketing begins.

This means:

• Utilities are on
• Repairs are complete (or substantially complete)
• The home is clean and move-in ready

Properties that are not ready typically sit longer on the market.

We evaluate the property and recommend necessary repairs or cleaning before listing.

This process helps:

• Reduce days on market
• Attract stronger applicants
• Prevent future maintenance issues

We will coordinate this process with you before marketing begins.

We analyze current rental comparables and market conditions to recommend a competitive rental rate.

We provide a professional market analysis and discuss pricing parameters with you. Final pricing decisions remain with the owner.

We install a high-quality lockbox once the property is Rent Ready.

This allows licensed agents and approved prospective tenants to view the property efficiently, helping reduce vacancy time.

Tenants are charged a flat monthly utility fee for:

• Water
• Sewer
• Trash/Recycling

This fee is passed through to the owner and is designed to roughly offset utility expenses (not create profit).

Utilities such as gas, electric, internet, and cable are set up directly in the tenant’s name.

We collect all keys from the owner and maintain secure copies.

Our standard is that all properties have a keyless entry lock. This improves access for showings, maintenance, and lockout situations.

Focus conducts comprehensive screening on all applicants age 18 and older through a secure online system.

All applicants must complete the following:

• Valid government-issued photo ID
• Completed online application
• Income verification (minimum 3x the monthly rent, pre-tax)
• Credit report check (minimum 670 credit score)
• Employment verification
• Eviction history check
• Criminal/background screening
• Rental reference verification
• Pet screening (if applicable)

In most cases, qualified applicants who meet screening standards are approved without owner involvement.

However, we may contact you for final approval if an applicant:

• Requests special terms
• Offers less than the established rental parameters
• Requires a co-signer
• Has unique pet circumstances
• Presents factors outside standard guidelines

Focus prepares all lease documentation for approved tenants and signs on the owner’s behalf as property manager.

Tenants sign the lease agreement and any required supporting documents, which may include:

• Pet Addendum (if applicable)
• Brokerage Disclosure to Tenant
• Lead-Based Paint Disclosure (if applicable)
• Additional property-specific addenda

All required documentation is completed before tenants take possession of the property.

Focus coordinates the move-in process to ensure the property condition is documented and any early maintenance concerns are handled efficiently.

Tenants are instructed to submit maintenance requests through their online portal approximately two weeks after move-in so we can address items in an organized and cost-effective manner.

Yes. We strongly recommend professional third-party cleaning prior to move-in.

Cleaning standards vary widely, and we only have one opportunity to make a strong first impression with new tenants. Professional cleaning helps reduce complaints and prevent early disputes.

We complete a detailed photo inspection using a digital inspection system to document the condition of the property at move-in.

The report is shared with both the owner and the tenant through the online portal. Tenants are also given the option to complete their own inspection report.

This documentation helps reduce disputes regarding property condition at move-out.

Focus holds all tenant security deposits in a qualified Security Deposit Trust Account in compliance with Colorado law.

Security deposits are never co-mingled with company operating funds. Accounts are reconciled monthly.

Tenants pay rent through their secure online portal using our property management software, AppFolio.

This eliminates check handling, reduces delays, and provides clear documentation of payment timing.

• Rent is due on the 1st of each month.
• Colorado law requires a 7-day grace period.
• Rent is considered late on the 8th of the month.

We begin collection outreach prior to late status and prioritize timely rent collection.

A 5% late fee is posted on the 8th of the month if rent remains unpaid.

Per the Property Management Agreement, late fees collected are retained by the property manager.

If rent or an approved payment arrangement is not received by the 15th of the month, we begin the eviction process (when not restricted by federal or state moratorium).

The process may include:

• Serving a Pay or Quit Notice

• Filing for eviction with legal partners

• Court proceedings

• Filing a Writ of Possession (if required)

• Coordinating with the sheriff

• Rekeying the property

We provide documentation and keep owners informed throughout the process.

If eviction occurs, additional costs may include:

• Court and legal fees
• Rekeying
• Disposal of personal property
• Repairs to return the property to Rent Ready condition

These costs are the responsibility of the owner. We manage the process and re-lease the property without charging a new leasing fee.

Owner disbursements are typically processed on or around the 15th of the following month.

If the 15th falls on a weekend or holiday, funds are distributed on the next business day. Statements are provided through the Owner Portal.

Focus manages all maintenance requests to ensure the property remains safe and habitable.

Requests are submitted through the tenant portal and prioritized based on urgency and habitability standards.

Emergency Maintenance

Issues threatening life, health, or property (e.g., fire, flood, sewage backup, gas odor, loss of heat or water).

Target response: 5–8 hours.

Urgent Maintenance

Safety-related repairs (e.g., plumbing leaks, broken windows, electrical issues).

Target response: 2–4 business days.

Normal Maintenance

Standard repairs (e.g., appliance repair, garage issues, minor leaks).

Target response: 4–8 business days.

Non-Essential Maintenance

Cosmetic or minor issues (e.g., fence repair, gutter cleaning).

Target response: Up to 30 days or during scheduled visits.

Some minor items may not qualify as habitability issues and may be deferred.

The management agreement allows us to approve routine repairs up to $500 without prior owner authorization.

This limit does not apply to:

• Emergencies
• Habitability issues
• Move-in cleaning contingencies

We will contact you when repairs exceed your reserve threshold or involve significant decisions.

Tenants are responsible for minor day-to-day items such as:

• Replacing light bulbs
• Resetting GFCI outlets
• Resetting garbage disposals
• Basic troubleshooting

These expectations are outlined in the lease.

The lease requires tenants to maintain the lawn. However, maintenance standards may vary.

Owners who desire higher-level landscaping care should arrange third-party lawn service.

We conduct routine property visits in Spring and Fall, as well as by appointment.

Owner-requested special trips (e.g., meeting vendors, checking storm damage, retrieving items) may incur a trip fee.

Owners may perform maintenance when the property is vacant.

When occupied, we prefer to coordinate or manage interior maintenance due to liability and tenant privacy considerations. Please communicate with us before entering the property.

Home warranties often complicate maintenance coordination with tenants.

If you have a warranty, we will attempt to use it when applicable, but warranty companies may delay response times and create additional coordination challenges.

Routine repairs are overseen as part of our management services.

Major renovations (e.g., full repaint, flooring replacement, roofing, siding, major appliance replacement) are treated separately and may involve additional coordination and costs as outlined in the Property Management Agreement.

Focus begins reviewing renewal options approximately 60 days before lease expiration.

If the owner does not provide notice to terminate, we initiate the renewal or re-leasing process to minimize vacancy.

If you plan to sell or move back into the property, written notice must be provided prior to the 60-day timeframe.

Yes. At renewal, we review:

• Current market conditions
• Comparable rental rates
• Vacancy trends
• Property condition

We recommend adjustments when appropriate to maintain competitive and market-aligned pricing.

We manage all aspects of the move-out process in compliance with Colorado law.

This includes:

• Coordinating key return
• Confirming vacancy
• Conducting a detailed inspection
• Documenting property condition
• Preparing the home for the next tenant

Scheduled Move-Outs

Standard lease-end departures.

Early Terminations (Break Lease Clause)

Tenants may terminate early by paying a one-month rent penalty, as outlined in the lease. They remain responsible for rent and utilities until a qualified replacement tenant is secured.

Coordinated Early Vacates

Tenants notify us mid-lease but may not formally exercise the break lease clause. We enforce lease terms and state law accordingly.

Abandonment or Skips

If a property is vacated without proper notice, we follow legal procedures to regain possession and protect the owner’s interests.

Owners are notified promptly in all non-routine situations.

We perform a detailed inspection after possession is returned, typically without the tenant present to reduce disputes.

Move-out condition is compared to the documented move-in inspection report.

Charges are assessed for damages beyond normal wear and tear.

Normal wear and tear refers to deterioration resulting from ordinary use.

Landlords may not charge tenants for normal wear and tear under Colorado law. Determining this can be subjective; we assess each case carefully and document all findings to support any charges.

Colorado law allows up to 30 days after possession is surrendered to complete the security deposit disposition.

If funds are withheld, an itemized written statement of charges is provided to the tenant.

Tenants must submit a written dispute with supporting documentation.

We conduct an internal review and determine whether the original disposition stands or if adjustments are warranted. Owners are contacted in unusual or complex situations.

Focus can assist with multiple sale strategies depending on whether the property is occupied.

Options may include:

• Selling to the current tenant
• Listing the property on the open market
• Coordinating timing around lease expiration

We will advise you on the most effective strategy based on market conditions and lease status.

Yes. Selling to the existing tenant can:

• Eliminate vacancy
• Reduce marketing time
• Simplify transition

While this may not always yield the highest sale price, it can provide a smooth and efficient transaction.

Yes. As a licensed brokerage serving the Denver area for over 18 years, we can list and sell your property.

Because we already manage the home, we can:

• Coordinate showings
• Plan repairs or upgrades
• Prepare the property for market
• Manage tenant communication during the sales process

If you choose to sell, self-manage, or transfer management elsewhere, we will coordinate an orderly transition.

Advance written notice is required so we can:

• Transfer required documentation
• Properly account for security deposits
• Comply with licensing and legal requirements
• Communicate appropriately with tenants

Our goal is to ensure a smooth and professional transition.