Answers to most of your questionsÂ
A: If you are a real estate investor considering hiring a property manager to manage your home, is that manager required to be licensed in Colorado? The very easy answer is YES.
The state of Colorado has several requirements that must be fulfilled before they will grant a real estate license. The applicant for a license must meet the following requirements:
A: No. Some property management companies offer only limited services for discounted pricing; some firms are designed for owners who like to be very involved in the day-to-day management of their homes; and some firms (like Grace Property Management) are full-service firms designed to handle ALL aspects of the property management experience. Property Management in Colorado is legally complex, and you want an expert overseeing what may be your most valuable asset.
A: Grace Management is the most experienced property management firm in Denver, serving real estate investors and residents since 1978. We combine 'old school' family-owned customer service (we actually return phone calls), with the most up to date technolgy (we were named the 2018 national property manager of the year) to create an unmatched experience for our owner-investors and our tenant-residents.
A: There are multiple laws governing rental real estate including federal and state fair housing, habitability laws, tenant rights laws, applicant screening, rent-ready standards, and more. We ensure your property and the management experience is fully compliant with ALL rules, regulations, and laws.
A: Any company can find a few clients to say something nice about them. The BEST way to research a company is to review independent reviews.
Click here to view our fair and transparent pricing (with no hidden fees!)
No. We believe we should only be paid if you get paid. So our management fee is a percentage of the actual rent we collect. If we do not collect any rent, or if the property is vacant, you don’t pay us anything.
A: Our extensive and proven marketing program attracts high quality applicants from a variety of sources. Click here to view details.
A: You must maintain any personal property you leave behind. That means that if you provide it, you must fix it when it breaks. Therefore we recommend our owners only leave well functioning washers & dryers in the property. For more information on personal property watch this https://www.youtube.com/watch?v=6EhiuxZMOuI
A: Properties that show well and are priced appropriately should rent in 30 days or less. We will give you price recommendations as well as weekly activity feedback to ensure we minimize any vacancy time.
A: In-depth tenant screening is the foundation of a good property management experience. Our in-house screening process utilities technology plus good old fashioned ‘landlords references’ to ensure we place high quality tenants in our properties.
A: Although you do NOT have to accept pets in your rental, over 70% of all tenants come with pets. That means that if you chose NOT to accept pets, you are reducing your prospective inquires by 70%. We do recommend our owner-clients allow pets, and we provide our owner-clients with a $1,000 damage guarantee
A: Yes. Colorado state law includes ‘source of income’ as a protected status. This means landlords may not discriminate based on where tenants receive their income (including government subsidized programs).
A: We use an in-house, custom, attorney-prepared lease agreement designed to be fair and provide maximum legal protection to all parties. We also include a pet addendum, lead-based paint disclosures, mold disclosure, and a crime-free lease addendum.
A: No. As your legal agent, Grace Management signs all of the legal documents on your behalf.
A: Our owner-clients have a secure on-line portal that gives 24/7 access to financial reporting.
A: We close out the monthly accounting cycle and do a direct deposit of your funds on the 10th day of each month.
A: We perform an annual mid-lease property inspection. The purpose of this inspection is to ensure the property is being well cared for, there are no lease violations, and to look for potential deferred maintenance issues before they become a problem.
A: We handle the entire rent collection process. Although it is rare - should a tenant not pay rent, we handle the entire legal eviction process on your behalf.
A: Yes, if we place a tenant and they break their lease during the first 12 months.
A: Yes. Our tenant screening process is so strong that we will personally pay up to $1,000 in eviction legal fees should an eviction occur on your property
A: The quality of a property is equal to the quality of the tenant it will attract. Therefore you want your property to be updated and CLEAN! We can take care of getting your property rent-ready to ensure it meets the state habitability requirement and attracts high-quality applicants.
A: We will handle all repair requests (even the middle of the night emergencies) and we use pre-screened, high quality vendors
A: Yes. We will collect a $500 escrow reserve from you. This is YOUR money and it will be deposited into our bank trust account as the reserve for YOUR property. We will potentially use these funds to pay for expenses that may arise between the time we send you your rental income, and the time we collect the rent from the tenant the following month. But we will always maintain this $300 reserve as long as we manage your property. When we stop managing your property it will be paid out to you.
A: Grace Management holds all tenant security deposits in our security deposit trust account. This is done to comply with State of Colorado security deposit and trust accounting rules and regulations as determined by the Colorado Real Estate Commission.
A: When a tenant moves out we will do a property check-out and we will complete the security deposit return process. We will withhold any funds from the tenant’s security deposit that are legally due and allowable. Colorado state law is very clear on what things may NOT be charged to a tenant’s security deposit and all security deposit returns are completed to comply with state law.
A: While a property is vacant, you are welcome to do whatever make-ready work you would like to do on your property. When a tenant is living in the property, we do need to screen who is accessing the property for the protection of the tenant-residents. Therefore we will use our pre-screened and pre-approved vendors. If you have a favorite vendor please give us their contact information – we are always looking to add new high quality vendors to our group!
A: We strongly discourage the use of home warranty companies as they typically provide a poor experience and outcome.
A: No. We are a relationship-first based property management business and we work with owner-clients who are looking for a full-service experience.
A: No. Our property management agreement is designed to give our owner-clients maximum flexibility (it is a month-to-month term with NO termination fees or penalties). It is also designed to allow us serve our owner-clients with a consistent, high-quality, full-service management experience every time.
A: Yes. We offer sales services exclusively to our owner-client group and we can help you buy another rental, or sell your current property when the time if right. We have closed over $90,000,000 in real estate transactions.
A: Click the link below and one of our Executive Property Managers will contact you.
A: In June 2023 the Colorado Supreme Court ruled that even though the CARES act has expired, the notice provision of the still applies in Colorado.
Click here to view our fair and transparent pricing (with no hidden fees!)
No. We believe we should only be paid if you get paid. So our management fee is a percentage of the actual rent we collect. If we do not collect any rent, or if the property is vacant, you don’t pay us anything.
A: Our extensive and proven marketing program attracts high quality applicants from a variety of sources. Click here to view details.
A: You must maintain any personal property you leave behind. That means that if you provide it, you must fix it when it breaks. Therefore we recommend our owners only leave well functioning washers & dryers in the property. For more information on personal property watch this https://www.youtube.com/watch?v=6EhiuxZMOuI
A: Properties that show well and are priced appropriately should rent in 30 days or less. We will give you price recommendations as well as weekly activity feedback to ensure we minimize any vacancy time.
A: In-depth tenant screening is the foundation of a good property management experience. Our in-house screening process utilities technology plus good old fashioned ‘landlords references’ to ensure we place high quality tenants in our properties.
A: Although you do NOT have to accept pets in your rental, over 70% of all tenants come with pets. That means that if you chose NOT to accept pets, you are reducing your prospective inquires by 70%. We do recommend our owner-clients allow pets, and we provide our owner-clients with a $1,000 damage guarantee
A: Yes. Colorado state law includes ‘source of income’ as a protected status. This means landlords may not discriminate based on where tenants receive their income (including government subsidized programs).
A: We use an in-house, custom, attorney-prepared lease agreement designed to be fair and provide maximum legal protection to all parties. We also include a pet addendum, lead-based paint disclosures, mold disclosure, and a crime-free lease addendum.
A: No. As your legal agent, Grace Management signs all of the legal documents on your behalf.
A: Our owner-clients have a secure on-line portal that gives 24/7 access to financial reporting.
A: We close out the monthly accounting cycle and do a direct deposit of your funds on the 10th day of each month.
A: We perform an annual mid-lease property inspection. The purpose of this inspection is to ensure the property is being well cared for, there are no lease violations, and to look for potential deferred maintenance issues before they become a problem.
A: We handle the entire rent collection process. Although it is rare - should a tenant not pay rent, we handle the entire legal eviction process on your behalf.
A: Yes, if we place a tenant and they break their lease during the first 12 months.
A: Yes. Our tenant screening process is so strong that we will personally pay up to $1,000 in eviction legal fees should an eviction occur on your property
A: The quality of a property is equal to the quality of the tenant it will attract. Therefore you want your property to be updated and CLEAN! We can take care of getting your property rent-ready to ensure it meets the state habitability requirement and attracts high-quality applicants.
A: We will handle all repair requests (even the middle of the night emergencies) and we use pre-screened, high quality vendors
A: Yes. We will collect a $500 escrow reserve from you. This is YOUR money and it will be deposited into our bank trust account as the reserve for YOUR property. We will potentially use these funds to pay for expenses that may arise between the time we send you your rental income, and the time we collect the rent from the tenant the following month. But we will always maintain this $300 reserve as long as we manage your property. When we stop managing your property it will be paid out to you.
A: Grace Management holds all tenant security deposits in our security deposit trust account. This is done to comply with State of Colorado security deposit and trust accounting rules and regulations as determined by the Colorado Real Estate Commission.
A: When a tenant moves out we will do a property check-out and we will complete the security deposit return process. We will withhold any funds from the tenant’s security deposit that are legally due and allowable. Colorado state law is very clear on what things may NOT be charged to a tenant’s security deposit and all security deposit returns are completed to comply with state law.
Our aim is always to develop long-term relationships and work passionately on the client’s behalf to help them achieve their real estate goals. Whether its purchasing your first home or creating passive income, it’s about listening and understanding, getting to know the individual client and their needs, and most importantly taking the stress out of the transaction.
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