Owner FAQ’s

Why choose Dwell Summit?

Dwell Summit is an owner-oriented, locally owned property management company, well established in Summit County, CO. The owners have lived in Breckenridge for over ten years and have worked in property management for 8 years. We have personal experience in managing rental properties with our own investment homes and take pride in our exceptional service.

How do you advertise vacancies?

We advertise and market your property using the following methods:

  • Our own city specific websites as well as our corporate website.
  • Rental-specific template ads on Craigslist, Hotpads, Apartments.com, Zillow.com, Truilla.com, and many more
  • Classified ads in the local newspaper, which has its own website for more exposure*
  • Local Real Estate agents and office receive our available inventory listings

*All advertising costs are at the owner’s expense. Dwell Summit may collect a $300 advertising fee upon signing the management agreement to cover costs, depending on your needs. Any remaining balance upon leasing the property will be returned.

*Photos can be taken of the property for $100 dollars

How long will it take to rent my property?

It is impossible to predict exactly how long it will take to find qualified tenants for your property. A number of factors are involved including size, location and overall condition of the property, the asking price relative to that of comparable properties in your area, as well as the season. The market time for renting is generally much shorter than the time required to sell the same property and landlords can usually expect to have tenants within a 30 to 60 day time frame. If a property does not rent within this specified length of time, it is typically a sign that it is overpriced relative to its size, condition and location. The time of the year you begin to rent your property and start the lease can greatly affect amount of rental income you collect monthly. Pricing your property competitively and having your property in the best condition possible are crucial to effective marketing.

Should I allow pets? Smokers? Children?

Pets and smokers are not protected classes. Dwell Summit will work with each owner individually on the possibility of accepting pets and we are firm believers in collecting a pet deposit. All of our properties are considered non-smoking properties, and we include this rule in the lease.

Families are a protected class, and we do not discriminate based on family status or size. We are a fair and professional management company and take pride in our knowledge and practices, abiding by all Federal, State and Local Fair Housing laws.

What is your screening process for applicants

Placing qualified residents in your property is one of the most important goals as your property management company. Dwell Summit is very diligent with screening for prospective tenants. We encourage you to review our rental application, policies and procedures as provided to each prospective tenant.

Dwell Summit will process all applications in our office. We obtain a credit report for each applicant, contact current and previous landlords for rental references, and verify current employment and income. We also conduct a criminal check, sex offender database scan on the local and national level as well as a Homeland Security check.

How much do you collect from the tenants prior to their move in date

When a tenant is approved and a lease is signed, we require the 1st month’s rent and security deposit in guaranteed funds prior to move-in. The amount of the security deposit will depend on the tenant’s credit report and your requirements. As a general rule of thumb, we suggest a full months’ rent. If there are pets, a pet deposit will be collected before the tenant takes possession of the property.

How are utilities handled?

Tenants are responsible for all utility charges unless otherwise agreed upon in advance and in writing. Many homeowner associations in Summit County provide the utilities services, such as heat and cable. The tenants will be responsible for changing all billing information to their name and mailing address as of the move-in date stated on the lease. Dwell Summit requires the owners to provide Dwell Summit with a list of the utilities necessary in each property.

What happens if the tenant does not pay the rent on time?

If rent is not received in our office by the 5th of the month, the tenant is called immediately, and late charges are assessed. If we still do not receive rent by the 8th, we can serve the tenant with a three-day notice to pay or vacate. In the event rent is still not paid, legal action will begin at owner’s expense.

What happens if the tenant breaks the lease?

When the tenant breaks his or her lease before the lease period is over, they are responsible for all expenses incurred to re-lease the property. The expenses include the rent amount for any remaining unpaid time before the expiration of the lease, utilities for the remaining lease time, re-leasing fees for the property, all advertising costs, and any other expense directly relating to the re-leasing of the property.

When should I expect my monthly report and checks?

For rent collected on the 1st of the month, reports and distributions are mailed by the 15th of the month. If the tenant pays the rent late, distributions will be mailed late.

What type of insurance do I need?

Dwell Summit advises all our property owners to consult directly with their insurance agent to be certain they are carrying adequate insurance for their property needs. We require current proof of insurance to be on record in our office for all properties we represent. We also require Dwell Summit to be named as an additionally insured party. Dwell Summit will inform the tenants during the move-in process to obtain renter’s insurance. It is also noted in their lease that the owner’s insurance does not cover the tenant’s personal contents or any loss they might have during their tenancy.

How do you keep maintenance costs under control?

We do not use an in-house maintenance operation, nor do we accept any rebates or kickbacks. We utilize independent contractors and handymen to ensure the best work at the best price. Estimates are obtained and presented to you on all repairs in excess of the contracted maintenance limit. All repairmen are instructed to document directly on their bills if any repair is caused by tenant negligence or abuse, in which case it becomes the tenant’s responsibility.

Do I have to meet with you to start the management process?

No, many of our owners live out of state or out of the country. We do the same quality work for you whether or not you live in the area. We can handle the entire process by email and phone. We have the ability to Skype, if you desire face to face contact.