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Hey everyone.. it's Dana Holton with Miller & Company. I closed on a home today!! It was so much fun to be able to help my clients buy a home for the first time! Educating them and guiding them through this process has been so rewarding for me!! Their smiles made my day and are the reason why I love my job so much! We love helping families get into their own home. This is an essential part of the American dream that conveys a number of economic benefits, such as the ability to accumulate wealth and access credit by building home equity, reduce housing costs through the mortgage interest and real estate tax deductions, and gaining long-term savings over the cost of renting. There are a lot of awesome programs for first time home buyers that qualify which offer discounts on mortgage insurance and on your interest rate as well. There are even programs that offer 100 % financing if you are short on a down payment or need help on your closing costs! There are a lot of different options to help your dreams of home ownership come true! Miller & Company truly appreciates our tenants, and works hard to help them become home owners! This cute family that I helped rented a home from Miller & Company for 10 years in West Valley City. Now they are home owners themselves. Yay!! Now it’s time to celebrate!! Give me a call to discuss any of your housing needs! Dana Holton with Miller and Company 801-259-0008 or our office number is 801-566-6600.

With a great tenant screening process, evictions are rarely necessary anymore. There are circumstances when a tenant has not been screened properly, or in rare cases, a great tenant becomes someone we have to evict. We try to do everything we can to avoid eviction, but sometimes it’s our only option. If eviction is necessary, it is very important to follow the law exactly so there are no chances of the case being dismissed or a countersuit being filed. The Eviction Process There are two different options to begin the eviction process. One option is to post a Three Day Notice to Pay and/or Comply with the Lease Terms. If the tenant does not adhere to this notice, the lease can then be terminated, and an eviction can be filed. The other option is to give a Three Day Notice to Quit, which does not give the tenant the option to correct the situation, rather allows them to either move or be evicted. Reasons for eviction may include: The tenant is running an illegal business on the property or committing a crime at the property. The tenant is damaging the property. The tenant is creating a nuisance within the property (In this instance it is crucial to have multiple police reports or corroborating witnesses to back it up). In Utah, an eviction is called an unlawful detainer. Once the three days are up and the unlawful detainer is filed, the court will schedule a hearing within 10 days. The court will deliver a summons to the tenant letting them know when and where to appear if they wish to contest. If they do show up to contest, this will add to the eviction time, however, as long as the rules are followed, Utah law allows landlords to recover attorney fees once the case is won. The Writ of Restitution Once you win your case, you can apply for a Writ of Restitution from the court which instructs the tenant to vacate the premises in three days or less. This will be served to the tenant along with a blank request for a hearing. If a hearing is not requested by the tenant or the tenant does not vacate, the Writ of Restitution allows the sheriff to remove the tenant. Removing Belongings from the Property

Service animals and companion animals are the topic of our discussion today, because you need to know what you can and cannot do when you have a tenants with service dogs or emotional support animals (ESA). First, some definitions. Service animals help people with disabilities. For example, a guide dog will help a person who is blind. Companion animals offer emotional support for people suffering from issues like anxiety and depression. Fair Housing Laws and Service/Companion Animals The Fair Housing Act is a federal law recognizing the importance of service and companion animals. It does two important things; it prevents landlords from discriminating against people with disabilities, and it requires landlords to make reasonable accommodations for people who have disabilities. Not all landlords are required to follow the Fair Housing Act. Small landlords who own fewer than four rental units and don’t use a broker or a rental agent are exempt. What are Reasonable Accommodations? A reasonable accommodation is a change in rules or services that allows someone with a disability to enjoy their home like anyone else. Examples of reasonable accommodations include: Allowing tenants to install a wheelchair ramp to their apartment. Providing a reserved parking space for someone with a disability. Allowing blind tenants to have service dogs, even if pets aren’t allowed. If a tenant’s handicap causes more than one daily life function to be limited, it’s possible that the tenant will need more than one service animal. For example, a resident may have an emotional support animal to help with anxiety and a guide dog to help with sight. It’s unlikely to be a reasonable accommodation when more than one animal is used to help with the same disability. Verifying Information with Medical Professionals You can verify certain information with a medical professional. Landlords are permitted to verify that the service animal has a connection to the tenant’s disability. You can ask how long the animal will be necessary, and confirm that the tenant meets the definition of disabled as defined by the Fair Housing Act. You can also require that documentation comes from the medical professional who is actively treating the tenant. If the medical professional who signed the accommodation request will not speak with you, provide your applicant or tenant with a no-decision letter. Service Dogs and Emotional Support Animals (ESA): What you cannot do

Before you buy a residential investment property, you need to have a strategy in place. Today, we’re talking about a couple of different investment strategies that people use when they’re buying single family homes, plexes, condominiums, and townhomes. High Return Rates on Investment Properties There are many investment strategies to follow. Some investors are more concerned with quick profits and high rates of returns. To access this, you have to invest in lower value rental properties. These homes will require more intensive management and come with more risk. You’re likely to experience more turnover, frequent collection activities, and numerous maintenance issues. The properties are more work, but you often stand to make more money. The primary concern for these investors is cash on cash. You wouldn’t be as interested in long term appreciation or rate of return. Buy and Hold Investment Properties Another method, and one that is our favorite, is the long term strategy of buying and holding. This is good for properties with rental values in the mid-range, all the way up to homes in the luxury market. You many not gets as much cash on cash value, but you’ll have a more stable tenant with a higher income, a better credit score, and a longer tenancy. This strategy requires purchasing the right type of property, having a long term professional management plan in place, and properly maintaining the home. You’re looking for high occupancy rates and high rents. This type of investment strategy allows you to become wealthy over time, especially if you acquire many properties. Rents will go up, and your property values will appreciate. That has been the trend for the last four decades that we’ve been involved in property management. Many of our clients have owned the same properties for 10, 20, or 30 years; even longer. With this type of strategy, you’ll get rich slowly but surely. Spreading the risk over multiple properties is optimal.

There are several advantages to having a property management company manage your investment property instead of a real estate agent. With a management company, you’re getting a team of professionals with years of experience and systems in place that can protect you and your property. At Miller & Company Real Estate and Property Management, we have full-time employees to take care of all related property management tasks. It’s our focus. Tenant Screening and Tenant Placement We conduct a thorough screening for qualified and reliable tenants. Good tenants usually cause less wear and tear on the property, they rent for longer, they pay rent on time, and they cause fewer problems. An experienced management company has seen thousands of applications, and knows how to discover the real facts about a rental candidate. We can analyze applications for red flags. By allowing a management company to handle your tenant screening, you will protect yourself against fair housing lawsuits. There won’t be any inconsistencies in the screening process, and you won’t have to worry about the perception of discrimination. Understanding Landlord Tenant Law Professional property managers are current in landlord and tenant laws. You won’t be vulnerable to lawsuits and claims. Avoiding a single lawsuit can pay for your property management fees and spare you a lot of wasted time and stress. Rental Property Maintenance and Inspections Your property management company can increase the value of your investment. We’ll perform periodic property inspections. Preventative maintenance is achieved by putting systems in place to catch repair issues early, before they become costly. A team of experts can offer suggestions and feedback on upgrades and modifications that will preserve the condition of your home and help it rent quickly. Your property manager will arrange and oversee maintenance and repairs, manage renovations, and take care of major replacements. Your repair costs will be lower because you’ll have access to a network of licensed, bonded, and insured contractors who have already been vetted for affordability and quality of work. This provides significant savings. You’ll get volume discounts, and your management company will know the contractors who are working on your property. They’ll understand maintenance issues and intelligently supervise the work. At Miller & Company, we also have an in-house maintenance team that knows the properties we manage. Our system provides flexibility for tenants who want to put in a maintenance request online or talk to an agent 24 hours a day. Communication and Transparency Vacancy time between rentals is minimized when you work with a professional property manager. We have two full-time leasing agents focused on renting out your home as soon as possible. A good property manager makes it easy to manage your money. You’ll get updates along the way in the form of easy-to-read owner statements. You can expect electronic disbursements, cash flow statements, and consistent rental policies.

Patching Walls – Maintenance So today we’ll show you how to patch any imperfections or even holes in the wall. If it is a big hole, you’ll need to get some mesh tape or a backer to put the mud on first. For small imperfections like the one in the video you won’t need to do that. If you’re doing several patches at once, it may save time to start with the biggest/deepest holes first so they have more time to dry. First step is to get some spackle and smear it over the hole or imperfection. Then you’ll want to scrape off any excess. As it dries, it will shrink a little bit so you may have do a second coat. Once it’s dried, sand it so it’s flat. Next, you’ll want to prime the patch for paint. If you don’t prime it before painting it won’t look the same. It will look dull and not smooth. I usually just get a spray can of primer unless I have a lot of priming to do. Once the primer has dried you can go ahead and paint. If you don’t have the same paint you’ll need to get a paint match. You can cut out a square about one inch wide and take it to the hardware store to get a match. If you have any questions, don’t hesitate to ask. Thanks for watching, and have a great day!

Texturing Walls and Ceilings Texturing walls and ceilings is a good way to add some style and hide imperfections in the drywall. The best way to do this is to seal it with primer first. Once you’ve primed it you’ll want to mix some mud with water to your desired consistency. About one cup of water to a gallon of mud should be a good start. You can apply texture with any number. Anything from a large sponge to a mop or whatever else you think would give you the look you’re after. You can experement with this and try different things until you’re happy. It’s also a good idea to play around with the consistency of the mix. It will take a little bit of practice to get it to look just right and it will also take some practice to learn to knock it down the way you want. For more information on this, please refer to the video and if you have any questions, give us a call!

CO And Smoke Detectors There are many different types of CO and Smoke detector so make sure you know the details of your specific type and get familiar with it’s operation. These are just some basic guidelines. You’ll need to make sure that every bedroom has a functioning smoke detector with functioning batteries, as well as one in the common area of each level. Check the batteries frequently and make sure the detectors are working. There should also be at least one functioning CO detector on each level. Make sure to refer to the users manual for your specific detectors to determine placement and functionality.

Troubleshooting Garbage Disposals – Maintenance First of all you’ll want to unplug the disposal or turn off the power for safety purposes. Once that is complete, if there is a humming sound but no movement you’ll want to get an Allen wrench and put it in the bottom of the disposal you can try to turn it back and forth about a half turn and then plug it in and see if that freed it up. If there is no noise, make sure the device has power. It could be connected to a GFCI that needs to be reset or a breaker could be tripped.