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Owners

Overview

Miller & Company Property Management is an independently owned and operated full service property management company. We provide the prompt, personal attention that only an independent firm can offer. We pride ourselves on our longstanding reputation in the community. We always conduct business ethically and with the utmost professionalism. It does not matter whether you are across town or across the country, you can feel confident that we will manage your property through thoughtful planning and effective implementation of management plans, while preserving and increasing the value of your investment.

We look forward to the opportunity to discuss your property management needs and demonstrate how Miller & Company Property Management can assist you in effectively managing your property.

Please call (801) 566-7922 or email pm@utmillerco.com to discuss our services in detail.

Owner Services

Miller & Company Property Management deals directly with prospects and tenants, saving you time and worry over marketing your rentals, obtaining credit reports and references, collecting rent, handling maintenance and repair issues, responding to tenant complaints and pursuing evictions. Miller & Company Property Management brings it's know-how and experience to your property, giving you the peace of mind that comes with knowing your investment is in good hands.

Successful management of residential property is dependent upon the coordination and working relationship between you, the owner, and the Property Manager, Accounts Manager, and the Maintenance Manager. It is vitally important that they compliment, supplement, and support each other in a combined effort to achieve maximum occupancy and maximum income, while protecting the physical integrity of the property. We are well known in the community for the professionalism and expertise of our management team.

Marketing

The vast majority of tenants begin their search for rental properties online. That is where we concentrate our marketing efforts. We market the property through our website, hosted by Appfolio which advertises to over 100 Rental and Classified rental sites throughout the internet. We advertise your property locally on websites, KSL, PropertyPond and Craigslist that are not syndicated through AppFolio. We place our rental signs on your property and find this to be very effective because the Miller & Company sign and logo are so well known.

We work with you to provide the most current rental comparables for the area and an analysis of the rental area for you.

Property Inspections

When we attain a new account we visit the property to assess the current condition. We take numerous photographs to document and record the condition of the property, list the appliances, check all windows and doors, sinks, baths, condition of flooring, walls, garage and exterior of the property. This review requires about 2 hours to complete and save in a written document. We provide full service maintenance and repair to all our clients and work closely your Home Warranty Company when needed. We contact the tenant and perform periodic reviews of your property when we see an indication that there may be an issue. This is done to insure that your property is being cared for. If we see problems, the tenant is advised to make repairs and/or bill them for said repairs.

Tenant Screening and Rent Collection

We protect your interest. We work hard to get the best tenants for your home. Our screening includes a credit check, eviction check, checks of criminal history and sex offender registry, rental history check, and income and employment verification. Tenants' income to rent and overall debt must also meet our criteria.

We educate your tenant. We sign and thoroughly review leases in a session with your tenant to ensure they understand their responsibility to take good care of your home.

We take rent collection very seriously. We make payment of rent convenient and secure for tenants through online payments. Our accounting system allows our account manager to monitor rent payment status daily. Our eviction rate is very low because of the extensive screening of prospective tenants.

Financial Accounting

All monies received in behalf of our property owners are handled through a trust account. We remit owner payments by direct deposit or check, depending on your preference, on the 15th of each month. The disbursement also includes fully computerized, detailed monthly statements.

Tenant security deposits are held in an escrow account until they are disbursed. We handle all tenant deposit refunds and supply required documentation to you and your tenant.

Our state of the art web based technology allows you to view your account on line and have an instant record of your history.

Maintenance

We do the work. We arrange and oversee all maintenance and repairs. All our vendors are experienced, licensed and insured. They will treat your property as if it were their own.

Tenants may request maintenance either online or by contacting us by phone. We will assess the request and schedule the appropriate contractor or use in house staff. We will notify you of scheduled maintenance and estimated costs.

If the maintenance or repair is deemed to be the responsibility of the tenant, the tenant will be billed.

If you prefer to perform your own maintenance we will support your wishes.

Our Technology Puts Us One Step Ahead

Our investment in a web-based property management software helps us run a more efficient and profitable business.

Our top priority is to provide the most outstanding service to our owners and residents and we are excited to pass on these advantages to you:

  • We quickly respond to owners and resident service requests.

    Because our solution is web-based, we can access all of our data from any location and at any time. This allows us to provide outstanding service for our customers. Sensitive information is housed in data centers with the same security levels used and trusted by major banking institutions.

  • Your monthly owner statement is delivered electronically.

    Easy-to-read owner statements can be sent via mail, email or can be accessed online using our convenient online Owners Portal, saving you time and paper.

  • Maintenance issues are addressed and resolved faster.

    We can communicate with vendors and create electronic work orders to get things fixed quickly.

  • Your payments are sent electronically and securely.

    We use online ACH (electronic payments) to securely deposit your payment into your bank account so you receive the money even faster. If you prefer, we will pay with a traditional check.

  • Vacancies are filled faster with more online marketing channels.

    With just a few clicks we can post professional vacancy ads to over 100 sites on the Internet, our website, KSL, PropertyPond and Craigslist. The ads were designed by a professional designer and stand out from the crowd.

    Online applications are available for potential residents, making it easier to attract more prospects.

    All vacancy postings include an option for the potential resident to apply online. We avoid all of the time consuming paperwork associated with traditional applications and can fill vacancies even faster.

  • Residents can securely and easily pay rent online.

    Residents love the convenience of paying rent securely online and our team spends less time handling paper checks. Online rent payments are automatically entered into AppFolio and completely integrated with the accounting records.

Owner Statements Available Online

Did you know that you can now access your owner statements online?

Benefits:

  • Concise statements covering the performance of your property for the previous month
  • All data on your property is stored in a state-of-the-art data center
  • Access information about your property 24/7
  • Access information about your property from anywhere with an internet connection

How it works:

In order to keep your financials secure, we use a state of the art portal system which communicates with your email.

Each time you wish to view your reports, you must visit the portal and enter in your email address. You will be emailed a single-use link where you can view your statements. This link does not have a time limit, however, it will only work once.

View Your Owner Statement

Owner FAQs

Frequently Asked Questions

How long has your company been in business?

We were founded in 1981 by Kyle Miller. We are locally owned and operated with an exceptional reputation for fair dealings and great service. Our general manager and property manager have been associated with Miller & Company since 1989; our staff members and leasing agents have more than 150 “combined” years of association with Miller & Company..

Do you have an office with regular business hours?

We believe it is vital to maintain a fully staffed office in order to provide great customer service. Our office hours are Monday through Friday 8:30 am to 5:30 pm and by appointment on Saturday.

Are you open on Saturdays?

We are available Saturdays by appointment. Please call 801 566-7922 to schedule a time.

How do you arrive at the rental rate?

To estimate a rental rate we do an analysis of current market trends. We look at comparable rentals and take into consideration the condition, amenities and general appeal.

How do you advertise my vacancy?

Prior to advertising your property, we visit your property and take pictures. We will then advertise your vacancy on our website, RentinUtah, which also posts to over 100 syndicated sites like Trulia, HotPads, Zillow and Craigslist. We also post to local websites: KSL and PropertyPond. We will install a 6' tall cross-arm for rent sign in front of the property.

How long does it take for the property to be advertised?

We have the property posted on various internet marketing sites including our own website within minutes with color photos and detailed description. Signs will be placed in the yard and or window within two business days.

How fast can you rent my property?

In many cases, properties rent in days. Many factors determine how quickly your property rents. The most critical factors are:

  • Price. More aggressively priced homes rent faster. There is no way to predict how long a property will remain on the market, even in the best market conditions. However, we do work diligently to rent the property as quickly as possible. The most important objective is to find a quality tenant. Bad tenants will only create more expense and another unwanted vacancy. Waiting for the right tenant is worth the additional time it can take to rent the property. We find the best tenant possible in the quickest amount of time.
  • Location. Preferred locations rent more quickly.
  • Showing Quality. The better a property shows the more desirable it becomes and the sooner it rents.

What do I need to do to get my property ready for rental?

We have found that the better a property shows the faster we can rent it. Typically touch up paint is needed, windows need to have window coverings, carpets need to professionally cleaned, appliances, lights, mechanical, plumbing and electrical systems need to be in good working order, and a thorough professional deep cleaning is necessary.

What happens with the utilities?

We require the tenant to switch required utilities into the tenant's name as of their move in date. They will need to provide Miller & Company with their account numbers before they receive keys to the property.

What do I need to do to my property after a tenant moves?

When your tenant vacates the property, the tenant will be required to provide professional carpet cleaning and thorough deep cleaning. We will inspect the property after move out. If the cleaning has not been done, we will schedule the cleaning and charge the cost to their security deposit. The tenant will also be charged for damages beyond normal wear. You are responsible to pay for touchup painting and lock changes in between tenants.

What are your qualifying standards?

Once a tenant completes an application, we will do a credit check, criminal background check, verify employment or source of income and get rental reference. We also qualify tenants with income to rent and total debt ratios. We work diligently to find the best tenants possible. We cannot allow an owner to be involved in the approval or denial process due to the fact that we are governed by many local, state and federal laws when it comes to approving and denying applicants.

What do you collect for a security deposit?

We collect a security deposit equal to the rental amount. If you allow pets in your property we require an additional deposit.

What funds do you require from the tenants at move in?

When a tenant signs their lease, we collect:

  • Deposit(s). A deposit equal to one month's full rent will be paid. If the tenants have pets, they will pay an additional deposit.
  • Rent. The tenants first month's rent will be prorated based on the days that they will occupy the property during their first month of tenancy.
  • For example, if a tenant moves in on September 16th and their rent is $1000 they will pay $500 (15days/30days x $1,000 = $500) for the first month's rent and $1000 for their security deposit at lease signing. When rent is due on October 1st they will pay the full month's rent of $1,000.

    You can expect your first owner draw to be lower than normal. You will also have to factor in our placement fee of half of one month's rent when determining your first owner draw.

When do you take the management fee and placement fee?

We take our placement fee, which is half of one month's rent, when the tenants are placed in your property. We will begin charging our management fee from the date the tenant's move in and again every month going forward.

When will I receive my owner draw?

Owner draws go out of our office on the 15th of every month via mail or electronic payment (ACH payment). If the 15th falls on a weekend or holiday, it will be sent or deposited on the next business day.

What if the tenants don't pay the rent?

We are in constant contact with our tenants and rarely have tenants who do not pay. We pride ourselves in putting dependable people in our properties. If we do not receive payment, we start a "three day process" demanding the rental payment. After this time the eviction process can begin and, if eviction is necessary, the process can take anywhere from 30-45 days.

How do you make sure the tenant is taking good care of my home?

There are several ways we have of knowing this. Careful tenant selection from the outset protects your property from being rented to irresponsible people. During the lease term, we may have occasion to enter the property for repair or maintenance and will use the opportunity to have a look. If we are fortunate enough not to have any maintenance or repairs over an extended period of time, we will schedule a preventative maintenance walk-through/inspection, if you request, to make sure that there are not any unreported problems at the property.

What do you do if a tenant is not taking care of the property as they should, or you discover unauthorized pets?

We give the tenant notice and an opportunity to correct the situation and usually they will. If the problem persists, we will make a decision based on that specific situation.

How do you handle maintenance requests?

For emergencies, tenants may call our approved vendor (electrical, plumbing, heating) and the contractor will respond.
When we receive a routine repair request, we contact the tenant and ask questions to determine the exact nature of the problem before sending a service technician. We also make sure it is not something the tenant can fix themselves (ex. Reset button on the disposal, tripped breaker) before your money is spent on a service call. After determining that it is a legitimate problem, we will send the appropriate service vendor to make the repair. If we or our vendor determine that the need for repair was caused by the tenant, the tenant will be billed for the service.
We are able to handle most repair requests within 1-3 working days.
Habitability items such as A/C, no hot water or heat, receive highest priority and are usually attended to the same or next business day.

How informed will I be about what happens with my property?

If something occurs that may cause a potential interruption in your ordinary cash flow (loss of tenant or major repair), we will let you know right away. We will notify you of maintenance and/or repair needed for your property. We encourage you to contact us anytime you have a question or wish to discuss something.

Do you hold some of my money for repairs? How much?

Unlike many property managers, we do not require an escrow for repairs. If you have a home warranty, we will schedule repairs through them.

How do I know you won't spend my money on large repairs without my approval?

This is a legitimate concern. Your tenant is responsible for any repairs less than $75.00. For ordinary maintenance and repairs greater than the maintenance limit, we will notify you and determine how to proceed. Emergency maintenance and repairs such as replacing a bad water heater, a roof leak that needs patching or repair, or emergency A/C and furnace repairs where 1) the health or safety of a tenant is an issue, or 2) comfort and habitability is an issue, or 3) your property will incur additional damage if immediate action is not taken, we will initiate the repair work, even if it is higher than the maintenance limit, and then let you know of the situation.

Are your property management fees negotiable?

We don't compete against lower priced property management companies or Realtors who practice property management as a side business. The ultimate cost of using a property manager is determined by many things other than the fee charged. Our services, our systems, and our experience and expertise are a great value at the fee structure we have established. Please call our office if you have a large portfolio of properties to discuss this issue in more detail.