We set rent amounts according to "fair market value", meaning rent amounts of comparable properties in the neighborhood and nearby communities. We conduct extensive research on current rental listings and other rental management companies. From there, in consultation with you, we arrive at a rent amount. 

Your property should be in the best possible condition to attract quality tenants. Touch up any marred or dirty areas with a fresh coat of paint, professionally clean carpets and floors, perform any needed repairs, check smoke alarms, replace light bulbs, and anything else to make your property move-in ready. You set the bar and we maintain it.

There is no way to give you an exact time-frame, but with Whiteman Air Force Base, the UCM Campus and a growing community, we are always moving around here! Sometimes it's better to wait a bit longer for a quality long-term tenant, but we will work diligently to find your ideal tenant as quickly as possible. Every prospective tenant fills out a detailed application that documents rental history, credit history, employment history, and current income. 

No. We have a non-smoking policy written in our lease that prohibits any smoking inside the property. 

Security deposits go into a company trust account and are held there until the tenant vacates. At that time, we deduct any amounts owed and refund the balance in accordance with Missouri law. 

We can take care of most of your monthly recurring bills, with the exception of tax and mortgage payments. These may include utilities, pool care, lawn care, HOA fees, and insurance. 

For all rent paid on time, you typically will receive payment on the 10th of each month. For expediency, we can deposit funds directly into your checking account. 

We send you a monthly owner statement that includes all amounts added and paid. Additionally, you can view current and past statements through your online owner portal. 

You can always contact us directly with any questions about your monthly statement. Call us at (660) 362-1112 or email us at jason@rentwithspirit.com.

In addition to our own popular local website, we post your property on Zillow.com, Apartments.com, Realtor.com, Homes.com, Craigslist.org, and more. 

Utilities are typically the tenant's responsibility, but some owners include it as a service, especially for large complexes with shared amenities. 

Yard care is typically provided by the owner in a multi-home property. Tenants in a single-family home are typically responsible for the care of the yard maintenance. We can advise you on a case by case basis. In either case, if your property is vacant, we will provide yard care to make sure the lawn looks great in order to attract your next tenant and comply with the city ordinances.

Warrensburg is known as the "Home of Man's Best Friend", so we do our best to provide pet-friendly homes. We make it a policy to manage properties that do allow pets, but if this is an issue, please contact us as we are willing to consider your concerns. 

We always try to handle maintenance issues ourselves, if possible. If it is beyond our capabilities, we use reliable, competitively priced vendors to diagnose issues and make needed repairs. If it is a large expense, we will inquire with the owner before purchasing (if it is not an urgent issue that requires an immediate response). We are also willing to use providers recommended by the owner.

We inspect your property prior to a tenant moving in and when a tenant moves out through an application that allows us to take pictures and makes notes of the condition of the property. When circumstances allow, we also perform annual or bi-annual inspections in compliance with city and state ordinances, to ensure the tenants are abiding by the terms of the lease. In addition, we regularly inspect the exterior to identify needed maintenance and repairs.

The rent is due on the 1st of the month, with late fees typically applied after the 5th day of the month. In case of late payments, we will notify the tenant and inquire as to what their plan for payment is. If the tenant becomes regularly delinquent in rent and refuses to negotiate a payment plan, we initiate legal proceedings to evict. Although evictions are very rare due to our rigorous screening process, we are fully prepared to protect your interests. We work with a highly experienced attorney with a strong track record. 

With the changes that come with an Air Force community, we have learned to adapt as needed to quickly fill all vacancies as they arise. As soon as we are notified of their move, we will begin marketing the property and work to find a new tenant to start a new lease. The current tenant is held liable for rent until the lease expires or a new tenant moves in, whichever comes first. 

After completing the move-out inspection, we determine what repairs and cleaning costs the previous tenant is responsible for and make necessary deductions from the security deposit. If there are repairs needing to be addressed that are not due to the negligence of the tenant, the owner will be billed for the repair expenses. We want to do everything we can to help keep your property in good working condition. We consider this an important part of the management process, and work diligently to protect your interests. 

Although selling properties is not our main priority, Jason is a licensed real estate broker in the state of Missouri and can help with all your selling needs. It is not uncommon for him to have a list of potential owners looking to buy and can help make the process seamless.