ARIZONA PROPERTY MANAGEMENTIt has been my experience that many Americans are still going through rough times when it comes to money and jobs. American Corporations continue to cut jobs to save money on the bottom line and improve operations. Is there something wrong with it? No! However, it does have repercussions on the local economy. Furthermore, many large to mid-size companies are not giving annual raises due to cut backs.

Many people believe that property management is easy. Really? I receive a call the other day from a husband and wife that are having problems of their tenant paying the monthly agreed upon. I spent 45 minutes on the phone. I was able to earn their business. I now manage a property with a tenant being late on the rent. What to do?

I politely ask the owners to send me over a copy of the WRITTEN and SIGNED lease when it comes to Arizona Property Management. I need to know the terms of the contract between the landlord and tenant so I can enforce them. Well, she sent me over several Emails explaining the terms of the agreement. However, I still did not receive a signed lease between both parties.

I phoned the owner to personally ask for the signed lease. She informed me that the lease was never signed by neither party. This means we do not have a lease. We have tenants leasing a property without an executable lease. WOW! We have people practicing real estate without a license. The tenant owes the owner about $3,000 in rent, late fees, and other expenses.

Properties R Us LLC only charges $60 per month per door when it comes to Arizona Property Management. This is the best deal in Phoenix, Arizona, when it comes to property management.

Meanwhile, I am in discussion with current tenant who is currently overseas until next month. We need to have both sides to sign a lease to we have an agreement between both parties. Are you covering your assets? Oh! The owners do not have this asset in a legal entity just their personal names. Surely, they are need of my expertise when it comes to Arizona real estate investing.

Please call on me when you need affordable Arizona Property Management! Only $60 per month

$3,000 owed by tenant/$60 per month property management=This money would of paid for FOUR years of property management. Make the call Today

Make the Call, Set the Plan, Do the Deal$!

Feel free to listen to my Radio Show to learn more about the phoenix real estate market, new trends, and the latest opportunities.  The Real Estate and Beyond Radio Show Airs every Saturday from Noon-2:00pm on Conservative Newstalk KKNT 960am in Phoenix, Arizona.  You can listent to past shows, or stream on-line.


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Comment balloon 45 commentsHarry F. D'Elia III • January 21 2012 09:39PM


Holy Evictions, Batman!

This landlord is obviously way too busy to be one.

Three months...you've got to be kidding.

The owner must be a bank.

Posted by Jim Hale, Eugene Oregon's Best Home Search Website (ACTIONAGENTS.NET) over 8 years ago

It is frightening anyone would have a tenant with a contracrt.

Posted by Tim Lorenz, 949 874-2247 (TIM LORENZ - Elite Home Sales Team) over 8 years ago

we do not have a lease.

we do not have a lease.

we do not have a lease.

THAT pretty much says it all, doesn't it???

Posted by Lenn Harley, Real Estate Broker - Virginia & Maryland (Lenn Harley, Homefinders.com, MD & VA Homes and Real Estate) over 8 years ago

7 day notice to quit in NH for non-payment.  What were they thinking waiting 3 months! The next window is 30 days for "good cause".

Posted by Barbara Tattersall, GRI (Keller Williams Realty Metropolitan (Keene,NH)) over 8 years ago

No written lease... I believe still equals eviction process in AZ... definitely a bummer no matter what...

4 years of property management, OR no written lease... pretty simple decision in my book!

Posted by Erika Madsen, Fathom Realty - Southeast Valley District Director (Fathom Realty) over 8 years ago

Wow...that is scary that the property was rented without a written lease. Having a propert management does save hassle and headache.

Posted by Mike Yeo (3:16 team REALTY) over 8 years ago

Property management is not for the faint of heart. Too often we are called to straighten out the messes that people make, and then take the brunt of their anger and frustration. Hope this works out for you, and them.

Posted by Millie C. Legenhausen, CRS, GRI, CIPS, MBA, Realtor (Calcagni Real Estate, Hamden, Connecticut) over 8 years ago

Lenn those were my exact words when I discovered there was no lease. Now, I have to collect past due monies. Good luck. Then, I have to create and execute a proper lease.

Posted by Harry F. D'Elia III, Investor , Mentor, GRI, Radio, CIPS, REOs, ABR (RentVest) over 8 years ago

Dale-no we are not in WV at this time.

Posted by Harry F. D'Elia III, Investor , Mentor, GRI, Radio, CIPS, REOs, ABR (RentVest) over 8 years ago

Ericks-I will attempt to work it out or eviction process. Stay tuned

Posted by Harry F. D'Elia III, Investor , Mentor, GRI, Radio, CIPS, REOs, ABR (RentVest) over 8 years ago

MIke-we are here to serve for $60 per month per door. It is worth every penny.

Posted by Harry F. D'Elia III, Investor , Mentor, GRI, Radio, CIPS, REOs, ABR (RentVest) over 8 years ago

Millie-I told the owner we need to change the name of our company to ProblemsRUs becasue we do solve problems each month.

Posted by Harry F. D'Elia III, Investor , Mentor, GRI, Radio, CIPS, REOs, ABR (RentVest) over 8 years ago

Harry, I noticed that many of our tenants fell behind when the economy dropped in 2008.  It was a monthy fight to get them on top of things, but more made a sincere effort.  We did end up evicting some 2010, but 2011 was a lot better.  Good luck with that one.

Posted by Mike Cooper, GRI, Your Neighborhood Real Estate Sales Pro (Cornerstone Business Group Inc) over 8 years ago

Mike eviction is the last resort in my mind. We do everything possible to keep the tenant in the home. I have to agree that things are better this year. Best to you.

Posted by Harry F. D'Elia III, Investor , Mentor, GRI, Radio, CIPS, REOs, ABR (RentVest) over 8 years ago

Harry, the owners let this situation get out of hand. Hopefully, you can resolve the issue. Not very smart not having a signed lease, but at least they called you for help.

Posted by Michael Setunsky, Your Commercial Real Estate Link to Northern VA over 8 years ago

Michael-I am on the case. We will know in a couple weeks the outcome.

Posted by Harry F. D'Elia III, Investor , Mentor, GRI, Radio, CIPS, REOs, ABR (RentVest) over 8 years ago

Hi Harry - Best wishes on recovering the $3,000 outstanding from the tenant.

Posted by FN LN over 8 years ago

Marc thanks for the vote of confidence

Posted by Harry F. D'Elia III, Investor , Mentor, GRI, Radio, CIPS, REOs, ABR (RentVest) over 8 years ago

YEOW!  They do this in AZ too?  I had a similar call last week from a DIY landlord who kept saying she sent "a letter" when I kept asking her if her attorney had sent "a pay or quit notice"?  She did not get that she was doing it WRONG so she needed to get to a landlord-tenant attorney who can review what she has sent AND the lease she has with the tenant!

Posted by Wallace S. Gibson, CPM, LandlordWhisperer (Gibson Management Group, Ltd.) over 8 years ago

Having a lease fine tunes the relationship between the parties and is highly recommend here in California where all sorts of rights, rules and regulations pop up now and again. In the absence of a lease, the actions of the parties stand for the agreement...One thing I can tell you after doing this for years...it is not for the newbie

Posted by Richie Alan Naggar, agent & author (people first...then business Ran Right Realty ) over 8 years ago

Please correct me if I'm wrong, but I seem to recall that in AZ, you don't need a written lease if less than a one year lease. That would make it a periodic lease renewable every 30 days. Therefore, the solution in this situation is for the landlord to file a lease termination with the tenant which becomes a 30-day notice to vacate and file in court for rent in arrears.

Posted by Richard Bazinet /MBA, CRS, ABR, Phoenix Scottsdale. Sellers, Buyers & Relocations (West USA Realty) over 8 years ago


You would wonder how the tenant got the keys in the first place. These people certainly need professional management.

In Ontario, the Residential Tenancies Act includes the basic terms, and specifies that some provisions are mandatory.


Posted by Brian Madigan, LL.B., Broker (RE/MAX West Realty Inc., Brokerage (Toronto)) over 8 years ago

Congratulations on the featured post. I wish you were licensed in NJ . I would have sent you many referrals.

Posted by Gita Bantwal, REALTOR,ABR,CRS,SRES,GRI - Bucks County & Philadel (RE/MAX Centre Realtors) over 8 years ago

Hi Harry,

Great story, and an eloquent testimonial as to why it is better to have a professional property management than a do it yourself.



Posted by Phil Leng, Phil Leng - Retired (Retired) over 8 years ago

At $60 per door you must work some kind of magic. I've heard of operations making their profit on volume, but you take the cake.

Posted by Wayne Johnson, San Antonio REALTOR, San Antonio Homes For Sale (Coldwell Banker D'Ann Harper REALTORS®) over 8 years ago

In our state if they do not have a signed lease, they are on month to month.  If the landlord knew their rights they would have already served them papers.

Posted by Randy Prothero, Hawaii REALTOR, (808) 384-5645 (eXp Realty) over 8 years ago

How long of a lease term did they have with the tenant?  In Illinois, if the term is less than a year then it's enforceable by law even if the agreement is not in writing.  Regardless, not everyone knows enough about property management to be a landlord, so good advice about obtaining professional help.

Posted by Carie Shapiro (North Shore Suburbs & Chicago Real Estate) over 8 years ago

I don't really know anyone who thinks property management is easy. We get calls like that from Owners, they weren't doing it themselves because they thought it was easy, they just wanted to save the money. We also get people who took their property back after we managed awhile to try and sell it or manage themselves, and they end up bringing it back to us again.

Posted by Leslie Prest, Owner, Assoc. Broker, Prest Realty, Payson, (Leslie Prest, Prest Realty, Sales and Rentals in Payson, AZ) over 8 years ago

Are you kidding me? this is outrageous.

Posted by Kamal Salim, A Superior Level of Service ! (Lokation Real Estate) over 8 years ago

No lease agreement in Illinois means an implied contract depending circumstances. Options in that case is to get a leased signed immediately or start evicition. This could be a difficult process depending on the county. In most cases Illinois tends to favor the tenant regardless of the circumstances. It's not a pleasant experience fo any party.

Posted by Raymond Kennedy (Keller Williams Preferred Realty) over 8 years ago

If there are children involved eviciton can be tricky and take months.  It is a tough economy...at least someone is taking care of the home...there is always a chance you could find no one to fill the vacancy immediately.

Posted by Edward Gilmartin (CRE) over 8 years ago

I use leases but seriously, does a "lease" make a tenant not be a deadbeat? An irresponsible tenant is a deadbeat no matter what they sign or don't sign.

I have never had to go through the eviction with a tenant, but I cherry pick my tenants, take a hefty deposit and post a 3 day notice quickly.  No breaks.


Eve in Orlando



Posted by Eve Alexander, Exclusively Representing ONLY Orlando Home Buyers (Buyers Broker of Florida ) over 8 years ago

The $3,000 is gone.  File the paperwork to have them evicted, and start over.

Posted by Karen Steed, Associate Broker Haralson Realty (Tallapoosa, Bremen, Waco, Buchanan, Temple, Carrollton) over 8 years ago

It is amazing to me that people let people rent their homes without a lease.  Pretty basic stuff.

Posted by Jirius Isaac, Real Estate & loans in Kenmore, WA (Isaac Real Estate &TriStar Mortgage) over 8 years ago

Verbal lease agreements under one year are just as valid as written leases in AZ. However, it all has to be proven to a judge, and maybe your emails from the landlord show that. I would deliver a 5-Day Notice to Pay or Quit then a Forcible Detainer if necessary for these deadbeats. In other words, move on and get a tenant that will pay.

Posted by Dan Pinson, Broker,ABR,GRI,RSPS,SFR,TRC (International Realty Partners) over 8 years ago

Unfortunately this occurs too frequently with most business owners, they fail to protect their assets and focus only on the money they earn, the money they must pay to insure the protection of their assets and only when they have severe challenges finally seek professional advice.

Your fee of $60.00 per door regardless of multi-tennant category is exceptional. Is your service available in southern California?

Posted by Kimo Jarrett, Pro Lifestyle Solutions (WikiWiki Realty) over 8 years ago

Funny timing reading this blog.  I'm writing a tenant blog also!  LOL.  Sometimes a deal just isn't worth it!!

Good luck with your situation, it's never easy or pleasant, is it?

Posted by Ken Anderson, Broker in Burlington, Ontario (Apex Results Realty Inc., Brokerage) over 8 years ago

Yes, had a call from an owner a few weeks ago wondering when they could evict a non paying renter. Same thing, it was a friend, they didn't think they needed a lease. They have nothing in writing. Great timing on this one!

Posted by Liane Thomas -Top Listing Agent, Bringing you Home! (Professional Realty Services® International ) over 8 years ago

In a recent mediation with the court I sat in on a case where the tenant was on a month to month for the last 20 years. How is this possible in this day and age.

Posted by Winston Heverly, GRI, ABR, SFR, CDPE, CIAS, PA (Winston Realty, Inc.) over 8 years ago

Dear Harry,

Unless they are complete deadbeats, I hope they catch up. If one was abroad, maybe a military family? Sometimes, being firm & persistent can bring them back up to speed. If they don't, their only choice is to move in with friends or family & many people do not want to or cannot do that. If they were a wrong choice in the first place, adieu!

Posted by Dörte Engel, ABC - Annapolis, Bowie, Crofton & rest of Maryland (RE/MAX Leading Edge) over 8 years ago

I think a lot of people try to do the property management on their own, and unfortunately, we stories like this aren't uncommon

Posted by Sylvie Stuart, Home Buying, Home Selling and Investment - Flagsta (Realty One Group Mountain Desert 928-600-2765) over 8 years ago


Holy Moley, how could the owners neglect to have the tenants sign the lease.  What a mess.

Posted by Evelyn Kennedy, Alameda, Real Estate, Alameda, CA (Alain Pinel Realtors) over 8 years ago

Hi Harry, property management is NOT easy.  Even as a Realtor and investor I hire out my property management.

Posted by Bob Miller, The Ocala Dream Team (Keller Williams Cornerstone Realty) over 8 years ago

Everyone want to be in property management don't they, wow what a trip down memory lane

Posted by Charles Stallions Real Estate Services, Buyers Agent 800-309-3414 Pace and Gulf Breeze,Fl. (Charles Stallions Real Estate Services Inc) over 8 years ago

I think that is an excellent point you made today

Posted by Harry F. D'Elia III, Investor , Mentor, GRI, Radio, CIPS, REOs, ABR (RentVest) about 4 years ago