The American Dream Standard
Our Property Management Standards & Procedures
Good property management comes down to doing what you said you would do. Here’s what owners and residents can expect from us—and how we handle the work.
Communication
You Hear Back Within Four Business Hours
We respond to calls, texts, and emails within four business hours. You deal with real people, without an automated phone tree or getting passed around. If something isn’t resolved right away, we keep you updated until it is.
Business hours: Monday - Friday: 10:00 AM - 4:00 PM
Maintenance
How We Handle Maintenance Requests
Here’s what happens from the moment a resident tells us something’s wrong.
Step 1: Tell us what’s happening.
Residents report the issue and a description of the problem. Emergency requests follow the separate instructions below.
Step 2: We assess the problem.
For maintenance requests, someone will be on site within one business day to assess the issue. This is an assessment commitment; completing repairs may take longer depending on the work, parts, and specialist availability.
Step 3: We handle approvals and repairs.
Routine repairs follow the approval limit in the management agreement. Repairs above that limit require owner approval. In an emergency, we act to protect the property and keep the owner informed. We handle repairs within our scope and coordinate qualified specialists when needed.
Step 4: We keep you updated and document the work.
If the issue can’t be resolved right away, we keep you informed. Owners receive before-and-after photos, receipts, and invoices documenting the repair.
Maintenance Emergencies
Have an Emergency? Send Us a Text.
For a maintenance emergency, text (208) 277-8471 with the property address and a brief description of what’s happening. We’ll reach back out.
If anyone is in immediate danger—fire, smoke, sparking, or another serious hazard—get to safety and call 911 first. Let us know once you’re safe.
Property Care
We Keep an Eye on the Place
Regular visits help us catch small problems before they turn into expensive ones.
Quarterly Visits
Every quarter we visit the property, replace the furnace filter, and check on general maintenance items.
Annual Property Review
Once a year we take a closer look to identify developing issues and help prevent deferred maintenance, so you can plan ahead.
We don’t knowingly leave obvious maintenance problems unaddressed. We identify the concern, communicate what needs attention, and work through the next steps. Any repairs that come up follow the same approval process described above.
Financial Reporting
Clear Monthly Statements
We provide monthly owner statements detailing income and expenses, so you can see what came in and what went out. If something needs explaining, ask us. We’ll walk through it with you.
See What’s Included in Management →Maintenance Costs
What Maintenance Costs
Repair work is billed separately from the management fee. Our in-house maintenance service does not add evening, weekend, or holiday surcharges. Independent contractors set their own rates.
See our maintenance rates on the Pricing page →Accountability
Personal attention for owners and residents
We deliberately limit our management portfolio so each property gets the attention it deserves. Owners deserve clear answers and follow-through. Residents deserve to have their time, comfort, and concerns taken seriously.
Switching Managers
Already Have a Property Manager?
Switching doesn’t have to be a headache. We coordinate the transition with your current manager, and your rental doesn’t have to be empty for us to take over.
- We coordinate the transfer of leases, tenant records, keys, and security deposit records and funds.
- We tell your tenants where to pay rent, how to request repairs, and how to reach us.
- We keep you posted as the handoff moves along.
Let's Talk About Your Rental
Tell us about your rental and what you could use a hand with. We'll talk it through and see if we're a good fit.