Advanced Solutions Property Management Featured on ‘Strategic PM’ Podcast

From Accidental Landlord to Property Management Pro: Insights From ASPM’s Trent Bray On The ‘Strategic PM’ Podcast

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Property management isn’t just something we do at Advanced Solutions Property Management – we live it. Our Business Development Manager, Trent Bray, is the perfect example. A real estate investor for over a decade before joining our team, Trent brings real world experience and empathy to every client conversation.

Trent was recently featured on the Strategic PM podcast, in an interview with host Jeremy Pound.

“I was an accidental landlord,” Trent says, recalling his fix-and-flip days when market timing didn’t always cooperate. “I quickly learned how much it hurts to get those 3:00 AM calls about exploded water heaters. It’s never convenient when these things happen – it’s always during vacations or weekends when you’re trying to relax.”

Those experiences shaped Trent’s approach to client relationships. Instead of focusing on closing deals, he prioritizes solving problems and building real connections. It’s working – in just 6 months with ASPM, Trent is already crushing his growth goals.

The ASPM Advantage

While many property management companies stretch themselves thin across wide geographic areas, we’ve intentionally focused our expertise on Salt Lake County. This allows us to respond faster and have deeper market knowledge.

“We know this market better than our competition because they’re worried about what’s happening north or south of here,” Trent says. “There are many factors at play and we’d be doing clients a disservice by taking properties outside our scope.”

Building Relationships That Last

Trent’s business development approach combines traditional networking with modern techniques. He’s a big fan of using personalized video messages to reconnect with prospects who’ve gone silent.

In one instance, he filmed himself in a prospect’s neighborhood, mentioning he was researching rental pricing in the area. This personal touch resulted in an immediate response and a new client relationship.

“It humanizes the whole situation,” Trent says. “You have to come across as human, so if you screw up – oh well – it just proves you’re human.”

Looking Ahead

As property management professionals who are also investors ourselves, we know what landlords face. We see huge opportunity to help property owners “buy their time back” and gain peace of mind.

Trent puts it best: “Anyone who says there isn’t opportunity in property management right now isn’t looking. If you think about how few people actually use property management services and how much you can help them by doing it – the sky’s the limit.”Get in touch

Are you tired of middle-of-the-night maintenance calls and tenant headaches? Contact Advanced Solutions Property Management today to discover how we can help you regain your time while maximizing your investment returns.

Smart Tenant Screening For Salt Lake County Property Owners

Smart Tenant Screening for Salt Lake County Property Owners

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The screening process during tenant selection is one of the most important parts of property management. Thorough due diligence at the beginning saves you time, money, and headaches later.

Smart Tenant Screening For Salt Lake County Property Owners

As a rental property management company serving Salt Lake County—including Salt Lake City, Murray, Draper, West Valley City and surrounding areas—we’ve helped countless property owners find reliable tenants for their investments.

When you invest time in proper tenant screening:

  • You’ll have fewer payment issues
  • Property damage is less likely
  • Your experience as a landlord improves significantly

Many property owners who come to us struggled because they didn’t adequately screen tenants upfront. Don’t make this common mistake.

Use Professional Screening Tools

Modern background screening tools provide property owners with comprehensive information quickly. With just a few clicks, you can access detailed reports about potential tenants.

Require Complete Applications

Make it clear to applicants that their application must be 100% complete. Every field needs an answer – incomplete applications delay the process and may hide important information you need to make decisions.

Review Background Check Results

Once you receive the background check results, examine:

  • Credit scores and history
  • Criminal background information
  • Previous rental history
  • Employment verification

Remember that imperfect credit doesn’t automatically disqualify an applicant. You can offset risk by adjusting security deposit requirements based on their financial profile.

Consider Professional Help

If tenant screening feels overwhelming, many property management companies (including Advanced Solutions Property Management) offer tenant placement as a standalone service. We can handle the screening process even if you manage the property yourself.

Contact Advanced Solutions Property Management if you have questions about effective tenant screening or property management.

3 Ways Advanced Solutions Property Management Helps You With Accounting & Financial Reporting

3 Ways Advanced Solutions Property Management Helps You With Accounting & Financial Reporting

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Managing rental properties means handling significant financial responsibilities. For Salt Lake City property owners, this is especially important as over half of households (56.5%) rent their homes according to an analysis by the University of Utah, with adults under 35 making up the majority (52.7%) of renters in the city.

With the rental market expanding nationwide, property accounting has become increasingly complex. At Advanced Solutions Property Management, we understand that solid financial management is crucial to your investment success. Here’s how partnering with a property management company can transform your accounting processes

3 Ways Advanced Solutions Property Management Helps You With Accounting & Financial Reporting

1. Streamlined Financial Reporting and Bookkeeping

Property management companies take the burden of day-to-day financial tracking off your shoulders:

  • We use specialized property management software to track all rental income, expenses, and financial transactions for each property
  • You’ll receive detailed monthly statements showing your property’s performance and cash flow
  • Our Client Dashboard gives you 24/7 access to financial statements, monthly summaries, and year-end tax documents
  • All rent payments are processed smoothly and deposited directly into your bank account
  • We track expenses down to specific line items (GL codes), giving you granular visibility into your property costs
  • All your financial data is securely stored and accessible for years to come – even if you sell a property, you’ll still have access to historical financial records

Our scheduled notices, reminders, and follow-up processes help facilitate smooth rent payment processing right into your bank account, eliminating payment delays and improving your cash flow.

2. Tax Preparation and Compliance

Tax season becomes much simpler when your property management team handles the groundwork:

  • We track all deductible expenses throughout the year, including maintenance, repairs, and management fees
  • All financial transactions are properly categorized and documented, making tax preparation straightforward
  • You’ll receive comprehensive year-end financial summaries with 1099 documentation for your tax filing
  • Our organized record-keeping helps maximize allowable deductions while minimizing audit risk
  • Remember that property management services themselves qualify as a tax-deductible operating expense for your rental business

You can count on us to maintain all the necessary documentation for inspections, security deposits, Equal Housing Opportunity laws, Fair Housing laws, ADA compliance, and service animal accommodations – all of which have tax and financial implications.

3. Bank Reconciliations and Cash Flow Management

Maintaining healthy cash flow is essential for rental property success:

  • We handle all monthly bank reconciliations, comparing statements with accounting records to catch any discrepancies
  • Monthly owner ACH payments are processed efficiently, so you receive your rental income reliably
  • Our team manages rent collection, security deposits, and disbursements with professional precision
  • We charge no hidden fees or maintenance markups, so you always know exactly where your money is going
  • Our detailed financial reports identify cost patterns over time, helping you make informed investment decisions
  • For example, our expense tracking might reveal recurring maintenance costs that signal it’s time to replace equipment rather than continuing to repair it

Our fee structure is straightforward – we make money when you make money. We charge a competitive rate (8% monthly management) to ensure profitability while providing high-quality service.

“As property owners ourselves, we understand the accounting headaches that come with managing rental investments,” said Bob Mack, Principal Broker and Owner of Advanced Solutions Property Management. “That’s why we’ve developed comprehensive financial reporting systems that give our clients complete visibility into their property performance. Our clients don’t just get basic statements – they receive detailed financial insights that help them make data-driven decisions about their investments. We’ve found that proper accounting isn’t just about tracking dollars and cents; it’s about giving property owners the financial clarity they need to grow their portfolios with confidence.”

The Value of Professional Financial Reporting

DIY landlords often wear many hats – maintenance technician, leasing agent, and accountant. When you partner with Advanced Solutions Property Management, you get a professional accounting team dedicated to your financial success.

Our reporting capabilities include:

  • Vacancy reports to track occupancy rates
  • Maintenance expense breakdowns by category
  • Cash flow summaries for individual properties or your entire portfolio
  • Customized financial reports based on your specific needs
  • Inspection reports and detailed work order documentation

As property owners ourselves, we see things from an owner’s point of view and understand the importance of accurate financial management. Our data-driven approach means we don’t operate on hunches – we make financial decisions based on solid information.

When you work with Advanced Solutions Property Management, you’re not just getting a property manager; you’re gaining a partner who treats your investment with the same care they would their own properties.

Ready to take the stress out of property accounting? Fill out the form below for a free rental market analysis:

A Landlord’s Guide To Dealing With Late Rent Payments And Eviction

A Landlord’s Guide To Dealing With Late Rent Payments And Eviction

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Late rent payments often lead to eviction if not addressed quickly. One of the most important principles in rent collection is consistency. When tenants don’t know what to expect from you, payment problems multiply.

At Advanced Solutions Property Management, we follow a strict timeline:

  • Rent due: 1st of the month
  • Grace period: Until the 5th
  • Pay or quit notice: Posted on the 6th
  • Tenant response window: 3 days to pay or move out
  • If no response: Eviction process begins

This consistent process helps train tenants to pay on time.

Taking Action on Late Payments

Post the pay or quit notice immediately after rent becomes late. This signals to tenants that you take payment deadlines seriously. Without consistency from you, tenants won’t develop consistent payment habits.

When deciding whether to proceed with eviction, consider this fact: if a tenant passes the mid-point of the month without paying, about 80% won’t catch up financially. While some tenants might eventually pay back rent plus next month’s payment, statistics show most won’t recover.

The Eviction Process

Once payments stop, take these steps:

  1. Contact the tenant immediately
  2. If they don’t respond, move forward with eviction
  3. Work with an attorney who specializes in evictions
  4. Let the attorney handle the legal process efficiently

Evictions aren’t pleasant, but with clear processes and consistent enforcement, they become more manageable.

Remember that consistency is your most powerful tool for collecting rent and preventing the need for evictions. For questions about handling late payments or navigating the eviction process, contact us at Advanced Solutions Property Management.

Dealing with Abandonment in Your Salt Lake City Rental Property

Dealing with Abandonment in Your Salt Lake City Rental Property

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Abandonment happens when tenants leave your property without notice, usually when they stop paying rent. There are two types of abandonment situations and we’ll go over how to handle each one according to Utah law.

Definition of Abandonment

According to Utah Code § 78B-6-815 abandonment is considered when:

  • The tenant doesn’t pay rent within 15 days after due date AND
  • There’s no reasonable evidence of occupancy, OR
  • The tenant’s personal property has been removed and rent is unpaid

1-Day Abandonment

When tenants leave without paying rent and take all their belongings with them it’s considered a 1-day abandonment. This is an easy one to handle:

  1. Visit the property after one day
  2. Before entering announce yourself as the owner checking for occupancy
  3. Use your key to enter (your lease should allow this)
  4. If you get no response and the place is empty the tenant has abandoned the home

Even though rent is past due you can take possession of the property, clean it up and get it ready for new tenants.

15-Day Abandonment

This is a more complex situation when:

  1. The tenant is late with rent
  2. You post a 3-Day Notice to Pay or Quit
  3. After three days you visit the property to check occupancy since the tenant hasn’t paid or contacted you
  4. After knocking and getting no response you enter with your key
  5. You find the tenant’s belongings still there but signs they haven’t been living there recently (like rotten food)

In this case you must follow the 15-Day Abandonment process:

  1. After 15 days post an Abandoned Premise form on the door
  2. This gives the tenant 24 hours to get their belongings
  3. If their belongings remain after 24 hours you can remove them

What to do with abandoned personal property in a Salt Lake City rental property

When tenants leave belongings behind after abandoning your rental property you must follow specific rules to stay compliant with Utah law. Here’s what to do:

Step 1: Document Everything

  • Take dated photos of all abandoned items
  • Create a detailed inventory list of everything left behind
  • Record the condition of each item
  • Have a witness present if possible

Step 2: Written Notice* Send the notice to the tenant’s last known address

  • Post a copy on the property door
  • Include in the notice:
    • Itemized list of property
    • Where the property is stored
    • That storage costs may apply
    • Deadline to retrieve property (30 days)
    • Your contact information

Step 2: Store the Property

  • Move the property to a secure location
  • Keep the property in reasonably safe condition
  • Separate valuable items (electronics, documents, jewelry)
  • Store for the full 30 day period

Step 3: Handle Retrieval Requests

  • If the tenant contacts you to get their property:
    • Arrange a reasonable time for pickup
    • Verify their identity before releasing the property
    • Have them sign for the property
  • You can charge reasonable storage and moving costs

Step 4: After 30 days

  • If the property is still unclaimed after 30 days:
    • Items of obvious value: You can sell at a public sale
    • Items of minimal value: You can dispose of or donate
  • For sales:
    • Apply proceeds first to costs of storage and sale
    • Apply any remaining funds to unpaid rent/damages
    • Hold any excess funds for the tenant for 90 days

Step 5: Documentation after Disposal

  • Keep records of:
    • How you disposed of each item
    • Any money received from sales
    • Receipts for storage costs
    • Documentation of donation if applicable

Step 6: Special Considerations

  • For personal documents: Store or return to tenant
  • For medications: Dispose of at a pharmacy collection point
  • For hazardous materials: Follow local disposal regulations

By following these steps you will be compliant with Utah Code § 78B-6-816 and manage abandoned property situations effectively.

Who Should Pay For Utilities In My Rental Home?

Who Should Pay For Utilities In My Rental Home?

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For property management in Salt Lake City, few decisions impact your rental business more than utility arrangements. Your lease agreement must clearly state who pays for utilities in your rental property. At Advanced Solutions, we guide landlords through these important decisions to protect both owner and tenant interests. Here’s a complete guide to handling utility payments.

Understanding rental property utilities

Each rental utility needs clear payment responsibility in your lease, including:

  • Electricity for lights, appliances, and climate control
  • Gas for heating, water heating, and cooking
  • Water and sewer services
  • Trash and recycling collection
  • Internet and cable television services

What the experts recommend

City officials and conservation groups recommend tenants pay 100% of utilities directly. This approach makes sense – people tend to use fewer resources when they’re responsible for the cost.

Payment options

You have three main payment options. You can include utilities in monthly rent, keep them separate, or split them between landlord and tenant.

At Advanced Solutions Property Management, we recommend keeping utilities separate from rent. Here’s why:

When prospective tenants compare rental prices, they focus on the base rental amount first. Even if your all-inclusive rent (with utilities) offers better value, tenants often skip over higher-priced listings without reading the details.

For example: A tenant sees two similar units – one at $1,200 including utilities, another at $1,000 plus utilities. Most tenants will contact the $1,000 listing first, even though total costs might be comparable.

Managing multiple tenants

For properties with multiple tenants, you can split costs several ways. The most common approaches are equal splits between roommates, dividing by square footage of living space, splitting by number of occupants, or basing it on actual usage through sub-meters.

Legal requirements in Utah

Utah law requires specific handling of utilities. Landlords must disclose all utility arrangements in the lease agreement. If utilities stay in the landlord’s name, you need clear billing procedures. Any sub-metering must follow state regulations. Security deposits cannot cover unpaid utility bills unless your lease specifically allows it.

Best management practices

To handle utilities effectively, advertise your base rental price clearly and list utility responsibilities separately in listings. Your lease should detail all utility requirements. Document meter readings when tenants move in and out, and maintain records of all utility payments and arrangements. You might consider a separate utility fee if needed.

Our leases require tenants to handle all utility payments directly. This creates transparency in pricing and helps avoid confusion about total housing costs.

Advanced Solutions provides Property Management in Salt Lake City, helping landlords navigate utility agreements and other rental challenges. Contact us with your questions.