Meet Alicia Weaver

Today we’d like to introduce you to Alicia Weaver.

Alicia, let’s start with your story. We’d love to hear how you got started and how the journey has been so far.
I grew up in a real estate office. My mom, the typical ambitious Realtor, would bring me into the office at a young age. Wearing a mini business suit, I’d sit at a big oak desk, flipping through the white pages and making cold calls. Years later, in high school, my mom saw an opportunity for me in her business. I began managing a handful of properties owned by her investor clients. 14 years later, my mom and I are operating a brokerage together both managing and selling residential real estate.

We’re always bombarded by how great it is to pursue your passion, etc – but we’ve spoken with enough people to know that it’s not always easy. Overall, would you say things have been easy for you?
The biggest challenges were personal for me. I was very young (17) when I began working in the industry. Since that time, I have earned two college degrees, had children and have grown up as a person. I was fortunate to gain perspective and learn in several different professional environments through the years. When I returned to working with my mom, I brought a lot more experience to the table.

So let’s switch gears a bit and go into the Arizona Property Brokerage story. Tell us more about the business.
We are a small, family owned business and take pride in the full service real estate company we have built. Debbie and I work together to provide a very hands on service to our clients. There are a few things that set us apart from big corporate management companies such as annual property inspections where we physically inspect the interior and exterior of our homes and our clients phone calls, if not taken care of immediately, are always returned within 24 hours. We also pride ourselves in not nickel and diming our clients, we don’t charge prospective tenants outrageous fees that are absorbed by our company and you have 24/7 access to view financial information through our web-based owner portal. In addition, we bring over 40 years of experience in selling and buying residential property.

We are committed to providing quality clients services dedicated to professionalism and sustaining the trust of those we serve. Our team works every day to exceed our clients’ standards and provide them with the peace of mind they deserve in their property investment.

Has luck played a meaningful role in your life and business?
It has not been about luck. It has been hard work and perseverance. It has been never saying no, never taking no for an answer and following every lead like it is the last one on earth. And ultimately, at the end of the day, it has been about staying true to our core values- the number one being integrity. We advise our clients as though we are advising ourselves and have gained long-term clients as a result who happily refer us to those close to them.

The Pros and Cons of Owning a Vacation Rental in Phoenix | Property Management Advice

Vacation Rental by Owner (VRBO) is the latest craze in the rental market. Today, we’re talking about whether you want to VRBO your investment property.

Property Investment vs. Vacation Investment: Different Markets

There are some things to consider when you’re deciding whether you want to lease your property the traditional way or turn it into a vacation rental. First, when you VRBO your property, you’re entering a different market. You’ll be in the travel industry, which follows the beat of its own drum. What do you look for when you’re staying somewhere on vacation? When you’re away from home, you want amenities. You want access to technology and modern furnishings. You want perfection; something better than what you left. You don’t just want it – you expect it. Your customers will have the same expectations.

Wear and Tear on Your Vacation Investment: Using Property Management

Consumers in the travel industry are tough on businesses. They will hold you to the highest standards. Another thing to note is that when you’re dealing with customers on vacation, they aren’t always going to take the best care of the place they are staying in. Think about how you treat your rental cars. It’s important to remember that when you’re renting out a vacation property. For this reason, we always recommend that you use a great property management team who is knowledgeable in the industry and can look out for your needs.

Finally, consider vacancy rates. The travel industry is cyclical, and you’ll have periods where you don’t have anyone in your home and no rental income. Alternatively, renting out a traditional property is more consistent.

Weigh the pros and cons of your decision before you settle on whether you want to rent out a vacation property. If you have any questions about vacation rentals or anything pertaining to Phoenix property management, please don’t hesitate to contact us at Arizona Property Brokerage.

Why Property Maintenance & Rental Inspections Are Important for Your Phoenix Investment

Maintenance is a vital part of your investment property, and we take it very seriously. We encourage tenants to notify us right away if there are any maintenance concerns or repair needs. Small problems like a dripping faucet can eventually lead to big problems like mold. Today, we’re discussing the importance of keeping your property maintained and inspecting it when you can.

Making Property Maintenance Easy

Often, owners and management companies charge tenants a service fee for turning in a maintenance request. We discourage this because we want to know right away if there’s a small maintenance problem with your property. Taking care of maintenance issues is important. It preserves your long term investment and keeps your tenants happy. Happy tenants pay rent on time and take better care of your property.

Vendor Relationships

Another way we protect your investment is by using licensed and insured vendors. This is important for your personal liability. Our vendors are also trained to pay attention to small things when they’re visiting your property and taking care of minor maintenance issues. It’s not uncommon for me to get a call from a vendor asking if the walls are supposed to be purple. This is a good way to stay on top of small issues that can become big deals.

Regular Landlord Inspections

Some tenants don’t understand what they are allowed and not allowed to do when they’re living in your rental home. This is why regular property inspections are so important for your rental property. Walking the property with your tenant and going through the regular maintenance items that are their responsibility, such as changing air conditioning filters, is a big deal.

Staying on top of your property and catching little things will save your money in the long run. Protect your investment by efficiently managing regular maintenance needs, encouraging your tenant to let you know as soon as something needs to be repaired, and regularly inspecting your home.

If you have any questions about property maintenance or Phoenix property management, please contact us at Arizona Property Brokerage.

Evicting a Bad Tenant | A Property Management How-To for Phoenix, AZ

If you’re an investment property owner, chances are you’ve been in the situation where you have to evict a bad tenant. Typical evictions don’t come out of nowhere, and the process can be emotional, especially if you’ve been helping someone. In the last 13 years, I’ve learned you can best help a tenant in need with tough love. Teaching someone they’re responsible for providing for their family is invaluable. As an investment property owner, you’re seen as someone with a lot of money. Tenants may see you as a business with deep pockets and not as a human. Regardless of the situation, these are the steps we take to evict a bad tenant.

Phoenix Property Management: Serve a Notice

The most important step when dealing with a less than ideal tenant is issuing a notice. Whether you do anything with that notice or not, you need to have it. Legal notices set a standard for tenants. They respect them, and it sets a tone for your relationship. This is your business, and you want to do things the way a business would.

Taking the Tenant to Court

When we realize an eviction will be necessary, we turn the file over to a local attorney. Our attorney focuses completely on landlord and tenant law. This is the best way to protect yourself and your investment when handling an eviction. The attorney files the paperwork and obtains a court date. Once we reach our court date, as long as we have the proper documentation and we have served proper notices, we get a judgment. Then, the tenant has five days to respond. After that, you can order a Writ of Restitution. Once the writ is issued, a constable is assigned. We meet the constable at the property with a locksmith and get the property back. Usually, the tenants are gone.

An eviction costs about $400, depending on the attorney you use plus the locksmith cost. Sometimes, tenants are still there when a constable shows up, or the tenants leave possessions behind. This is rocky territory and you need an expert to protect you. There are lots of laws surrounding landlords and tenants, and you don’t want to make a costly mistake.

You won’t regret using a professional property manager at a time like this. If you have any questions about eviction or property management in Phoenix, please contact us at Arizona Property Brokerage.

Property Management Fees for Rental Properties – What to Expect in Phoenix

When you’re looking for professional property management in Phoenix, you need to know what you can expect to pay for these services. Phoenix is a hot market for investment properties right now. That means a lot of companies are in the valley, offering services for the professional management of single family homes. Each company sets its own fee structure. Sometimes, it’s a percentage of the income collected, and sometimes it’s a flat monthly fee. The most important thing to evaluate when you’re comparing companies based on price is what you can get for the fees paid to a property management company.

Property Management Fees and Extra Charges

Consider whether everything is included in your management fee, or if you’re being charged for services like maintenance coordination. Sometimes, a management company will take a percentage of a vendor’s invoice. So, the management company receives a percentage of your bill and then the vendor gets the rest. You might be charged for lease renewals and inspections.

Tenant Charges

You also need to know what kind of services your tenants are being charged for. They might have to pay to have their rent processed every month, and there might be other charges on top of what they pay for rent. This may feel differently to you because you’re not the one being charged out of pocket, but it still makes a difference to you and your property when your tenant is being charged for services they need to have while living in your property.

Ancillary Services and Fees

The ancillary services that some property management companies charge for can be pretty extensive and detailed. For example, you might have to pay for the 1099s that are issued at the end of the year. The most important thing is knowing the gray areas of your property management agreement. Find out what will be charged for services outside of that scope.

Most property management companies even out at the end of the day. You need an advocate to protect you and your property. We take over properties that have been mismanaged, and we know it has a huge financial impact on you.
If you have any questions about management costs or Phoenix property management in general, please contact us at Phoenix Property Brokerage.

Tenants Not Paying Rent? Phoenix Property Management Advice about What to Do

The most important and most difficult thing you’ll do when you have a tenant who isn’t paying rent is to take emotions out of the situation. Assuming you did not purchase this property for charitable causes, you aren’t in the business of providing free housing.

Serve a 5 Day Notice

If your tenant isn’t paying rent on time, you’re probably being avoided. Or, you’re hearing promises that rent will be paid on a certain date later in the future. You need to issue a legal notice. This is important whether you want to evict the tenant or not. This 5 Day Notice gives you the legal grounds to remove the tenants if they don’t manage to get rent paid. If you do not personally serve this notice to your tenants, the court will add an additional five days to allow for service. So, you have 10 days before you can get a court date. Time is of the essence. If done quickly, a complete eviction can take one month.

Habitually Late Tenants

You may have tenants who habitually pay late. Even if you’re used to it, and okay with it, you should still serve the notice every time rent is late. These situations, in my experience, always result in an eviction at some point. So, do yourself a favor and serve the notice. It will put you ahead of the process if you do ultimately have to evict.

Tenant Screening

The best way to avoid these situations is with good tenant screening. Credit checks and rental verifications go a long way. Make sure you aren’t just calling a current landlord. Call the last two landlords.

Remember to stay neutral and keep the situation black and white. It is possible to be compassionate and firm at the same time. Set your boundaries and be consistent. Hire a professional Phoenix property management company if you find you cannot enforce the timely payment of rent.

If you have any questions about rent collection or anything pertaining to property management in Phoenix, please contact us at Arizona Property Brokerage.

Why Hire A Professional Property Management Company In Phoenix, AZ?

There are a lot of great reasons for why you should hire a professional Phoenix property management company to manage your investment property. Potential clients often come to us after self-managing their homes with the same problems. The property is under-managed and in disrepair, so it will cost thousands of dollars to bring it back to market. Tenants are often several months behind in rent because they’ve told the landlord about their family member who died or their car that broke down. Owners feel bad for their tenants, and so those renters end up several months in arrears in a property that needs a lot of work. This is our favorite type of property to manage.

Improving Investment Performance

We have spent years turning properties around. We work together with the tenant and the owner to come up with the best solution possible. Sometimes the tenant stays. We bring the rent current and get the property into good shape. Other times, the tenants need to leave and we start from scratch. We go through the property and tell you what it will take to get it market-ready, and we move quickly. We advertise and market with various channels that reach every possible tenant. Our advanced marketing system allows us to collect feedback from each person who views your home. This helps us tackle potential barriers immediately.

Screening and Leasing

We thoroughly screen each application. Any tenant who is 18 years of age or older must submit a separate application. This allows us to check for criminal history, credit issues, bankruptcies, and evictions. We contact their current and previous landlords and talk to their current employers.

Once a tenant is approved, we use an attorney-reviewed lease agreement to further protect your investment. We also perform in-depth move-in inspections and collect substantial security deposits.

Technology and Vendors

Innovative technology allows your tenants to apply online, make rent payments online, and submit service requests online. You’ll also have access to your property through an owner portal that lets you see statements and accept our direct deposits into your bank account.

Outstanding vendor relationships means better service for tenants. Happier tenants are more likely to take care of the property and pay rent on time. Our vendors offer us discounts, which we pass on to you, and we never upcharge your maintenance invoice. We take care of all HOA issues and physically inspect your property regularly. Our full service accounting department is effective at rent collection.

Do you want a team that’s 100 percent licensed and has served in various organizations in real estate and property management? We have various degrees, including an MBA, and this is our full time job. We know that time is money, and professional management can save you both time and money.

If you have any questions about the value of having a property manager or anything pertaining to property management in Phoenix, please contact us at Arizona Property Brokerage.

The Lease Comes WITH The Deal?

Let’s assume you are a seasoned landlord. All your files are organized storing tenants information, where they work, emergency numbers, lease, and addendums, everything you need to secure your position as a landlord. In the best situations things can go wrong, however with a well organized file you minimize risk.

When a rental property is purchased it includes the existing lease. You may think the property is yours to do with what you want beginning the moment the deed is recorded; not totally. Review the lease in place; you are bound to it until the expiration date. In the event you have a good lease, I would suggest you replace the lease and addendums as soon as time permits. This brings me to my living example.

During the initial walk through I noted the tenant had been there for 3 years and I assumed that was the last time the plant shelves were clean. There was a faint odor of cat urine . . . looked much lived in. Over time we grew accustom to each other, the tenant paid the rent and we took care of maintenance issues we were told about. It wasn’t until we were ready to start bringing the rent closer to market when the fur started to fly.

The new lease was sent certified mail in June. Although the tax assessor recognizes the address it seemed the postman couldn’t find it and returned the package. Next we remailed it and followed up trying to set up an appointment to go over it and do an annual walk through. Keep in mind your time line. In the event monthly rent is due on the 1st of the month notice must be given prior to the 1st to change any provisions 30 days or more in advance. Then the monsoon season hit. It has been my experience that if your home is 10 years or older, this is about the time you find out if the secondary pan in the attic was installed correctly. There is a drain which runs from the condenser, in this case in the attic, to the ground outside eliminating the moisture in the air. When that drain gets clogged the water backs up and goes into a secondary pan. If the secondary pan is not installed correctly the water begins to pour through the ceiling; as it did in this home. The tenant was uncooperative with the repairman, not wanting anyone in the house with his daughter and refusing to make other arrangements for her. Eventually the repair was taken care of. This is considered an emergency repair which allows the landlord to access the property without 48 hour notice, however, in real life when you have an uncooperative tenant it isn’t as easy as walking in. The tenant then accused me of raising the rent (which was still substantially under market) because he called in a repair. That too is against the landlord/tenant act. My time line proved without a shadow of a doubt that wasn’t the case. Fortunately, for all of us this tenant is moving within 30 days and the property will be brought back up to standard and leased at market value.

Hindsight is better than 20/20. I now will personally hand a newly aquired tenant my lease and addendums in advance when doing the initial walk though. The tenants will be advised at that time to expect this lease when the existing one expires. This would allow for time to explain the new lease, give the tenant a copy of the landlord tenant act and may help avoid the stressful situation I found myself in.

What’s In Your Real Estate Portfolio?

So you are thinking about adding to your real estate investment portfolio and debating what type of property to purchase. Let’s take a look at your options.


My first recommendation is typically a single-family home. It has been my experience that life is full of surprises and ever-changing, and I like to have investments I can sell quickly if need be. Historically, there are more buyers for single-family homes than for condos, apartment buildings or duplexes. If you need to sell a property fast, it is my opinion that there are more buyers looking for a single-family residence.

One thing to consider is vacancy. No rent means you will not be able to offset expenses. Prepare for this by making your payment a month in advance or having a savings set up for maintenance. Traditionally, the “American Dream” is homeownership. There seems to be more of a demand for a home without a neighbor connected to the property. A private yard for a garden, pet, pond, private pool or spa is an amenity most renters will pay more for.


In the event you are considering a condominium, keep in mind that community association rules can change. For example, one of my investors recently received a notice from the association board expressing its desire to require all units to be owner-occupied. Rules like this will directly affect the value of the unit to a potential investor.

You should also pay attention to the deferred maintenance of the building and the financial statement of the association. The roof, pool, pavement, paint and other structures and amenities have a certain life expectancy, and this could add up to a large assessment in the future. Another consideration is condo conversions. A community previously operated by a management company with set renter screening standards may be different now that the property consists of numerous owner-occupied and rental units. This could affect your property.


So an apartment building looks inviting? There is hope in always having some income to offset the expenses, and those expenses are multiplied when the roof needs to be resurfaced. Typically, when one unit has a problem with a hot water heater, air conditioner, heating or plumbing, it’s just a matter of time before those same problems occur in other unit. And these are not small expenses!

As time goes on and we purchase different types of property, we find what works best for us. I have owned all of the above and look at every investment with as many facts as I can gather. Inspections are important. I always recommend an inspection with an experienced company. Make sure to focus on potential problem areas, such as roofing and plumbing. Although inspection companies typically do not check such items, many will include them if you ask.

Additionally, when considering the purchase of a condo, do not lose sight of the fact that you are part of the association. The association implements assessments to cover big repairs when necessary.

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