About Cobblestone
Owner: Rick Head Owner: Joyce Deardorff
Cobblestone Property Management is a locally owned and operated small business currently operating with a
staff of 7 outstanding individuals including 2 company owners, 1 leasing agent, 1 accounts payable specialist,
1 property inspector, 1 account manager and 1 marketing specialist/leasing assistant.
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About the owners: Power sibling duo Joyce and Rick established Cobblestone Property Management in 1995
with the goal of helping family members manage their rental properties. Word spread to other families and
members in the community and beyond, expanding their business to now include over 600 rental homes.
Both Joyce and Rick enjoy and take pride in working with property owners and tenants alike to provide
friendly and meaningful property management.
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Frequently Asked Questions
Q: How long has Cobblestone Property Management been managing residential properties?
A: Cobblestone Property Management is a locally family owned business and has been operating since 1995.
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Q: Who does the Cobblestone team consist of?
A: We have a total of 7 members on our team. We have 2 company owners, 1 leasing agent, 1 accounts payable specialist, 1 property inspector, 1 account manager and 1 marketing specialist/leasing assistant (visit our About Cobblestone page to see more).
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Q: Where is Cobblestone located and what geographic areas do we manage?
A: We are located in Boise, off of Cole and Ustick roads at 3629 N Cole Rd. We manage properties across the treasure valley including Middleton, Caldwell, Nampa, Meridian, Eagle, Star, Kuna and Boise.
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Q: How will our property be marketed?
A: We market our rental properties through a number of different websites such as (but not limited to) Realtor.com, Rent.com, Craiglist and Facebook. All advertising is included in monthly management fees and there is no additional advertising cost.
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Q: How does Cobblestone screen prospective tenants?
A: Our tenant application process consists of the following: Credit check, background check, monthly income/employment verification, rental references and a national eviction check. We run background checks through The Idaho Repository. This includes anything from traffic tickets to being incarcerated and even shows sealed cases. It is our company policy that we will not rent to anyone who has a felony or an eviction on their record.
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Q: Has Cobblestone’s lease agreement been tested in court?
A: Our lease agreement is very thorough, been reviewed by legal counsel and has been tested in court. All of our lease documents and forms were approved by an attorney.
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Q: How is maintenance on a home handled?
A: Maintenance requests can but submitted through the tenant portal, emailed, texted or called in. Before sending someone to repair an item, we try to walk the tenant through basic troubleshooting tips (view tips here) to see if that helps. If the troubleshooting tips don't solve the issue, we create a 'work order' in our software program that sends a copy of the maintenance item and the tenant's contact info to the appropriate repair vendor. All vendors are subcontractors and are not directly employed by Cobblestone. Doing so allows us to work with companies who specialize in particular trades and have extensive experience in that area. Cobblestone aims to find the most reliable, knowledgeable and affordable vendors possible. If a property owner prefer to conduct repairs themselves, then we will notify them so they can take care of the issue immediately. Please note that all owner repairs must abide by the Tenant/Landlord Guidelines as set forth by the Attorney General. For any after hour emergencies we have an agent who is on call 24/7.
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Q: What training and licensing does Cobblestone have?
A: Although property managers in Idaho are not required to be licensed, Cobblestone is a member of the National Association of Residential Property Managers (NARPM). We are also accredited by the Better Business Bureau and maintain an A+ rating. In addition, one of the company owners is a licensed real estate agent.
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Q: What is Cobblestones procedure for non-payment of rent?
A. In a situation where a tenant does not pay rent and declines to make payment arrangements, our lease outlines very specifically the steps we take. If rent is not received by the Cobblestone office by the 5th day of the month, a $50.00 late fee is applied to the tenant's account. If we still have not received rent by the 7th day of the month, a 3 Day Notice To Pay or Vacate is issued to the tenant. This notice demands a tenant either pays rent immediately or vacate the premises. After the three day period, if rent is still not collected then we move forward with the process of eviction. The tenants are advised again to pay rent before legal proceedings take place. If rent is yet again not received they will be served with judgement of eviction for non-payment. Once the judgement is in place, a writ or restitution is ordered. At that point a tenant has 24 hours to vacate the property. If they do not, a Sheriff is hired to physically remove the tenant and belongings from the property. All items are then sold at public auction to recover funds. This is the last case and worst case scenario. We always try to work with tenants as much as possible before starting eviction proceedings.
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Q: What insurance does Cobblestone carry, and what insurance should owners have?
A: All of our property owners are required to carry insurance on their properties. We highly encourage our tenants to obtain renters insurance but it is not a requirement unless otherwise stipulated by the property owner. Cobblestone maintains all required insurance including errors and omission and liability insurance.
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Q: How often is a property inspected?
A: Interior inspections take place around every 6-12 months. We also conduct random drive-bys to ensure exteriors and yards are being taken care of.
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Q: What are Cobblestone’s standard fees? Leasing fees? Advertising Fees?
A: Cobblestone charges a standard rate of 10% of the collected monthly income as a management fee. If your property is not rented, Cobblestone does not receive a payment. There is also a $3.50 per month processing fee which includes all of your monthly statements sent to you with attached bills. We pay our owners via direct deposit (ACH) or paper check mailed to you. Direct deposits are done on the 15th of every month. These are the only fees to the owners. There are no hidden fees, lease signing fees, advertising fees or up-charge fees on maintenance requests.
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Q: If an owner has more than one unit available to manage, is a discount applied?
A: With owners that have more than one property there is absolutely a discounted rate. The management fee percentage will be lowered depending on the number of units an owner has.
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Q: How is yard maintenance handled?
A: Yard maintenance is a tenant's responsibility when occupied unless otherwise stated in lease, such as in the case of an apartment complex or if the neighborhood homeowner's association takes care of yard maintenance.
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Q: What types of properties does Cobblestone manage?
A: Cobblestone manages mostly residential properties along with a few commercial properties. Residential properties include single family homes, apartment complexes, duplexes, townhouses and condos.