Serving Ada, Canyon, and Boise Counties since 2016, Shoreline Property Management strives to provide the best service possible to property owners and tenants. We manage apartments, houses and commercial properties for our owners.
We offer full rental property management services in Boise, Meridian, Eagle, Kuna, Star, Nampa, Caldwell, and everywhere in-between.
Shoreline helps to make investment property ownership simple.
Tired of playing a guessing game each month when it comes to your rental earnings? Our team handles all of your billing needs, disbursing your payments & following up on late payments.
Keep your rental home in tip-top shape; we respond to repair requests from tenants, dispatch service providers to get the problem resolved, and document everything for your review.
All Applicants must meet our approval criteria. We carefully screening applications with background and credit checks designed to keep your home in good hands.
Frequent property walk throughs give us the chance to ensure that there are no hidden problems in your rental home.
As a Shoreline client, you will receive monthly financial statements, with easy access to your portal 24/7.
We aim to avoid eviction situations, but if a tenant stops paying rent or is in direct violation of their lease, we'll navigate the eviction process with you.
Guaranteed Rent Payments
At Shoreline, we guarantee that tenants placed by us will pay their rent on time each month. If they don’t, you won’t be charged our management fee for that month!
Guaranteed Lease Performance
If a tenant we place in your property breaks their lease for any reason, we will find new tenants at no cost to you!
Simplified Ownership
We take the complexity out of property management. From meticulous tenant screening and efficient lease management to handling renewals and maintenance requests, we manage all the details so you can enjoy the benefits of investment without the hassle.
Proven Expertise
Since 2016, Shoreline has been a trusted name in property management across Ada, Canyon, and Boise Counties. We are committed to providing unparalleled service to both property owners and tenants. Whether it’s apartments, houses, or commercial properties, we bring our best to ensure your assets perform at their peak.
Join Our Network of Satisfied Property Owners
By choosing Shoreline, you’re not just hiring a property manager; you’re gaining a partner who is as invested in your property’s success as you are. Our proactive management approach ensures that your property is well-cared for, and your tenants are happy—a formula that translates into higher occupancy rates and better returns on your investment.
Please see the management fees and services above. At Shoreline, we’re dedicated to providing safe and well- maintained homes that attract high-quality renters. Our expertise extends to managing a variety of properties, including residential single- family homes, duplexes, fourplexes, apartment complexes, and commercial.
We believe in offering competitive pricing that aligns with your best interests. Recognizing that turnover and vacancy can be significant expenses for property owners, our pricing structure is designed to be affordable and owner-friendly. Unlike companies that profit from your losses, we succeed when your property succeeds. This motivates us to find the perfect, long-term tenants for your home.
We collect payments from tenants, and each month you’ll receive a statement detailing all payments and expenses related to your property. All rents and other payments are deposited into a trust account. From there, we deduct our management fee and any other approved expenses, then send the remaining balance to you.
We issue statements and process payments monthly on the 10th. Payments are sent to owners via direct deposit, and statements are delivered by email.
Tenant screening is the most vital service we offer. Dealing with a problematic tenant can be expensive and time-consuming. While a background check can completely eliminate risk, we’ve designed a thorough screening process to significantly reduce the potential for issues with future tenants.
Once a potential tenant submits their application, we take the following steps:
It is illegal to discriminate based on ethnicity, religion, gender, age, or familial status. Although it is absolutely acceptable to turn down applicants for poor credit or rental history.
We require:
We call the applicant’s current/previous landlords and ask about the applicant’s payment history, whether there were bounced checks, late payments, unauthorized roommates, pets, noise, damage, etc.
If the former landlord is a private home owner (instead of an apartment manager), we pull the County tax record to verify that the person listed as the landlord is in fact the owner of the former rental property.
For acceptable applicants, the screening process will be short and they will be approved. For other applicants, red flags might appear during your screening process, in which case we will look further. An applicant may qualify based on income and rental history, but have poor credit. If we think the applicant is a reasonable risk, we will offer them approval with additional security deposit equal to at least one month’s rent.
We are very thorough with our screening process and will never let an urgency to rent diminish our screening requirements.
Regular property inspections are essential for identifying potential issues early on. This routine maintenance can save you money in the long run by preventing more significant problems from developing.
Our property inspection program includes:
Following an inspection, tenants are given three days to repair any damages found, including addressing lawn care and other exterior maintenance issues. If the necessary repairs are not completed within this timeframe, we will arrange for the repairs and bill the tenant accordingly.
We want to remind you that we strictly enforce all terms of our lease agreements, including stipulations regarding late fees, pet policies, unauthorized occupants, vehicle limits, and the lease term.
Should we identify any violations, we will promptly issue a formal notice. If the violation is not corrected in a timely manner, we will proceed with further necessary actions. We are also firm about the timely collection of rent.
What happens when a tenant doesn’t pay rent?
Any unpaid charges not covered by security deposit will be pursued through a professional collection agency.
*We have designed a firm collection system. If a tenant falls behind in rent by more than one month is rarely able to get caught up. We can help tenants with legitimate problems or special circumstances find assistance from various organizations, but if they cannot pay rent, we will find a tenant who can.
We handle lease renewals 60 days prior to lease expiration. This timeframe helps us determine the tenant's plans before we potentially receive a 30-day notice. Our lease agreement requires tenants to provide a 30-day notice before moving out. Once we receive this notice, we provide tenants with move- out Instructions. These instructions are designed to help tenants understand how to leave the property in the same condition as when they moved in.
Please also remember that tenant security deposits are held in a trust account and will be processed after the tenant has moved out.
When a tenant vacates a property, we conduct a thorough inspection to assess its condition. The security deposit is then used to cover any necessary repairs, damages, or cleaning required restoring the property to its rent-ready state. After deducting these costs, we return the remaining balance of the deposit to the tenant, along with a detailed statement and receipts outlining all expenses.
Our goal is always to return the full deposit to the tenant, as this indicates the property is in excellent condition and ready to be re-rented.
Regarding pets, the decision to allow them in your rental property is entirely yours. Our data indicates that while over 40% of renters do not have pets, a significant 60% do. Choosing not to allow pets may lengthen the time it takes to rent your property, although it could reduce the likelihood of property damage.
If you decide to allow pets, we suggest limiting the number to two and setting a weight restriction appropriate for your property size. Additionally, a pet deposit of $350 per pet is recommended and adding a monthly pet rent. Please know that our inspection process includes a thorough assessment for pet-related damage and odors. In our experience, responsible tenants tend to have well-cared-for pets.
*Please remember that if a tenant provides the necessary documentation for a companion animal as defined by the Fair Housing Act, we are legally required to accommodate these animals. However, the tenant remains responsible for any damages caused by the animal.
Regarding maintenance and repairs, we will set a standard approval amount. This means that if a repair costs less than that amount, we’ll handle the issue and document it on your statement. For repairs exceeding the amount, we’ll contact you to discuss options and get your approval before proceeding.
We have an excellent in-house handyman who can complete a variety of tasks for our properties at a significantly reduced cost.
Our other vendors are trained to identify potential warranty coverage whenever possible, and due to our volume and experience, we can negotiate better prices and services. However, the exact repair cost is sometimes unknown until after a diagnosis. In such cases, we will contact you with detailed information and estimated costs.
As a reminder, our lease agreement requires tenants to report all non-emergency repair requests through our Tenant Portal. We strive to address and complete most routine repair requests within three to five business days.
We recognize that repairs and property conditions are often a source of friction between landlords and tenants. As your property manager, we coordinate between both parties to ensure a happy tenant is more likely to renew their lease, as they enjoy a well-maintained home where everything functions correctly.
Often, simple issues can be resolved through a quick phone call with the tenant. For instance, a tripped breaker or a malfunctioning garbage disposal can sometimes be fixed with a simple reset. Our construction background allows us to offer a higher level of troubleshooting, diagnosis, and repair services compared too many other property management companies.
The reputation of our management is greatly affected when repairs are not handled promptly. In fact, majority of tenants will likely judge us primarily on this aspect of our service. To ensure quality and efficiency, we address repair needs by dispatching trusted vendors with whom we have established relationships and clear lines of communication.
Property owners gain round-the-clock access to all activities related to their properties through a secure personal login portal AppFolio. This provides easy access to statements, maintenance requests, work orders, lease information, and expected rent details.
We conduct property showings in person rather than using lock boxes. This allows us to meet potential tenants face-to-face and provide a personal touch.
To determine the optimal rental rate for your property, we conduct a thorough market analysis of comparable homes. Our process begins with establishing a baseline value, which we then adjust based on several factors: the time of year, competition from other rentals in the area, the property’s condition, and other relevant market dynamics.
We continuously monitor key metrics such as call volume, showings, and applicant interest to ensure your property is rented quickly and at the best possible market price. It’s important to note that while aiming for a higher rental rate may seem appealing, an overpriced property can lead to extended vacancy periods, ultimately negating any potential gains. While some owners aim to cover their mortgage with the rent, the rental market operates independently of mortgage payments.
Our system is designed to maximize your cost-effectiveness in the current market, and we prioritize minimizing vacancy time.
Typically, if a property remains unrented after 15 days, the cause can usually be attributed to one or more of these factors:
We believe that pricing your rental property competitively is essential.
Shoreline Property Management offers full rental property management services in Boise, Meridian, Eagle, Kuna, Star, Nampa, Caldwell, and everywhere in-between.