Frequently Asked Questions

While AAA Property Management is capable of handling commercial properties, we primarily focus on residential rentals to best serve our communities.

We proudly serve Henry, Benton, Cass, Johnson and Pettis counties in Missouri.

AAA Property Management opened its doors in January 2013 and has been growing ever since.

All rental applications must be submitted online at aaapropertymanagers.com.

We charge a $50 application fee per adult applicant. Our screening process includes employment verification (minimum of 6 months), and criminal/eviction background checks. We also review social media and run TLO and Case Net reports. Applicants must be 21 or older and provide Previous Landlord references.

Rent can be paid via the tenant portal (RentCafe), by phone with a card (2% fee), or in-person at our office Monday - Friday, 9 AM to 5 PM. We also offer a drop box for after-hours payments.

Late fees vary depending on the property owner's preference but typically begin at $35 on the 11th of the month, with an additional $2 charged daily until the account is paid in full. Some owners opt for a flat $50 monthly late fee instead.

Tenants can submit maintenance requests through the RentCafe portal or by calling our office. We then dispatch the appropriate vendor, who will coordinate with the tenant directly or through our office to schedule repairs.

We conduct bi-annual property inspections, typically in the spring and fall, to ensure properties remain in good condition.

If an eviction is required (e.g., for non-payment), we begin with a 10-day notice. If the issue isn't resolved, we work with a local attorney to proceed with eviction filings. While the property owner initially covers the legal costs, we charge these back to the tenant and forward the debt to Shaffer Collections to recover any owed funds.

We pride ourselves on being responsive and accessible. Owners can reach us via phone or email anytime, and we aim to respond as quickly as possible. We also offer an owner portal via RentCafe to access real-time information. We ask that owners reciprocate timely communication with us as well.

For after-hours emergencies, tenants can call or text our 24/7 emergency line at 660-885-1204. If the situation is hazardous or a safety threat, tenants should call 911 first.

Yes, both owners and tenants have access to their own RentCafe portals for online payments, maintenance requests, account information, and more.

Yes. Since opening in 2013, we've become very familiar with both local and state landlord-tenant laws. When questions arise, we consult with trusted local attorneys who are readily available to provide legal guidance and ensure full compliance.

Yes. We use our own lease agreements and lease addendums, all of which were drafted by a licensed attorney to ensure they are legally sound and in compliance with Missouri law.

Our standard lease term is one year. When that year is up, we reach out to the tenant to see if they would like to renew for another year or switch to a month-to-month arrangement. Some property owners prefer tenants remain on a 1 year lease term, and we always honor the owner's preferences in those situations.

If a tenant wishes to terminate their lease, they must have completed their initial one-year term and provide a 30-day written notice. If we are initiating the termination, we provide the tenant with at least 30 days' notice before the lease end date, informing them that the lease will not be renewed and stating the required move-out date.

Tenants are required to pay a security deposit equal to the first month's rent plus $260.00.

AAA Property Management does not hold security deposits. Once collected, the deposit is sent directly to the property owner.

Rent payments can be deposited directly into a local bank account or mailed to the owner, depending on their preference.

We can generate and provide a wide range of reports upon request, including:

• Income Statements
• General Ledgers
• Tenant Ledgers
• Transaction Registers

We also offer full bookkeeping services using Yardi Breeze software, which includes Accounts Payable (A/P), Accounts Receivable (A/R), and bank reconciliations.

Owners can choose between two options:

• Basic: Rent collection and bank deposits only.
• Full Bookkeeping: We handle everything from A/P, A/R, bank reconciliations, and financial reporting.

Cost: $250.00/month for full bookkeeping services.

Yes. We provide comprehensive year-end documentation for your tax filing needs. These can be sent directly to you or your accountant. If you don't have an accountant, we can connect you with one we work with.

If rent is not paid in full by the lease due date, a 10-day notice is posted at the property.

If the tenant fails to pay or vacate within those 10 days, the account is referred to our local attorney (or an attorney of the owner's choice) to begin the eviction process.

We advertise properties across multiple platforms to maximize visibility. Listings are posted on our personal website, RentCafe.com, Apartments.com, Zillow, and Facebook. We also place rental signs at the property to reach local prospects. Our goal is to reach potential tenants through both online exposure and traditional methods.

As soon as notice is given, we begin advertising the property to reduce downtime. We focus on finding long-term, qualified tenants and keep properties maintained during the leasing period to ensure a faster turnover. Seasonal slowdowns—such as winter and holidays—can affect timelines, but we adapt as needed. If a unit isn't leasing as quickly as expected, we may offer move-in specials (with owner approval), such as discounts on the second month's rent when the full move-in total is paid upfront.

On average, it takes 30 days to fill a vacancy. However, this can vary depending on the property and the time of year. Homes tend to rent faster than apartments, and 3-bedroom units typically lease more quickly than 2-bedrooms, based on our experience.