Thinking about renting out a home in Francis but unsure whether to hire a manager or do it yourself? You’re not alone. Between seasonal demand, local rules, and day‑to‑day upkeep, the decision can impact your time and your bottom line. In this guide, you’ll learn what full‑service management covers, what DIY requires, how to compare costs, and how local Summit County dynamics factor in. Let’s dive in.
Francis market snapshot
Francis sits near Park City, so rental demand can swing with ski and holiday seasons and summer tourism. That seasonality can affect pricing, vacancy timing, and vendor availability during peak periods.
Short‑term rentals may be subject to specific rules at the Town of Francis and Summit County levels. Before advertising a property as a short‑term rental, confirm local ordinances, business licensing, and transient tax requirements.
If your home is in an HOA, review covenants for rental restrictions or guest rules. Also plan ahead for winter: snow removal, frozen pipes, and road access can require fast vendor response.
What full‑service covers
Full‑service property management handles the operational work so you can focus on high‑level decisions. Services typically include:
- Leasing and placement: market analysis, listing syndication, showings, screening, lease prep, and move‑in inspections.
- Rent and accounting: online collection, owner statements, 1099s, and bill pay within agreed reserves.
- Maintenance and care: 24/7 emergency response at many firms, local vendor coordination, seasonal maintenance, and inspection schedules.
- Legal and compliance: standardized notices, lease compliance, and coordination with local attorneys when needed.
- Owner portal: real‑time ledgers, statements, documents, and maintenance tracking.
The main benefit is time savings and professional processes that can reduce vacancy and risk. You trade some hands‑on control for consistency and scale.
What DIY involves
DIY keeps all decisions in your hands and can lower fees if you have time and local contacts. You’ll handle:
- Listing and showings: create competitive marketing, field inquiries, and manage tours.
- Screening and leasing: run background checks, verify income, and draft compliant lease forms.
- Rent and books: set up online payments, track ledgers, and prepare tax documents.
- Maintenance: source vendors, answer emergencies, and manage work quality and budgets.
- Compliance: follow Utah and local rules for notices, deposits, disclosures, and any STR licensing or tax filings.
DIY works best if you’re local, comfortable with screening and bookkeeping, and able to respond quickly to issues.
Side‑by‑side comparison
Leasing and placement
- Full‑service: Professional pricing strategy, broad marketing, in‑person or tech‑enabled showings, standardized screening, and documented move‑ins.
- DIY: You set criteria, schedule showings, pick screening tools, and manage move‑in funds and inspections.
- Key tradeoff: Full‑service can shorten vacancy. DIY preserves control but demands time and tools.
Rent, accounting, and communications
- Full‑service: Online rent collection, monthly statements, year‑end tax forms, and delinquency follow‑up.
- DIY: You set up ACH or apps, maintain books, send notices, and pursue collections.
- Key tradeoff: Full‑service consolidates reporting. DIY requires reliable bookkeeping and tax know‑how.
Maintenance and property care
- Full‑service: 24/7 response at many firms, vendor networks, seasonal maintenance, clear approvals and tracking.
- DIY: You source vendors, negotiate pricing, supervise work, and cover emergencies.
- Key tradeoff: Full‑service improves response consistency. DIY can be cheaper with strong local contacts but carries more risk for remote owners.
Legal and risk management
- Full‑service: Standardized notices, lease compliance, coordination with attorneys, and guidance on insurance needs.
- DIY: You manage notices, filings, and court appearances or hire counsel.
- Key tradeoff: Full‑service reduces procedural errors. DIY demands comfort with Utah timelines and documentation.
Owner portal and reporting
- Full‑service: Centralized portal with ledgers, statements, leases, inspections, and tax docs.
- DIY: Use property management or accounting software and your own cloud storage.
- Key tradeoff: Full‑service offers ready‑made transparency. DIY gives flexibility but requires setup and discipline.
Costs: run the numbers
To compare options, build a simple annual model using these inputs:
- G: Annual expected gross rent
- V: Annual vacancy allowance (as a percent of G or months of rent)
- M: Annual maintenance and repairs budget
- F: Management and leasing fees
- A: Other admin and legal costs
Formulas to compare:
- Net with full‑service = G − V − M − F − A
- Net with DIY = G − V − M − (A DIY + value of your time)
Estimate your time by setting an hourly rate and the hours you expect to spend each month on inquiries, showings, accounting, maintenance coordination, and compliance.
Suggested worksheet inputs to gather:
- Current rent and expected market rent
- Typical vacancy between tenants in your niche and season
- Monthly management fee percent or flat fee
- One‑time leasing or renewal fees
- Average monthly maintenance and a reserve for emergencies
- Your estimated hours per month and hourly value
Also factor risk: longer vacancy, emergency premiums for after‑hours calls, potential fines for noncompliance, and legal costs if an eviction occurs.
Which path fits you
Use this quick checklist:
- Distance: How far are you from Francis? Can you attend showings or meet vendors quickly?
- Portfolio: Single home or multiple doors that need standardized processes?
- Time: How many hours per week can you commit, including after‑hours?
- Vendors: Do you have reliable local plumbers, electricians, HVAC, and snow removal?
- Compliance comfort: Are you confident with screening rules, notices, and Utah procedures?
- Cash reserves: Can you cover unexpected repairs or seasonal spikes?
- Rental type: Long‑term only or STR‑eligible with licensing and taxes?
- Reporting: Do you need real‑time portal access and tax‑ready reports?
- HOA rules: Any restrictions or registration requirements?
Best fits:
- Full‑service: Remote owners, owners with multiple properties, or homes exposed to peak‑season issues like winterization and snow emergencies.
- DIY: Local owners with time, experience, and strong vendor contacts for a well‑maintained property.
- Hybrid: Consider à‑la‑carte help such as leasing‑only, maintenance coordination, or accounting support.
Agreement terms to watch
When you interview managers, review sample contracts and clarify:
- Termination notice and any cancellation fees
- Monthly management fee and what it includes
- Leasing fee and renewal fee
- Maintenance approval limits, admin fees, and any vendor markups
- Advertising and vacancy marketing costs
- Reserve account policy and minimums
- Eviction coordination and cost handling
- Insurance requirements for owners
Local compliance steps
Before you list, confirm the basics for Francis and Summit County:
- Business license or STR registration if applicable
- Transient room or occupancy tax obligations for STRs
- Required lease disclosures and security deposit handling under Utah law
- HOA rules and any rental registration requirements
- Landlord insurance and endorsements suitable for your rental type
- Permits or inspections if you plan renovations or conversions
Questions to ask a manager
Copy and paste this checklist for your interviews:
- Are you licensed in Utah and bonded/insured?
- What exact fees will I be charged, including any maintenance admin or markups?
- Do you have 24/7 emergency response and how is it staffed?
- What is your average time to place a tenant and vacancy track record in Summit County?
- Can I see sample owner statements and a portal demo?
- How do you screen tenants and what criteria do you use?
- Who handles evictions and what are the estimated local costs and timelines?
- What reserves do you require and how are funds held?
- How do you handle winterization and remote check‑ins?
- Can you provide local references or recent case studies?
Next steps
- Verify local requirements with the Town of Francis, Summit County, and your HOA.
- Gather key documents: deed, prior leases, HOA rules, recent repair invoices, and utility account details.
- Build your breakeven worksheet and estimate your time value.
- Decide if you want full‑service, DIY, or a hybrid approach.
If you want a local partner who can handle leasing, accounting, and maintenance while you retain clear oversight, connect with a boutique firm that integrates management with in‑house maintenance. Contact Parker Properties, Inc. for a local property management quote and a complimentary rent analysis. Bring your address, lease history, HOA info, and recent repair invoices, and we’ll walk you through a simple plan for your Francis rental.
FAQs
What is the difference between full‑service and DIY in Francis?
- Full‑service handles leasing, rent collection, maintenance, and compliance through a professional team, while DIY requires you to manage marketing, screening, bookkeeping, vendors, and legal steps yourself.
How does Summit County seasonality affect my rental strategy?
- Demand often peaks around ski and holiday seasons and summer tourism, so pricing, turnover timing, and vendor availability can vary; plan your listing dates and maintenance around these cycles.
What should remote owners consider before choosing DIY management?
- Consider response times for emergencies, vendor access during storms, compliance steps you must handle, and the time needed for showings, inspections, and bookkeeping.
How do property management fees usually work?
- Expect a monthly management fee and a one‑time leasing fee, with possible setup, renewal, inspection, and maintenance administration fees; clarify all costs and approval limits in writing.
Can I switch from DIY to a manager mid‑lease?
- Yes, you can typically assign management during an active lease if your agreement and state law allow it; coordinate tenant communications, deposits, and records for a smooth handoff.
What documents should I prepare before hiring a manager in Francis?
- Have your lease, addendums, HOA rules, keys and codes, maintenance history, warranties, and utility details ready, plus your preferred reserves and approval thresholds.
