Stone Property Management

An Overview and FAQ

At Stone Property Management, our goal is simple: to turn your properties into passive income—without the stress.

We take care of everything so you don’t have to, including tenant communication, rent collection, legal notices, evictions, maintenance requests, repairs, and emergency response. We manage your property with the same care and diligence as if it were our own.

How we got started

Founded in 2016, Stone Property Management began with just a handful of rentals for clients throughout the valley. From day one, our mission has been to care for each property as if it were our own—building strong relationships with both owners and tenants through attentive, personalized service. We've grown steadily, adding about five doors per year, ensuring we never take on more than we can manage with the high level of care and attention our clients deserve.

What area we cover

We proudly serve properties across Boise, Meridian, Nampa, Caldwell, Murphy, Marsing, and Emmett—and we’re open to managing rentals throughout the greater Treasure Valley. While we specialize in rural Idaho, our team is well-versed in the markets of Boise, Meridian, Eagle, and surrounding areas.

Our track record speaks for itself. In our years of operation, only two tenants we've placed have required eviction. Most stay in their homes for over four years and leave the property in excellent condition, often receiving most or all of their deposit back. We credit this to our thorough and consistent tenant screening process, which ensures your property is always in good hands.

How do we advertise?

Our strongest leads currently come through Facebook Marketplace, but we also syndicate listings across trusted platforms including Apartments.com, Apartment List, Lovely, Zumper, Dwellsy, and Craigslist. Each listing features detailed property information, application requirements, and a direct application link, along with clear contact information for follow-up questions.

With the market shifting, we’re now seeing an average vacancy period of 2–4 weeks before securing a qualified applicant.

We also partner with CATCH—a local organization that helps place families experiencing homelessness into stable housing. While CATCH applicants may not meet all traditional screening criteria, the program provides a large upfront deposit, a repair fund, and a vacancy fund, offering added security and support for property owners. Working with CATCH has been a positive and meaningful part of our placement process.

Our tenant screening process

It all begins with a free online application. There is no cost to the applicant at this stage. If the initial application meets the qualifications—customized to reflect both the property owner's preferences and the Property Manager’s recommendations—we promptly schedule a property showing.

We believe in more than just digital screening. Whenever possible, we conduct an in-person interview to learn more about the applicant’s rental history and reasons for moving. This personal interaction provides valuable insight that online forms alone can’t capture.

Following the showing and interview, the applicant proceeds with an official background check, which they pay for. This report includes.

Nationwide eviction history
Out-of-state criminal background
Credit score
Address history

Because the State of Idaho does not report to national background check agencies, we also perform a manual statewide criminal record search using Idaho’s public records system.

Additional screening includes a review of social media (when available), verification of employment, and thorough reference checks—both personal and from previous landlords.

This multi-layered approach ensures that each tenant placed is a strong fit for your property and that we maintain the quality and integrity you expect.

Recommended Tenant Criteria – Stone Property Management

At Stone Property Management, we believe that careful screening leads to long-term, respectful tenants and well-maintained properties. Below are our recommended qualifications, which can be customized based on the property owner’s preferences:

Rental History:
We require references from at least two previous rental experiences, with positive recommendations from both landlords. Ideally, we look for tenants who have stayed in one of their past homes for a year or more, with 3–4 years being preferred.

Income Requirements:
For most properties, applicants should have a monthly household income of at least 2.5 times the rent. For higher-end properties, we recommend an income of 3 times the rent to ensure financial stability.

Background Check:

We do not rent to applicants with a history of evictions or recent felonies.
However, we have had success working with non-violent felons who can demonstrate rehabilitation and a clean recent record. This is ultimately up to the owner’s discretion.
A minimum credit score of 550 is required, with a preferred score of 650 or higher.

Security Deposit:
We typically require a security deposit equal to two months' rent, which may be higher than market averages. This policy has proven effective in protecting properties and attracting tenants who are serious, financially prepared, and committed to long-term tenancy.

Rent collection process

Rent is primarily collected through Buildium, our secure third-party online platform. This system offers fast, reliable payments—funds are typically deposited into the owner’s account within 48 hours of tenant payment.

There is no fee to the tenant once their banking information is set up, and payments can be scheduled for automatic withdrawal. Additionally, rent payments made through Buildium can be reported to the tenant’s credit, helping them build a positive payment history. All late fees and additional charges are tracked and documented through the platform.

Alternative Payment Options:

If a tenant is unable to pay online, they may mail a check to our designated P.O. box.
In emergency situations, we can arrange to pick up rent in person for a $50 service fee paid by the tenant.

How do we pay our owners?

Owners can choose to receive their payments via mailed check or through Electronic Funds Transfer (EFT), which typically processes within 3 business days.

At the end of each month, all property-related expenses—including maintenance costs and management fees—are deducted before disbursing the remaining balance.

A detailed monthly report is provided outlining all income and expenses. Additionally, owners have 24/7 access to financial summaries, invoices, and documents through our Owner Portal on Buildium, our trusted third-party management platform.

How do we manage repairs?

A Repair & Maintenance Process

Tenants submit repair requests through our third-party platform, Buildium. Once a request is submitted, it immediately generates an email alert to our team.

For emergency repairs, tenants are instructed to call our 24/7 emergency repair line, where a team member is always available to respond quickly.

After receiving a request, our management team assesses whether it’s an urgent issue or a routine repair. We then coordinate with one of our trusted local handymen, many of whom we've worked with for years and who offer reliable service at fair rates. An appointment is scheduled directly with the tenant for the repair.

Once the work is completed, we follow up with the tenant to ensure the issue was resolved satisfactorily. From there, we proceed to billing:

If the repair was due to tenant negligence, the cost is added to their account.
If the repair is the owner’s responsibility, the expense is typically deducted from the following month’s rent.
For larger repairs or if the property is about to become vacant, the management company will cover the cost upfront and invoice the owner directly.

Quarterly Inspections

To ensure your property remains in excellent condition, we conduct regular in-home inspections with detailed documentation.

First-Year Tenants:
We perform quarterly inspections during the first year of tenancy. These visits allow us to verify that the home is being well-maintained, check for issues like smoke detector functionality, replace filters as needed, and identify any signs of excessive wear and tear.
Ongoing Tenants:
If no significant issues arise during the first year, we transition to biannual inspections in subsequent years.

All inspections include detailed photo documentation and notes on any minor repairs that may need to be addressed in the future, such as loose doorknobs, cracked light switch plates, or general upkeep needs. This proactive approach helps protect your investment and ensures long-term tenant satisfaction.

What we charge

Stone Property Management charges a flat fee of 10% of the rent price with no additional fees such as re-leasing fees, sign-on fees, or renewal fees. Our goal is to be as honest with you as possible and our contract clearly states that there are no other fees that come with us.

We do have a one-year contract that automatically renews, and you are free to leave at any time. However, if we did place a tenant for you who has not had eviction proceedings begun or done, then we do charge one month’s rent on that property. This is due to the large amount of labor required to place a tenant. If the owner truly feels as though we have not done our due diligence as a management company and are in breach of contract, this charge is automatically waived.

You are paying for someone else to handle:

Advertising
Tenant Screening
Lease signing
Collecting Rent
Inspections
Maintenance Issues
Emergency Repairs
Monthly Reports
Expense Tracking
Late Fees
Notices Delivered
Vacancy Reports
Deposit Reports
Keeping up to date on Property Laws
Keeping up to date on Local Market
Handling Utility Accounts
Evictions
Tenant Relations
Vendor Relations

Our Guarantee

We at Stone Property Management feel as though it is our responsibility to find a good tenant for your property, and in the event that, within 2 years, that tenant needs to be evicted for any reason other than the property being sold, we will cover that eviction cost. Our eviction costs range from $900-$1,500, and that is a cost we will cover even if you decide to pursue a new company. This coverage only includes the legal costs of eviction, such as lawyer fees, service fees, and in the event, the cost of a sheriff to ensure vacancy.

F.A.Q.

Q. Will you take on properties behind in rent?

A. Yes! We are happy to take on properties with tenants who are behind or need to have eviction proceedings against them. We will do everything possible to negotiate with tenants on making payment plans and catching up before moving on to vacating the property.

Q. How do you handle Emotional Support Animals?

A. We must uphold the law, and Fair Housing has stated that Emotional Support Animals fall under the ADA (Americans with disabilities act); however, we can require that all animals be subject to any HOA, or city ordinances, including animal limitations, licensing, or vaccinations. We will also give the tenant a document that their physician can fill out, asking for reasonable accommodation, which will rule out any fraudulent documentation that they may attempt to provide.

Q. Do you work with SICHA?

A. We always consider SICHA participants and will add the amount of the voucher to their qualifying income; however, this is often not enough to qualify for the property. SICHA participants must still meet all qualification standards to be eligible.

Q. What are your qualifications?

A. The state of Idaho has no Property Manager’s license or certification; however, our business partners include Harold Stone, who has been in the business for over 20 years managing properties, as well as a realtor, Joseph Stone who specializes in investment properties.

Q. Do you manage bedrooms?

A. We do manage individual bedrooms in a residence; however, we do charge a higher rate due to the amount of labor it takes. Often these properties have much higher turnover and more on-site issues that need to be addressed. We charge 15% for each bedroom that is managed.

Q. Do you manage short-term vacation rentals?

A. We do not. Short-term rentals such as Airbnb require a very different set of accommodations that we at this time do not provide, such as booking management, cleaning management, and vacancy upkeep.

Q. Do you manage multi-family?

A. At this point, we have managed small multi-family units such as four-plexes; however have not had direct experience with apartment complexes. We do have a solid understanding of the management process and how it differs from single-family and are very open to bringing on a larger multi-family into our portfolio.