IdaHills Property Management
Rent Collection
Get paid on time, every month — without chasing tenants, fielding excuses, or navigating awkward conversations.
Twin Falls · Burley · Rupert · Jerome · Heyburn · Gooding · Buhl · Kimberly · Filer & surrounding Southern Idaho communities
What We Do
Inconsistent rent collection is one of the most frustrating parts of being a landlord. IdaHills takes the entire process off your plate: tenants pay through a dedicated online portal, late fees are assessed automatically according to the lease, delinquency escalation follows a documented protocol, and you receive a direct ACH deposit to your bank account each month. No chasing. No awkwardness. Just consistent cash flow.
Why It Matters
Every day rent is late is a day your cash flow is disrupted. But beyond the money — inconsistent collection creates a precedent. Tenants who pay late once without consequence tend to pay late every month. A consistent, automated system backed by clear consequences sets the right tone from day one and removes the uncomfortable landlord-tenant dynamic from your hands entirely. You stay the good guy. We enforce the lease.
What's Included
- Tenant online payment portal (ACH bank transfer and card)
- Automatic due-date reminders sent to tenants
- Late fees assessed automatically per lease terms
- Three-day pay-or-quit notice prepared if rent remains unpaid
- Clear delinquency escalation protocol with full documentation
- Direct ACH deposit to your bank account mid-month
- Full payment ledger accessible in your owner portal
- Monthly statement showing all income and fees collected
Our Process
How It Works
Tenant Portal Setup
At move-in, every tenant is set up on our online payment portal. They can pay via ACH bank transfer or card — from their phone, any time.
Automated Due-Date Reminders
Tenants receive automatic reminders before rent is due. Most issues are caught here, before rent is ever late.
Late Fee Assessment
If rent isn't received by the grace period specified in the lease, late fees are assessed automatically. No manual tracking, no decisions to make.
Delinquency Escalation
Unpaid rent triggers our documented protocol: personal contact attempt, then a formal 3-day pay-or-quit notice prepared per Idaho Code — ready to file if needed.
Owner Disbursement
Collected rent is disbursed to your bank account via ACH mid-month. You don't wait for a check — it arrives on a predictable schedule every month.
Monthly Statement
A detailed monthly statement is generated showing every payment, fee, and deduction. It feeds directly into your annual financial reporting and tax prep.
Idaho Late Fees & Notice Requirements
Idaho law allows landlords to charge late fees if the amount and timing are specified in the lease. Idaho Code § 6-303 requires a written 3-day pay-or-quit notice before eviction proceedings can begin for non-payment of rent. Timing and wording matter — a defective notice can be challenged in court, restarting the clock. Our collection process is built around Idaho's specific legal requirements so that if escalation is ever needed, every prior step is documented and defensible.
Related Services
Tenant Placement →
We place screened, reliable tenants who pay on time and take care of your property.
Eviction Coordination →
When non-payment escalates, we handle notices, documentation, and Idaho eviction procedure.
Financial Reporting →
Every payment collected feeds into your monthly owner statement and year-end summary.
Ready to Get Started?
Want rent collected on time without lifting a finger? Call us or submit your property information for a free analysis. We can have your tenant set up on the payment portal immediately.