Terms of Service

1. Acceptance of these Terms

These Terms of Service govern the use of this website and the rental portfolio management services offered by Banasik Properties LLC, an office located at 15 E Kensington Ave APT S, Salt Lake City - 84115-1695, United States (US). By visiting the website, sending an enquiry or engaging the office for a service, you agree to these terms in full. If you do not agree, please do not use the website or the services described on it.

These terms operate alongside any signed lease, management agreement or written proposal that applies to a particular unit. Where a signed document conflicts with these terms, the signed document controls for that unit. These terms fill the gaps that a specific agreement does not address and describe the conduct expected of every visitor and every client.

We may update these terms when our practices change. The effective date at the top of this page shows when the current version applies. A significant change will be announced on the website, and where we hold a current email address for a client, we will send a short notice with a link to the revised text.

2. The Services We Provide

Banasik Properties LLC provides rental portfolio management services. The core services are tenant placement runs, the lease renewal desk, unit turnover crews, rent collection nights, inspection walkthrough days and listing photo refreshes. Each service is described in detail on the services page, and that description forms part of these terms.

The office is not a real estate brokerage and does not act as an agent for the sale of property. We do not provide legal advice, tax advice or investment advice. Where a matter requires professional advice of that kind, we will say so and invite the client to consult an appropriately qualified adviser.

The scope of work for a particular unit is set out in a written proposal before work begins. The proposal names the services to be provided, the dates or intervals for each, and the fee arrangement. Work outside the proposal requires a written extension agreed by both sides.

We may decline an engagement where a unit is not suitable, where the records cannot be verified, or where the request falls outside the services we offer. We will explain the reason in writing so that the decision is clear and can be reviewed later.

3. Eligibility and Authority

You must be at least eighteen years old and legally capable of entering into a binding agreement to engage our services. If you act on behalf of a company, a trust or another person, you confirm that you hold the authority to do so and that the information you provide about that entity is accurate.

Where an owner and a tenant both deal with our office, each person is responsible for the accuracy of the information they supply. We do not verify every statement at the outset, but we may ask for supporting documents where a decision depends on the accuracy of a particular fact, such as income, ownership or identity.

We may request proof of identity before releasing a file or granting access to a unit. Refusal to provide reasonable proof may prevent us from completing a service, and it may lead to a request being closed without further action.

4. Enquiries and Website Use

The website is provided for information and for making contact with the office. The contact form opens your email application and prepares a message to info@banasikproperties.autos. It does not transmit a message on its own, and an enquiry is received only when the email has actually been sent and has arrived in our inbox.

Information on the website is general in nature. It does not create a tenancy, a management agreement or any other binding obligation. A statement on a page about the availability of a unit or the timing of a service is an indication only and should be confirmed in writing with the office before you rely on it.

We aim to keep the website accurate and available, but we do not guarantee uninterrupted access. Maintenance, a hosting failure or a network fault may interrupt service for a period. We are not liable for a delay caused by such an interruption, and we will restore access as soon as is reasonably possible.

5. Tenant Placement

A tenant placement run begins when an owner asks us to prepare a unit for the market and ends when a signed lease, a receipted deposit and a completed key handover are recorded in the unit file. The placement service includes a written unit profile, a listing drafted by our desk, scheduled showings, applicant screening and a written summary of each application.

Screening is carried out against a fixed checklist and the result is recorded. We do not guarantee that a particular applicant will be approved, nor that an approved applicant will sign a lease or remain for any particular period. An owner may set lawful criteria for a unit, and those criteria are applied consistently to every applicant.

An applicant who supplies false or incomplete information may be declined, and an offer made on the basis of such information may be withdrawn before the lease is signed. An applicant who has paid an application fee is entitled to a written explanation of a decline where the law provides that right.

Placement work is complete when the file is closed with the signed inventory sheet and the first receipt. A later dispute about the condition of a unit is addressed through the inspection record and the signed inventory, not through a revision of the placement decision.

6. Lease Renewals

The renewal desk opens ninety days before each lease anniversary. It reviews the rent history, the local market, the repair record and the tenant record, then prepares a renewal letter or an exit schedule. The review is documented in a short memo so that the reasoning can be read later.

An owner is responsible for approving a proposed renewal term and rent. We will present a recommendation, but the decision remains with the owner unless a management agreement grants us that authority in writing. A renewal is effective only when the signed document is returned to the office and filed with the original lease.

A tenant may decline a proposed renewal and leave at the end of the term in accordance with the lease and applicable law. Where renewal is declined by either side, the renewal desk prepares the exit schedule, including the notice date, the final inspection and the key return appointment.

7. Turnovers and Repairs

A turnover is carried out from a single shared sheet that lists every stage: clearing, cleaning, repair, paint and photography. Each stage is signed off by a named hand with a date. The completed sheet is filed with the unit record and is available to the owner on request.

Repairs during a turnover are proposed with an observation, a date and a cost estimate. An owner may approve, decline or ask for an alternative quote. Where a repair is necessary to keep the unit safe or habitable, we may act immediately and notify the owner as soon as is practical, and the cost is recorded on the turnover sheet.

Work carried out by an outside contractor is governed by the terms agreed with that contractor. We select contractors with care and monitor the result, but we do not control every act of an independent tradesperson. A concern about workmanship should be reported to the office promptly so that the issue can be raised while the work is still fresh.

8. Rent and Payments

Rent is collected through the channels named in the lease and in direct correspondence. Payments are posted to the unit ledger and reconciled on a fixed evening schedule. A payment is treated as received when it has cleared and has been matched to the ledger, not when it has merely been promised.

A late payment triggers a written notice with the amount due, the original due date and the name of the person handling the file. The office does not use automated threats. Where a tenant reports a genuine difficulty, the response is recorded and any agreed arrangement is written into the ledger with a date.

Fees for management services are set out in the written proposal or management agreement. An invoice is issued for the agreed period and is payable within the stated term. Where an amount remains unpaid, we may pause a non urgent service after giving written notice, and we will not withhold a safety related action for a billing reason.

Deposits are held and returned in accordance with the lease and applicable law. A deduction must be supported by a dated record, and a statement of the deduction is provided to the tenant within the period the law allows.

9. Inspections and Access

Inspection walkthrough days follow a fixed route through a unit and a checklist that carries forward notes from the previous visit. Entry is arranged in accordance with the lease and applicable law, and a tenant is given the notice that the law requires before an inspection or a repair visit.

The inspection report states one recommendation per item and is sent to the owner within the same week. A tenant may raise a question during a walkthrough, and the question is recorded and answered in writing where a decision is needed.

Access for an emergency may occur without the ordinary notice where there is an immediate risk to safety or to the property. In that case we act promptly, notify the tenant as soon as is practical, and record the reason for the entry in the unit file.

10. Photography and Listings

Listing photographs are taken to describe a unit honestly. We clear clutter before the camera is used, photograph the rooms in a consistent order, and date every image that is kept in the file. A photograph is never edited to hide a defect or to suggest a feature that the unit does not have.

An owner grants us permission to photograph the unit for the purpose of a listing when the placement service is engaged. A tenant is informed of a photography visit in the same way as an inspection visit, and personal belongings are respected during the session.

Photographs and listing text prepared by our office remain our work for the purpose of intellectual property, while the owner retains the right to use them for the marketing of the unit. A third party may not reproduce the images or the text without written permission.

11. Obligations of the User

You agree to provide information that is accurate, current and complete. You agree to update a detail that changes, such as a telephone number or a mailing address, so that the file remains correct. You agree to read any notice sent to you and to respond within the period it states where a response is required.

You agree to use the website lawfully and not to interfere with its operation. You agree not to attempt to gain access to a part of the site or a record that is not intended for you, and not to use another person details without that person permission.

An owner agrees to maintain the property in a condition that meets the law and the lease. A tenant agrees to keep the unit in good order, to report a fault promptly and to allow access when the required notice has been given. Each party agrees to treat the other with ordinary courtesy, even when a disagreement arises.

12. Prohibited Conduct

The following conduct is not permitted. Sending a message that is abusive, threatening or deliberately misleading. Impersonating another person or a company. Uploading or transmitting code that is designed to damage a system or to collect information from another user. Using the website to advertise an unrelated service without written permission.

It is also not permitted to scrape the website, to reproduce a substantial part of its content, or to use automated tools to submit repeated enquiries. We may block an address or a network that engages in such conduct and we may report a serious matter to the relevant authority.

A breach of this section may lead to the suspension of a service and, where the law allows, to a claim for the loss caused by the conduct. We will investigate a report in good faith and will give the person concerned an opportunity to respond before taking a serious step.

13. Intellectual Property

The text, layout, styling and code of this website belong to Banasik Properties LLC unless another owner is identified. The name Banasik Properties LLC, the wordmark and the visual devices used on the site are our marks. They may not be used in a way that suggests an association with our office without written permission.

A unit file belongs to the owner of the unit and is maintained by our office on the owner behalf, subject to the rights of a tenant in the personal information it contains. Access to a file is granted to the owner and to the tenant to the extent the law provides.

You may print a page of this website for personal reference or share a short quotation with a clear attribution. You may not reproduce a full page, a set of images or a substantial part of the content for a commercial purpose without our written agreement.

14. Third Party Services

We may use a third party service to host the website, to store files, to process payments or to send email. Those services operate under their own terms and privacy practices. We choose them with care, but we do not control their systems and we cannot guarantee that a service will always be available.

Where a payment is processed by a third party, the payment is governed by the terms of that provider. We receive a confirmation and a record of the amount, and we do not receive the full card details. A question about a card transaction should be directed to the provider as well as to our office.

A link from this website to another site is provided for convenience. We do not endorse the whole of that site and we are not responsible for its content, its security or its practices. A decision to use a linked service is yours alone.

15. Disclaimers

The website and its content are provided on an as available basis. To the extent permitted by law, we make no warranty that the site will be free of error, that a fault will be corrected, or that use of the site will produce a particular result. General information on the site is not a substitute for a written agreement or for professional advice.

We do not guarantee the conduct of a tenant, a contractor or any other third party. We do our work with care and we document it, but we cannot promise that a person will pay rent on time, that a repair will never fail or that a unit will always remain occupied.

Nothing in these terms excludes a warranty or a right that the law does not allow us to exclude. Where a mandatory rule of consumer law applies, that rule prevails over any sentence in this section.

16. Limitation of Liability

To the extent permitted by law, Banasik Properties LLC is not liable for a loss that is indirect, incidental, special or consequential, including a loss of rent, a loss of opportunity or a loss of reputation, arising from the use of this website or from a service described on it.

Where liability cannot be excluded, our total liability arising from an engagement is limited to the fee paid to us for the particular service that gave rise to the claim, or to a reasonable sum where no fee was paid. This limit does not apply to fraud, to wilful misconduct or to a liability that the law does not allow us to limit.

We are not liable for a delay or a failure caused by an event outside our reasonable control, such as a severe weather event, a utility failure, a network outage or a government order. Where such an event occurs, we will notify the affected parties and resume work as soon as is reasonably possible.

17. Indemnity

You agree to indemnify Banasik Properties LLC against a claim, a loss or a cost that arises from your breach of these terms, from information you provided that was false or misleading, or from your misuse of the website. This obligation applies only to the extent that the claim is caused by your own conduct.

We will notify you promptly of a claim that may involve this obligation and will give you a reasonable opportunity to respond. We will not settle a matter in a way that admits your fault without your written agreement, and we will take reasonable steps to limit the loss where we can.

18. Suspension and Termination

We may suspend or end access to a service if a person breaches these terms, if a payment remains unpaid after written notice, or if continuing the service would place a person at risk. Where it is safe and practical to do so, we will give notice and an opportunity to put the matter right before a service is suspended.

Either party may end an engagement in accordance with the written proposal or management agreement. On ending an engagement, we will hand over the unit files that belong to the owner, keep the records that the law requires us to retain, and provide a final reconciliation of payments.

A tenant may end a tenancy only in accordance with the lease and applicable law. Ending a website visit does not end a tenancy, and silence does not waive a right or an obligation that the lease imposes.

19. Governing Law and Disputes

These terms are governed by the laws of the State of Utah, United States, without regard to a conflict of law rule that would point to another jurisdiction. A dispute that cannot be resolved by discussion will be brought before a court of competent jurisdiction in Salt Lake County, Utah, unless a mandatory rule of law provides otherwise.

Before starting a formal proceeding, we ask that you write to the office and describe the matter in plain terms. Many disagreements about a ledger, a repair or a notice can be settled with a short conversation and a corrected row. We will respond in writing and will set out our understanding of the facts.

If a part of these terms is found to be unenforceable, the remaining parts continue to apply. A failure to enforce a term on one occasion does not mean that the term has been waived.

20. Changes to these Terms

We review these terms from time to time and revise them when the law changes or when our services change. The effective date at the top of the page shows when the current version took effect. A revised version replaces an earlier one for all use of the website after the effective date.

Where a change materially affects an existing engagement, we will give reasonable notice before it takes effect and will explain what has changed. If you do not agree to a revised term, you may end the affected engagement in accordance with the written proposal, and we will confirm the ending in writing.

For clarity, a signed lease or management agreement is not altered by a change to this website. Those documents change only when the parties agree to a written amendment.

21. Contact and Notices

Formal notices under these terms should be sent in writing to the office. We prefer email for speed, but a notice is effective only when it has been received by a person at the office and can be confirmed. Please include the unit address and a reference to the relevant document.

We may send a notice to the email address or postal address that we hold on file. It is your responsibility to keep that detail current. A notice sent to the last known address is treated as received in the ordinary course of delivery, subject to any mandatory rule of law that provides otherwise.