Property Managment

You need a company you can trust to handle your operational responsibilities. We have the experience you want in property management. We offer full service management of residential properties. We have a dedicated team of professionals ready to help you maximize your profits without sacrificing on service. Here is just a small list of the services you can expect:

    • Rent Collection/Security Deposits/Leasing

    • Management Fees/Accounting Services

    • Repairs & Maintenance/Property Inspections

RENT COLLECTION

All Rent is due the 1st of each month and is considered late if received after the 5th of the month.  Late notices are issued and sent out on the 6th and removal proccedings are initiated if the tenant does not make immediate arrangements for rent payment.  Rent collection is one of the most important functions of managing a property. 

SECURITY DEPOSITS

For additional protection, appropriate security deposits are always collected upon completion of a rental application by a prospective tenant.  Amount of security deposits are based on the monthly rental rate, credit worthiness of the tenant and passed rental history.  Applicants with pets are required to pay an additional pet deposit if a pet is approved by an owner. 

All deposits are maintained in a trust checking account as required by state real estate regulations until they are either refunded to the tenant upon the successful move-out inspection or are forfeited to cover damages caused by lease violations.

LEASING

Who doesn't want good tenants!  We pride ourselves in the quality of tenants we are able to attract.  Our extensive tenant screening and credit investigations help ensure this.

Our aggressive marketing techniques allows us to advertise your property and be presented to the largest possible market in the shortest possible time, as we make every effort to keep our vacancies to a minimum.  Vacancies become expensive for both us and you as the owner.

Applicants are required to complete a 3 page rental application and to provide credit information, employment history and rental references if applicable.  We run full credit checks on all prospective tenants and report any delinquencies to the bureau which has proved to be extremely effective in stopping late payments.

Once an applicant has been approved, appointments are made to review the lease agreement thoroughly and in it's entirety with the tenant.  This gives us a chance to answer any questions and or concerns and to carefully explain the responsibilities of the tenant as well as our company's policies and procedures.  This attention and time with the tenants greatly reduces misunderstandings and eliminates many potential problems before they become problems.  A copy of the lease agreement is always provided to the tenant upon execution and will be sent to the owner as well upon request.

A move-in inspection is provided to the new tenant upon possession of the property using the property condition report.  This helps develop a good working relationship with them and gives us an opportunity to encourage our tenants to take pride in their home. 

MANAGEMENT FEES

Our monthly management fee is payable when the rent payment is received.  It is automatically deducted from the owners account at the time the rent payment is posted.  However, since our job is to keep your property occupied we will not deduct the monthly management fee if your property is vacant.  WE DO NOT CHARGE A MONTHLY MINIMUM. 

ACCOUNTING SERVICES

Every transaction affecting your account balance is recorded and explained in detail.  Our computerized accounting system enables the owner to see exactly what has transpired with the property on a monthly basis.

Copies of all work orders and receipts are kept on file throughout the year and are provided each month along with the owners monthly statement.

In addition to monthly statements, we also provide a complete accounting summary at the end of the year which shows each accounting transaction posted to the property during the year.  Example: Total rent received, total maintenance expenses, total management expenses, etc.  These statements are specifically designed to simplify the year-end tax preparation for the owner and their accountant.

REPAIRS & MAINTENANCE

Timely and competent maintenance is key in protecting your investment.  Our goal is to provide our owners with this important service at a reasonable price using only qualified, licensed and bonded personal.

All repairs and maintenance service are performed by independent, outside vendors and contractors, not by company employees.  Each has been screened and selected because of their ability to provide the best possible service at the best price. 

As the owner, you reserve the right to control any and all repairs and maintenance responsibilities if you so choose.

Repairs and maintenance will be performed as needed and will be based upon the urgency and importance.  For any major job, we will obtain a written estimate from two to three different companies, notify you and obtain your written approval before we proceed.

PROPERTY INSPECTIONS

Protecting your investment property is one of our main jobs and we do this in two different ways.  We will conduct one regular preventative maintenance inspection of the interior of the property half way through the tenants lease agreement.  It is stated in the tenants lease that we have the right to make routine announced inspections.  Tenants are always notified by phone of a pending inspection and are conducted with the tenant present, using the property condition report that was taken at the time of move-in.  We compare any discrepancies, missing items and any damage that might have occurred.  Tenants who are not maintaining the property as per their lease agreement will be notified by a written letter and a followup inspection will be conducted 15 days after the date of the first inspection.  If the tenant has not shown good faith by providing proper maintenance or making required repairs we will proceed to correct the issues at the tenants expense.  If an owner requests additional property inspections this can be done for a minimal charge per property inspection conducted.