The policies and procedures we have developed are to protect
your property investment and to provide you with the very best of
We want good tenants as much as you do. We pride ourselves in
the quality of tenants we are able to attract. Our extensive
tenant screening and lease procedures help to ensure this and
minimize potential issues.
Applicants are required to complete a rental application and
to provide credit information and references. A credit check on
prospective tenants is completed with each application. In
addition, we report any delinquencies to the credit bureau. This
has proven to be extremely effective in stopping late rents.
Once a tenant's rental application has been approved,
appointments are made with the tenant(s) to meet with the
property manager to sign the rental agreement. We have found that
this additional personal attention to the tenant greatly reduces
misunderstandings and eliminates potential problems. This also
gives us a chance to answer any questions and to carefully
explain the tenant's responsibilities.
All rent is due on or before the first of each month and is
considered late if received after the fourth of the month. Pay or
Quit Notices are posted after the fifth day and eviction
proceedings are initiated if the tenant does not make
arrangements for payment of rent.
Our monthly statements show every transaction affecting your
account balance. The statement shows all the monthly
income/expenses and the current year to date income/expenses for
each individual unit. These statements are specifically designed
to simplify and help you in monitoring how each of your
properties are performing each month and how well they have
performed from the beginning of the year. In addition to the
monthly statements, we provide a complete copy of all invoices.
These files are emailed to you in PDF format. We have looked at
several programs that require the owner to log on and then go
through a multitude of loops to get the information and then have
to print it out and we decided that emailing the information
directly to you saves you valuable time.
All emails and checks to the owner's are sent out when we
close the books on the 12th of the month.
Vacancies are expensive for both of us. We make every effort
to keep our vacancies to a minimum. Upon receiving the 30 day
notice to vacate we immediately start advertising and showing the
property. We strive to have a new tenant lined up to take
possession when the unit is vacated.
Our main job is to protect your investment property. We do
this in two different ways. First, we make frequent drive-by
tours of the properties we manage. It is stated in the
tenant's rental agreement that we have the right to make
routine announced inspections. Tenants are always notified of an
impending property inspection. We look for discrepancies, missing
items, and additional damages. At the same time, we check for
preventative maintenance items that are owner
Repair and Maintenance Services
Timely and competent maintenance is the key to protecting your
investment. We evaluate all service calls to determine if they
are considered an emergency and to determine if the tenant or
owner is responsible for the cost of repair.
Our goal is to provide you with this important service at a
reasonable price using only qualified personnel to perform
repair's and maintenance services. Each has been selected
because of their ability to provide the best possible service and
Routine repair and maintenance will be performed as needed and
will be based on urgency and importance. For any major job, we
will obtain written estimates and present them to you before we
proceed. Emergency service calls such as flood, fire or heating
are never delayed. You are further protected because each job is
fully documented in writing and backed with receipts.
For additional protection, appropriate security deposits are
always collected at the time of the signing of the rental
agreement. The amount of the security deposit is based on the
market and the application.
All deposits are maintained in a trust account until they are
either refunded to the tenant upon successful completion of their
rental agreement, or are forfeited to cover damages caused by
At the initial takeover of any new property, it will be
required that all necessary repairs are completed and the house
be thoroughly cleaned, including carpet cleaning by a
professional carpet service.
At the time when a tenant vacates, they will be expected to
leave the unit in the same condition or better condition,
including professionally cleaned carpets.
If you wish, we will make the mortgage payment on your
property for you. This is contingent upon the tenant's rent
payment. This requires a one month reserve. Simply provide us
with the necessary mortgage payment card or coupons provided by
your mortgage company. Payments will be deducted from your
account balance automatically the 12th of the month.
Our monthly management fee is payable when the rent payment is
received. It is automatically deducted from your account at the
time the rent payment is posted. However, as our job is keeping
your property occupied, we do not charge any vacancy
maintenance or management fee's while the property is