- Manage daily operations including all leases and maintenance
- Online Marketing of unit vacancy
- Tenant Screening (Background, Credit, Sex-offender & Evictions)
- Tenant Move-in/Move-out
- Independent semi-annual unit inspection
- Rent Collection
- We offer online marketing of unit vacancies to the following websites:
- Reederproperties.com
- Ksl.com
- Craigslist.org
- Propertypond.com (Offered to R.E. Agents; Division of Multiple Listing Service)
- Zillow.com
- Trulia.com
- Apartments.com
- Rentbits.com
- RentalHomesPlus.com
- FreeRentalSite.com
- Rentlinx.com
- Rentmyhome.org
- Oodle.com
- Condo.com
- RentalAds.com
- HomeTownRent.com
- HotPads.com
- RentJungle.com
- Apartmentlist.com
- RentalHomePros.com
- And More…
- Tenant ACH payments
- Hunting down late payments
- Deposit rents
- Posting “Pay or Quit” notices
- Notices (includes a 3 day pay or quit, pre-eviction)
- Receive and respond to after hours emergency calls from tenants
- Accounting & Recordkeeping
- Manage finances, including income and expenses
- Make payments on behalf of owner (Mortgage, insurance, HOA dues, etc.)
- Detailed documentation of expenses via invoices and receipts
- Maintain all historical records (paid invoices, leases, inspection reports, warranties, etc.)
- Provide annual reporting, structured for tax purposes as well as required tax documents including a 1099 form
- Provide easy to read monthly cash-flow statements which offer a detailed breakdown of income & itemized expenses
- Owner ACH payments
All rent is due on the 1st day of each month and considered late at 5:00pm on the 5th. To allow the time for all payments to clear the bank, we disburse owner payments on or about the 10th of each month. If the 10th of the month falls on a weekend, we will transmit the cash balances to owner on the Monday following that weekend. For rents received between the 6th and 15th of the month, we disburse a 2nd owner payment on the 20th of each month. For rents received after the 15th, owners will receive a final distribution on the 30th of the month. If you would like your owner payments deposited directly to your account, please notify your leasing agent.
Paper statements are sent out once per month, on the 10th of each month. Electronic statements are emailed out anytime an owner payment is processed. These statements are posted directly to your secure owner’s portal as well and can be reviewed any time. Currently the monthly statement is a summary of income and expenses recorded since your previous statement. We have several dozen reports that we are happy to include each month. Ask your leasing agent for details.
Not included in monthly fee:
- Maintenance typically performed by in-house maintenance or contractors that would be outside of the monthly management fee
- Snow removal from parking lot and sidewalks
- Lawn care, including mowing and edging
- Landscape maintenance, including tree and shrub pruning, etc.
- Sprinkler maintenance, including minor and major repairs, winterization, etc.
- Common space improvements and maintenance (fence, trees, shrubs, sidewalks, etc)
- Cleaning of units between leases, including carpet (typically this would be a tenant expense deducted from their deposit).
- Individual unit improvements, maintenance and repairs (HVAC, Electrical, Plumbing etc).
Many repairs may be done by our in-house maintenance in an effort to save the owner money, but larger repairs may be contracted out. You will be notified on all expenses that exceed your maintenance limit allowance, as to the best course of action.
