Train and Supervise Leasing Staff

 

Our team of professionals train our on-staff in how to best sell your units. We train our staff on how to comply with all of the laws from Fair Housing to building codes

Show the property PROPERLY. Rental prospects are escorted by our staff when viewing apartments. This allows us to gather important feedback, answer questions, and protect your investment from damage or neglect. It also gives us a chance to practice the ABCs (which means always be closing the sale), spending time with prospects to sell your units, your property and the benefits of renting right now.Supervise the staff by monitoring input into our comprehensive software system, conducting site visits and inspections, meeting with staff to assure enforcement of policies and procedures


Screen and manage tenant lease compliance

Getting the right tenant is the key to stable communities and minimizes both outright damage to the property and excessive turnover of apartment units.  We make every effort to find residents who will pay rent on time and take good care of your property.  Tenants appreciate that their neighbors have been screened for criminal history and that their prior landlords have been contacted to determine if they can be suitable tenants. Every adult prospect pays an application fee so that we can run a complete criminal background check, credit check, rental history and employment verification.


We collect rents, fees and sufficient security deposits.  We are zealous about timely collecting rent. We follow a strict set of guidelines applied in an even-handed way for each tenant to ensure they fulfill the lease terms. Our onsite staff prepares, posts and serves 3 day notices on the 6th of each month. Our collection processes are professional, but firm.  Where necessary, when a file is sent to eviction, we have negotiated a set fee schedule to minimize the cost to the property and to collect as much of that cost from the tenant as possible.

We use our lease agreement which gives you, the landlord, as much protection as possible.


Financial Reporting and accounting practices

Financial reports

Every month, by the 20th day of the month we will publish a full set of financial reports; typically, a profit and loss statement, statement of cash flow, a budget comparison report, a balance sheet, a rent roll, delinquency report and a transaction summary report.

Additionally, upon request, we provide the owner with a copy of each paid invoice along with a check register so they can verify that the money was paid to the vendor.

Budgets:

We prepare budgets for our properties which forecast everything from rental renewals and anticipated market conditions to capital expenditure projects need to maintain the asset.  Our senior staff works with our owners to establish goals for the following year; to identify needed repairs; to plan for refinancing properties; refurbishing properties or selling properties.

Owner Draws:

Upon request, we transfer Owners their funds by ACH or via an issued check each month.

The Owner and responsible senior manager establish how much should be held in an operating account and all other funds are disbursed to the owners, including the security deposits.  Owners should earn the interest, not the management company.

We recognize our first and most important duty is to the Owners we represent.  To maintain their properties in the best condition possible at the lowest cost possible.  To drive income and control expenses.  To give advice designed to allow our Owners to make informed, financially sound decisions.

We employ stringent audit controls; every expenditure is supported by an invoice.  Checks are only issued by the accounting department.  Onsite personnel do not have access to any “petty cash” fund.  All expenditures are documented and supported by invoices.   All funds are held in separate trust accounts for each individual owner.  There is no commingling of funds.