FAQ

We charge:
-6-8% of gross rent for Property Management Services
-1 Month’s commission for finding a tenant to fill a vacancy (which we keep to a minimum by continuous renewals)

Vacancies become rental listings and are advertised in the following platforms:
 Pre-approved pool of potential tenants we have collected over the years
 Multiple Listing Service (MLS)
 Zillow, Trulia, Hotpads, Realtor.com, Rently and Apartments.com
 The personal websites of our in-house agents
 The social media of our in-house agents
We are confident in our market exposure as any well priced unit gets dozens of requests a week for showings.

We pride ourselves on our meticulous screening process. Anyone can fill a property with a tenant and sign a lease, but ensuring that tenant pays faithfully, honors the contract, does not demand unreasonable maintenance and cares for the property requires careful attention to detail.
Our tenant screening process is as follows:
1. We ensure that tenant has provided all required information including name, DOB, license number, SS number, current landlord, current landlord reference number, work, salary, supervisor name, and much more.
2. We match the information given with the tenant’s ID.
3. We confirm their current residence and ensure the landlord name matches with the property records.
4. We call their current landlord and ask for a rental reference
5. We verify their net income and ensure it is at least 1.8 times the amount of the rent ( with other factors considered)
6. We run a screening/background check software that verifies criminal history, credit scores, open accounts and pending balances, and residence history in ALL U.S. States
7. With all this data we now issue an approval or denial.

We have an average of about 2-3 weeks from the time the lease is signed to the time the unit is rented. Keep in mind that it varies greatly depending on the property and the situation, repairs, price and demographic all greatly influence the time.

We have over 10 years’ experience with real estate leases and we know the prices and areas by heart; yet our intuition is of course always backed by hard data. Zillow, for example, is a grossly inaccurate way to determine rental prices since there is no requirement to report the rented price, causing their records to be questionable at best.
The MLS on the other hand requires agents to log in the rental price, giving us a real picture of what units actually rented for, and not what people are asking. What they get, and what they want to get are very different things. This is the method we primarily use.
We price units just below market price yet just above rented price to ensure a competitive yet profitable lease.
Additionally, we increase the rental price about 3% in almost every renewal, and since we manage numerous properties in many communities, we don’t only follow the price trend, we set it.

The market will determine if a property is improperly priced, nobody else. If there has been a week and we've received only a few rental requests, we ask the owner permission to lower the price. We never give free rental periods; it sets a dangerous precedent for future tenants and owners. We play with the price until an adequate tenant comes along.

Two years on average.

That is not allowed. Either the owner hires us to the entire job or the owner takes care of the transaction on his own. The owner is free to refer us a client but he/she will still go through our rigorous tenant screening process and we will still charge one month’s commission minus $500 (which will be given as a referral discount for the owner providing the tenant).

Clear communication, order, honesty, professionalism and assertiveness.
The main problems with property management are deposit disputes, and maintenance requests. Many times the tenant claims that “they didn’t know” or “it was broken when we got it” or “I got sick and can’t pay on time”. We ensure all the rules are crystal clear, orally and in writing, so tenants know what is acceptable and what isn’t.
Additionally, a property manager cannot tolerate late, partial payments, property damages or breaking of the lease. The property manager must charge late fees, and claim deposits when due without a second a thought in accordance to the law.

We are are slowly moving to a more mechanized and systematized procedures for filling vacancies and property management. This includes:
-Having tenants fill online applicants and allow for quicker screening
-Increasing our online presence to enlarge our pool of pre-qualified leads
-Continue to add clauses to our rent agreement to better protect the owners
-Working on instructional video and written media to better explain the rental process to tenants and owners alike.
-Make everything as mechanized and predictable as possible to insure consistent and predictable outcomes.

That is not allowed. Either the owner hires us to the entire job or the owner takes care of the transaction on his own. The owner is free to refer us a client but he/she will still go through our rigorous tenant screening process and we will still charge one month’s commission minus $500 (which will be given as a referral discount for the owner providing the tenant).

Clear communication, order, honesty, professionalism and assertiveness.
The main problems with property management are deposit disputes, and maintenance requests. Many times the tenant claims that “they didn’t know” or “it was broken when we got it” or “I got sick and can’t pay on time”. We ensure all the rules are crystal clear, orally and in writing, so tenants know what is acceptable and what isn’t.
Additionally, a property manager cannot tolerate late, partial payments, property damages or breaking of the lease. The property manager must charge late fees, and claim deposits when due without a second a thought in accordance to the law.

Less than 5%

Our philosophy is to have the property owner do as little as possible. We send monthly earnings reports and are open to email and phone conversation to discuss any issue or question the property owner may have.

-Business minded: renting a unit is not a favor to the tenant, is an investment to the landlord.
-Clear and concise: Landlord and tenant mutually agree on terms, if the terms are breached landlord will impose consequences.
-Responsible: Landlord must ensure all HOA, taxes, insurances and required fees are paid. He/she must ensure the property is in acceptable condition and safe/adequate for tenants.
-Responsive: Landlord must be responsive to tenant’s request (that does not mean always accommodating).

Through our experience the best tenants are found with other realtors in the MLS. Many times these realtors ask for one-month deposit to ensure the tenants are serious before having them search the city. Realtors do not like their time wasted so if a tenant comes from another agent, it is likely a good a serious one.

When we are working directly with the tenant, we do an average of 2 open house (in which many tenants come at the same time) before we have a signed lease.

Yes, as long as they abide by our guidelines and procedures.

Work orders from our tenants are solved within 3 days and we keep a record and track all authorized work orders.

No.

The entire management team consist of 9 people, however a property manager will be assigned to your building.