? Frequently Asked Questions
What experience does your company owner have in managing rentals?
We have been involved in Real-Estate for a combined 30+ years and are fellow investors, therefore we understand exactly how owners want to be treated. The important thing to an investor is to be profitable and worry free. This is our goal.
How many rental units do you manage?
Currently, our company manages around 200 units. We believe in quality over quantity…so that we can maintain high levels of responsiveness to our owners and tenants.
Is this your full-time job?
How big is your Team?
Currently, our Team consists of 6 full-time employees in the office and out in the field supporting our portfolio. We also have a large extended team of Vendors that we outsource and refer maintenance services to.
What professional organizations do you belong to?
Continuing education, compliance & networking is very important to us:
-National Association of Property Managers (NARPM),
-National Association of Realtors (NAR),
-REALTOR Association of Sarasota & Manatee (RASM),
-Better Business Bureau (BBB) A+ Rating
Could you provide a few references to me?
Yes, Upon request. You can also see reviews on the following sites:
Services & Pricing
What are the various services that you offer to your clients?
We are a full-service Real-Estate Firm which means that we can help you buy, sell, rent and manage your rental properties. Our Rental Services include Property Marketing, Tenant Screening, Rent Collection, Bookkeeping, Financial Reporting, Property Inspections, Maintenance Coordination, Eviction Oversight and Legal Compliance.
What are the Tenant Placement & Management pricing options?
Property Management is 8% of the Monthly Rent with a $99. Minimum
Tenant Placement is 50% of the First Month’s Rent
Lease Renewals are $99.
There are no other Junk fees or Mark Ups on maintenance
There are no Sign up, Transfer or Marketing Fees.
What miscellaneous fees could I be charged for the management of my property?
We believe in having a simple, transparent and all-inclusive pricing structure without extra junk fees. We do not have a surcharge on repairs or maintenance. Some companies will try to get you to sign because they offer a low rate. As the saying goes, if it is too good to be true, it probably is. Once you’ve signed, a company that seemed inexpensive will now charge you lots of extra fees. Remember, a property management company has to make money, so if they aren’t making money from the low monthly fee they will find another way to do it.
Are there fees when the property has no tenants?
We do not charge any fees until the property is rented unless we are involved in coordinating rehab and rent ready projects. We start marketing for new tenants 60 days prior to a tenant leaving to ensure low vacancies
What steps do you take to market properties?
To guarantee maximum exposure we market our properties on the Realtor MLS system along with over 100 high traffic rental websites and signage. We use wide angle lens photography and video tours to make your property stand out.
Do you charge a signup fee?
Do you provide payment statements, and if so how often?
Yes, every month we will send you a detailed owner packet containing an income-expense report, invoices, receipts, and surveys. In addition, you may access this information 24/7 from your online Owner Portal.
Is rent collected online or via direct deposit? What day of the month?
Both, Due 1st of the month.
When and how are Owners paid?
We send out the direct deposit to owners between the 12th and 15th of each month. Funds should hit your account within 3-4 business days.
Do I have to sell my property with you if I want to list it?
Although we would like to earn your sales business…You are not required to sell the property with us.
How often will I get updates on my portfolio?
Call or email us anytime and someone will either pick up the phone or respond within 1 hour or less. Depending on how much interaction you want, we will keep you in the loop with all pertinent matters. In addition, we email out owner packages monthly which include property notes along with detailed financial and maintenance reports pertaining to your account.
These reports are available 24/7 on our online Owner Portal.
How responsive is your Team?
Our goal is to respond to Owners and Tenants in under 3 hours.
Do you guarantee tenants for any amount of time?
Based on your plan we guarantee tenants for 6-12 months. Meaning that if we placed the tenant and managed the property and it doesn’t work out…than we will place a new tenant free of charge.
Do you offer eviction protection (also called a screening guarantee)?
Some companies, such as ourselves, will offer eviction warranty. It is only a small fee, but it will give you major coverage should you need to evict a tenant. Please inquire for details
Under what conditions can I cancel my management contract?
We believe in earning your business on a month to month basis and have a 60-day cancellation policy with no penalty.
How long are your properties typically vacant?
Typically, 14 days or less. We start marketing for new tenants 60 days prior to a tenant leaving to ensure low vacancies. We also have a very high tenant retention rate on average our tenants stay 2.5 years.
How many tenants have been evicted in the last year? How often have you had to evict, and what are the steps in doing so?
Because we thoroughly screen tenants…We have not had an eviction for a tenant that we place and managed in the last 2 years. We do help evict Tenants that have been placed by Owners and other PM companies upon taking over Property Management.
How to Evict a Tenant from Your Sarasota or Bradenton Rental Property | Property Management Advice for Landlords
How many days a week are you available to show the house, and at what times?
What is the average length of tenancy?
How long on average does it take to fill vacancies?
In the Spring Summer market…Under 14 days in many cases less. In Fall Winter when there is less demand under 21 days
How do you determine rent amount?
We use 3 different data sources to create a detailed comparable rental analysis report for you. The report will show rent values and days on market for similar properties in the same area that have rented or currently on the market over the last 6-12 months. We make it a point to compare apples to apples to help you decide on best rental price that will open the market vs narrow the market.
What are your income and screening requirements for applicants?
-Employed with verifiable household monthly gross income of at least 3x the rent
-No evictions in last 2 years
-Evictions within last 3 to 5 years requires balance paid off and higher security deposit
-60 days’ recent pay stubs
-2 years Income Tax Return and 3 months’ bank statements for self employed
-Credit Check-Case by case basis. Depends what is causing the bad credit.
-Good references and verification from current & previous Landlord
-No Felony Conviction record within 7 years for any of the following:
Murder, Manslaughter, Assault, Robbery, Rape, Child Molestation, Kidnapping, Arson
– No Felony Conviction record within 7 years for any of the following:
Manufacture, Delivery, sale of Illegal Drugs, or Possession with intent to Deliver
-No Registered Sex Offenders
-Good attitude and ability to cooperate during screening process Government IDs
How do you collect rent from tenants?
We encourage our tenants to pay via their online tenant portal. They can also make a deposit at our bank or pay by check.
What control do I have over the tenant placement and lease agreement?
We do allow for owner input. Keep in mind, we have been doing this for a long time and have executed thousands of successful leases…Our screening process and lease agreement is extremely comprehensive and designed to protect you….so we encourage you to leave this to us and depend on our experience.
How do Security Deposits work?
Typically, security deposits are equal to one month’s rent in some cases more. The deposits are held in our secure trust account. When tenants move out we inspect the home and withhold anything above and beyond normal wear and tear. The money is credited to you to be applied towards maintenance and repair if necessary.
How are pet policies handled?
You have the right to choose the type of pet, breed, and size. You can refuse pets but keep in mind that around 65% of today’s renters have pets. So by allowing select pets, you can increase the demand on your property which helps in getting the top price in a shorter amount of time. Tenants pay a ($300/Year/Pet) Pet Rent Fee.
How many days a week are you available to show the house?
Responding to Repair Requests
When a tenant signals a problem within their apartment, it’s important to respond efficiently. Not only can problems escalate as time goes on, but you risk angering your tenants if you fail to resolve their concerns. Unhappy renters respect the property less and are unlikely to renew their lease when the time comes. Combat these issues by working to respond to complaints promptly, and when necessary, shell out for repairs and replacements. This strategy works to placate tenants and simultaneously protect the health of your investment.
Do you conduct property inspections and, if you do, what charge is associated with them?
Move in and Move out Inspections are included in your plan. We offer 3 & 6-month periodical inspections along with detailed reports with pictures which will be shared with you on your online Owner portal. We will also assist in coordinating any necessary repairs and updates.
Do you mark-up maintenance and repairs?
How is it handled when there’s maintenance or an issue caused by the renter?
Tenant contacts us, we respond within an hour, we try to resolve the problem over the phone first and then dispatch one of our maintenance vendors to resolve issue. If the issues were caused by the Tenant…than the Tenant will receive the bill. If it is matter of normal wear and tear, we pay the bill out of the collected rent on your behalf and you get a detailed accounting report, copy of invoice and follow up.
What is our HVAC filter changing policy?
Our lease requires the Tenants change the filters at least every 90 days. Tenants are advised of the benefits of changing the filters and that if filters are not changed they can be held liable for HVAC Service and Repair costs. When we do onsite surveys of the home we check to make sure that they are changed. If not, we change them at the cost of the Tenant.
How is lawn maintenance handled?
Typically, the Tenant is responsible for lawn maintenance. In some cases, we handle Lawn Maintenance to preserve the lawn quality and charge the Tenant.
In many master planned communities and those with HOA’s we will include lawn care with the monthly rent.
Do you work with Home Warranty Companies?
Yes we do…but we advise against it as they don’t always cover what you expect and they take much longer to make repairs than the vendors that we work with…which causes potential problems with the Tenants.
Are you open to use the Owner’s Repair and Maintenance Vendors?
Yes, as long as they comply with our quality standards