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Property Management FAQs

How quickly can a Property Manager lease your home?

The goal of a property manager when a house is vacant is generally to get the property rented to the best qualified applicant, in the shortest time possible. However, the most important part is not just to fill a vacant unit, but to find a QUALIFIED applicant that will pay the rent on time and look after the property.
The time it takes to lease your home on the rental market varies depending on local market conditions, time of year, availability & condition of the property.
Generally in central Florida we expect to find a Tenant within 2 – 6 weeks if the property is in good condition and priced reasonably. During slower periods it may take a couple of extra weeks.
Soon after the current residents give us their notice of intent to move out, we begin showing the rental property in order to minimize the vacancy period. The goal is 100% occupancy.

Does it take a long time for the property manager to pay Landlords?

Organized property managers offer a quick turnaround of your rents and statements, based on when Tenants make the rent payments and how long it takes for checks and online payments to clear. We use Electronic Funds Transfers (EFTs) to your bank account. Timely rent proceeds are deposited into your bank account by the 15th of each month. If the Tenant pays late, we do a second transfer to Landlords on or around the 20th of the month.

When does a property manager inspect my home?

Inspections are VITAL!! A detailed move-in inspection with plenty of photos should be completed before the residents move in. We use a software that creates a professional report detailing the condition of your property and approx. 100-500 photos of the entire property inside and out. After the Tenant moves out a similar inspection is completed and compared side by side. The security deposit is held to cover any possible damages and the property manager should arrange this entire process from submitting a legal deposit claim, per Florida Landlord/Tenant law, to arranging any necessary repairs to be completed.
During the tenancy we try to give the Tenant privacy and not disturb them with regular inspections, which would make anyone uncomfortable, so we arrange an annual walkthrough inspection with photos to ensure all our properties are kept in good condition.
Please note that property inspections are very detailed, however we are not licensed or professional home inspectors and cannot guarantee that we will find every single issue related to the property. We do not check inside attics or on top of roofs, etc. If you want a professional home inspection we can arrange one at an additional cost.

What if I want to sell the property?

We are a Florida Real Estate Brokerage that specializes in property management and investment real estate. We have very experienced agents that handle both leasing and sales. We can run a full comparative market analysis of your property in order to show you the market sales prices. We can even offer the property to the current Tenant but there are pros and cons to this. If you are thinking about this please let us know so we can discuss it in more detail. The Tenant’s lease would still be effective so you would need to sell the property with the tenant in place, or wait until the lease expires.

Do property managers handle collections?

Yes and no. Our firm handles current Tenant rent collection, but we are not a collection company so we do not go after skipped leases or due balances after a Tenant moves out.
We require all rents due on the 1st of each month and late on the 4th of each month. Residents who have not paid on or before the 3rd of each month receive an automatic late notice, a firm reminder their rent plus a late fee is now due. Any remaining residents who have not remitted their rents by the end of the first week of the month will be served with a 3-day notice, the legal prerequisite to file an eviction. Usually we hear back from the Tenant in a timely manner to arrange a suitable payment plan; if not and payment has not been received soon thereafter, we will recommend eviction.
Eviction is always the last resort. While an eviction is rare due to our careful screening process, sometimes unexpected financial hardships do arise and Tenants may avoid or ignore their responsibilities. Also, there are just some property locations which have higher eviction rates than others.
Should it be necessary to file an eviction, we handle the process for you. Our company will forward all paperwork (including but not limited to) copies of the lease and our notices served upon the resident to our pro-landlord law firm to proceed immediately in filing the eviction action. Sometimes evictions are settled with the resident paying all costs and remaining in the property, however, should it be necessary to complete the process we assist you free of charge for our services during the eviction. You are be responsible for the court costs and legal fees which is usually around $500.

Are property managers available for emergencies?

Our property managers are on call for our residents both regular and after hours. Our emergency hotline will take the residents emergency calls and route them to the manager on duty. We have maintenance vendors that can handle emergency situations at any time, day or night.

How do property managers take care of maintenance issues?

A property manager should arrange all routine or “normal” repairs that every property will have from time to time. These may include a/c service, appliance breakdowns, faulty sockets, etc.
A good management company will have a policy in place to make it clear to the Tenants what is expected of them as far as minor items or tenant-caused problems. You don’t want to send out a technician for blown lightbulbs or a/c filters!
We make it easy for residents to call, e-mail or submit maintenance requests online to our office. We arrange all necessary routine maintenance items automatically and can arrange estimates if needed. Most handymen and repair companies will complete a repair on the spot if it is around $175 or under and then invoice us. If the cost is higher they contact us for authorization, and if there is a major repair needed or one that you need input on, we contact you for authorization.
Properties that are well maintained are good investments and they tend to attract better Tenants. We aim to place Tenants in properties which are well maintained and in a clean, sanitary condition. We will make recommendations if we believe your property requires improvements or maintenance, and of course you are free to request any additional maintenance or upgrades to help improve the property. Maintaining your rental home at a good standard will preserve your investment and help keep your Tenants happy and renewing the lease.

If I don't like my property manager can I fire them?

We are so convinced you will be pleased with our services that we do not charge a cancellation fee if you wish to terminate the agreement. However this is not the norm. Most companies charge high penalties and some even tie their contract to the Tenant so you would have to remove the Tenant in order to terminate your agreement.

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