A competent property manager can add significant value to your investment, which is why many seasoned real estate investors will tell you that a good management company is worth their weight in gold.
Here are a few ways that a good property manager earns their keep:
Higher Quality Tenants
Fewer costly and time consuming legal problems
Shorter vacancy cycles
Better tenant retention
Tighter rent collection process
Assistance with taxes
Lower maintenance and repair costs
Increase the value of the investment
Personal benefits for owners
Less stress
More freedom
Free up more of your time
The following is a list of the tasks property managers commonly perform for owners. You may only need some of these property management services.
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Draw up leasing agreement
Confirm move in date with tenant
Review lease guidelines with tenant regarding things like rental payment terms and required property maintenance
Ensure all agreements have been properly executed
Perform detailed move in inspection with tenant and have tenants sign a report verifying the condition of the property prior to move-in.
Collect first months rent and security deposit
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Receiving rent
Hunting down late payments
Sending out pay or quit notices
Enforcing late fees
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Filing relevant paperwork to initiate and complete an unlawful detainer action
Coordinating with law enforcement to remove tenant and tenants possessions from unit
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Advise in the event of a legal dispute or litigation
Refer owner to a qualified attorney when necessary
Understand and abide by the latest local, state and federal legislation that apply to renting and maintaining rental properties.
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Perform periodic inspections (Inside and outside) on a predefined schedule looking for repair needs, safety hazards, code violations, lease violations, etc.
Send owner periodic reports on the condition of the property
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Provide accounting property management services
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
Advise owner on relevant tax deductions related to their rental property
Provide easy to read monthly cash-flow statements which offer a detailed breakdown of income and itemized expenses
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Provide and oversee an in-house maintenance crew
Establish a preventative maintenance policy to identify and deal with repair needs
Provide an network of contractors who have been vetted for good pricing and good work that is up to code.
Assign jobs to different parties (in-house employees, handyman and professional contractors) based on who will do the best job for the best price.
Maintain and monitor a 24 hour emergency repair hot-line
Larger renovation or rehab projects
Provide recommendations on how the project can maximize rental income.
Prepare preliminary cost estimates
Get multiple independent bids for the work
Act as general contractor overseeing the work
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Inspect unit and fill out a report on the property's condition when the client moves out
Provide tenant with a copy as well as estimated damages
Return the balance of the security deposit to the tenant
Forward any portion of the owner’s portion of the tenant deposit to the owner or hold in owner reserves for repairs.
Clean unit and perform and needed repairs or upgrades
Re-key the locks
Put the property back on the market for rent
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Perform detailed documentation of the interior and exterior including photos
Offer recommendations on repairs and cosmetic improvements that maximize monthly rent while providing good ROI.
Gather data on rental rates in the area and work with owners to determine the optimal rental rate. Rent research will vary, but should include looking at the recently rented comparables according to size and type.
Discuss with owners the pros and cons of different policies such as accepting pets, allowing smoking etc.
Install a lock box
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Prepare home for rent
Clean home and optimize interior appeal
Manicure landscaping to increase curb appeal
Create ads tailored to the property and advertising medium. Some of the mediums commonly used are:
Paid and free rental listing websitePrint publications
Signs
MLS
Flyers
Work with other realtors and leasing agents to find a tenant
Provide a 24-hour hot-line where prospective tenants can listen to detailed information about the property
Field calls from prospects for questions and viewings
Meet prospective tenants for showings throughout the week and weekend.
Provide prospective tenants with rental applications that are legally compliant with fair housing laws
Collection applications with application fee
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Perform a background check to verify identity, income, credit history, rental history, etc.
Grade tenant according to pre-defined tenant criteria
Inform tenants who were turned down