Frequently Asked Questions
What are the benefits of using a Property Manager?
Hiring a professional property management company makes owning an investment property less stressful and worry free. Your investment property will be taken care of as if it were our own and we are very meticulous.
We handle all tenant issues, turnover, rent collections, repair, and maintenance issues. We provide online statements, copies of all invoices, and disburse owner funds electronically direct into your bank account.
Do you just manage properties in Cedar Park and Leander, TX?
No, We also manage properties in the northern part of Austin, TX and surrounding areas including but not limited to the following areas; Round Rock, Pflugerville, Georgetown, Liberty Hill, Lago Vista, and Lakeway, Texas.
Are you able to customize your agreement to fit my needs?
We are open to suggestions if you are not happy with any of the specifics on our contract. We try make sure that our fees are competitive and offset by our ability to obtain higher rents, less delinquency, faster turn around of vacating tenants, and price matching negotiable.
Do I have to use your contractors?
No, If you have a preferred contractor or vendor you have a relationship with already we are more than happy to use them. Our preferred contractors are carefully selected and are licensed, insured, and perform quality work at the best price available.
Do I lose control of my property once you start to manage it?
We work for you; parameters and expectations are clearly communicated in the beginning to avoid any miscommunication or confusion.
Do you manage only residential property?
Yes. We specialize in managing residential properties; single family, duplex, townhomes, condos, triplex, 4-plex, and small multi family properties.
Do you charge the tenant a security deposit? What about a pet fee?
Yes. Our suggestion is normally that the security deposit is equal to 100% of one month's rent but this is solely up to you, and can be increased due to non-sufficient credit.
Pets are only allowed with your permission. You have the right to decline allowing pets or require a higher deposit. When pets are allowed, we suggest a pet deposit of $400 per pet with half non refundable. Breed restrictions and weight requirements are also up to you.
*Keep in mind that most potential tenants have pets and by NOT allowing pets may cause your property to be on the market longer then normal.
What happens to the tenant's security deposit and Pet Deposit? Do you send it to me?
No. In compliance with Texas Law, the tenant's security deposit is kept in a trust account. Any damage expenses beyond normal wear are deducted from the security deposit along with any other money owed by the tenant. The balance is returned to the tenant within 30 days of move out.
Do you keep up with all the changing rules and regulations?
Yes. Our property manager is a member of several associations that are constantly monitoring industry changes and legislation. Memberships are with: National Association of Residential Property Managers (NARPM), National Association of Realtors (NAR), Texas Association of Realtors (TAR), and the Austin Board of Realtors (ABOR).
Do you insure my property when you manage it?
No. You maintain your own insurance coverage. However, we will gladly recommend insurance companies interested in writing insurance on your property.
Will I know what is going on with my property?
Yes. We will communicate with you throughout our contract. You will also be given the owner/property managers personal cell phone number so you will have access to contact us at all times. We will also contact you at reasonable times to discuss repairs and notify you of any tenant requests to vacate. Plus, throughout the contract, we will keep you aware of other issues that may arise.
What if I only need my property rented, and do not wish to have it managed will you help me find a qualified tenant?
Yes. Many Owners have the time and ability to manage the day-to-day operation of their rental property but lack the resources to attract and screen qualified tenants. We will assess and market the property, screen the tenant, sign the lease, document the move in, collect security deposit and the first month's rent, and then return the property to you for daily management.
How do you qualify applicants that want to rent my property?
We use a promulgated Texas Association of Realtors(TAR) Application designed to generate complete information from each prospective tenant. We process all applications and verify information on each application. We pull a current credit report, eviction history, criminal background history, rental history, employment and income verification.
In general, an applicant must have good rental history (must be verifiable, not from friends or relatives), have three (3) times the rental rate in verifiable household income, and possess an acceptable credit history and no criminal history. Once all has been completed by our manager we will discuss our recommendation of whether to accept or decline each possible tenant with you before a decision is made.
Do you advertise vacancies?
Yes. We start marketing the vacancy as soon as we receive notice from the tenant of their intention to move and require a 60 day notice from all tenants in writing. We will place a sign and lockbox on the property. We then advertise extensively on the Internet, in the Multiple listing system(MLS), Trulia.com, Realtor.com, AustinHomeSearch.com, also on several of our business web pages including social media; Facebook, Google+, and Twitter. We also receive referrals from current, former tenants, owners and from other agents with whom we network.
Do you handle problems late at night?
Yes. Tenants are directed to call us and given our emergency maintenance number when they move in. We will talk with the tenant to determine how best to proceed. Many times we can easily solve the problem over the phone.
Can you pay my property bills for me?
Yes. We will gladly pay expenses and repairs for you. We will deduct the costs from your rent proceeds. Ex; HOA dues, lawn service, repair invoices, utilities and any other services related to the property. We do not pay mortgage payments or property taxes.
When will I receive my rent proceeds? Do you pay soon as the tenant pays the rent?
Rent is due on the 1st and late on the 3rd at midnight. To allow all tenants' rent payments to clear the bank, funds are distributed to you by the 10th of each month. Unless of course the tenant has paid his/her rent late. We set up an instant transfer to deposit directly into your bank account.
Does your property management agreement give you exclusive right to sell my property?
No. We can sell your property if you would like us to, but it is not a requirement of our management contract. We are very flexible and will try our best to create a Management package that best suits your needs.
Are you licensed?
Yes. Our property manager is a licensed real estate broker by the Texas Real Estate Commission, and a Texas Realtor®.
Do you do inspections of my property?
Yes we always do an inspection before sending a renewal to the tenant to insure they are taking care of the interior of your property. We also do random drive-by's to ensure the exterior is being up kept. Just because a tenant pays on-time, does not necessarily make them a great tenant.
If you would like additional inspections throughout the lease we can provide them using a third party vendor. For a small fee, our vendor will take pictures and provide owners with a detailed report.
Do you charge a markup on maintenance invoices?
No, we do not mark up maintenance or repair invoices.
Can you start managing my properties today?
Yes. We can start the process immediately. Contact us today to set up a no obligation consultation to discuss your property management needs in detail.
*The following information above is not an all-inclusive list. If your property management needs are not listed please contact us for a custom management program to better fit your needs and expectations.
Nicole prides herself on clear communication, negotiation skills, and hard work. Her commitment to these characteristics has led to demonstrated success during her fourteen years in the business. She is a member of the National Association of Residential Property Managers, Austin Board of Realtors, Texas Board of Realtors, and the National Board of Realtors.