Our Residential Property Management Packages

We offer two basic types of residential property management services - a One-Time Management Package or a Full-Time Management Package.  A One-Time Package, we market your property, screen and place the tenant with a lease, and once the tenant has moved-in, we then are no longer involved with the tenant or the management of the property.  In a Full-Time Package, we do everything as in a One-Time package, but then after the tenant moves-in, we continue working with the tenant and managing your property as your representative.

The following is what is included in our Property Management Packages:

DILIGENT PLACEMENT:  We receive calls everyday for our properties through the phone book, through regular advertisements, through other real estate agents and placement offices, through the internet and our website, from signage, and simply by word-of-mouth and a favorable reputation and references.

We have an impressive track record in placing quality residents.  We attribute this success to our extensive marketing efforts, screening process and commitment to exceptional service.  We believe the most important part of professional property management is finding a quality resident for your home.

EXCEPTIONAL MARKETING:  Our marketing program can stand with anyone in the business.  But most important is our reputation.  We are known for quality homes and professional management practices.  Promotion efforts include media advertising, hot lines to agents, signs, and our web site.  We place our properties in both the New Braunfels/Canyon Lake and the San Antonio Board of Realtors Multiple Listing Services, where our property information is available over 7500 real estate agents and offices across the area.  We receive many inquiries by e-mail and have custom software that matches residents with available homes.

Overview of Marketing Resources

EXTENSIVE SCREENING:  After a potential resident is located we conduct an extensive screening process.  This process includes credit reports, reference checks and personal interviews.  After acceptance, we complete negotiations, execute contracts, process documents and install the resident in the home.

Overview of Resident Screening

If the owner chooses the One-Time Management Package, then we will hand the lease over to the property owner to manage, and then we look forward to working with you again.

If the owner chooses the Full-Time Management Package, then our services continue:

PROFESSIONAL MANAGEMENT:  Property managers collect rents, deal with resident issues, periodically inspect the property and personally supervise the home.  The manager provides an "arms length" relationship between owner and resident.

By maintaining excellent relations with our residents and diligently caring for your property, we avoid most potential problems.  Tenants are informed of their responsibilities regarding your property and their contracts.  We will quickly and professionally settle any problems that may arise, with our clients' interest in mind.

If there is a problem, whether it is collecting rents or settling tenant/owner disputes, we will handle the situation appropriately and professionally.  Though we may not have all the legal answers, we are knowledgeable in the Texas Property Code and the state Uniform Codes.  We have access to legal counsel and if necessary, we are prepared to make a court appearance.

We utilize quality control procedures and proven business practices in the management of your home.  In addition to the routine management of your home we are on call 24 hours a day 365 days a year.

Overview of Managing the Property

QUALITY MAINTENANCE:  We do our best to stay on top of and supervise maintenance and repair issues.

We utilize skilled and reliable maintenance personnel.  We maintain a network of vendors from general handyman to specialized A/C technicians.  We know that it is important to get the job done quickly, in a quality and professional manner and at a reasonable cost.  We follow-through on the work orders, and have a written explanation from the technician of the work performed on the final bill for your records.  The actual maintenance expenses for the home are the responsibility of the homeowner.  Every effort is made to control maintenance costs while maintaining the integrity and value of the property.  When a tenant reports a problem, it is verified to eliminate unnecessary service calls.  Maintenance that is the tenant’s responsibility or fault is billed to the tenant, even though the owner will have already paid for the repair.  Appropriate maintenance personnel are properly licensed, bonded and insured.  We oversee maintenance and contractors are not paid until all work is satisfactorily completed.

MONTHLY FINANCIAL REPORTING:  Monthly statements for your rental income and expenses are provided.

We can handle all your accounting and payment requirements.  Income checks and property statements are processed before the 15th of the month.  Proceeds are either mailed or direct bank deposited each month.  A complete statement of your property account and an income statement are provided each month.  We will provide a brief monthly report on your property as well, if there are particular matters that need to be communicated.  Account history is stored on-line for three years.  We can quickly search your records on request.  At the end of the year, we prepare a complete package for your tax preparer and provide you with an IRS Form 1099.  Periodically, we send information on the status of your home and the real estate market.

MANAGEMENT FEES AND OTHER CHARGES:  Property management is a very competitive business.  Remember - Not all services are the same and not all property management companies are created or perform the same way.  Some property managers only offer a standard management service while others offer a range of services.  There are different ways property managers can charge for services.  It is important to ask what services are optional or available.  Be sure to understand all possible charges other than a percentage of the rent.

Fees and charges should be addressed completely in the property management agreement.  Examples of common charges for a standard management service are:  flat percentage of rent or a percentage of rent plus fees for individual services.  Example of possible other fees are placement fees for locating a resident and/or charges for advertising, referral fees, lease renewals, fee for closing an account, and miscellaneous administrative expenses.

One distinctive difference with our services is that we are strictly a property management company, which means we do not compete with sales agents and our attention to details is focused on property management and not mixed with real estate sales transactions. However, if you need real estate sales services, we have referral resources and can coordinate and offer you professional sales services.  We take pride in servicing each and every customer, both our owners and tenants.  We have a solid reputation of honest and fair treatment to everyone, and strive to maintain that reputation everyday.  You ARE important to us and we treat you that way.

RATE SCHEDULE:  Our fees are competitive and are based on the services you request.  Services are usually computed as a percentage of the rent, a flat fee, or a combination of both.  We would be happy to meet with you, discuss your needs and provide a management package that fits your needs.