Property Management FAQ
Just the FAQs
Aren’t all property management companies basically the same?
No. Some property management companies offer only limited services for discounted pricing; some firms are designed for owners who like to be very involved in the day-to-day management of their homes; and some firms (like ours) are full service firms designed to handle ALL aspects of the property management experience.
Are you the best option for every real estate investor?
No. We are a relationship based property management business and we only work with owner-clients who are realistic in expectations and looking for a high quality, full-service experience.
What local and federal laws do I need to be aware of before I rent out my house?
There are multiple laws governing rental real estate including federal and state fair housing, habitability laws, tenant rights laws, applicant screening, rent-ready standards, and more. We ensure your property and the management experience is fully compliant with ALL rules, regulations, and laws.
Can I get some client references?
Any company can find a few clients to say something nice about them. We give you 1 month free property management. Try us out. If you don't like what we offer, you can cancel anytime with no cancellation fees.
What is the cost for property management?
Our fees start at 7% of monthly rent collected. Contact us for more information.
Do I have to pay a management fee if my property is vacant?
No. We believe we should only be paid if you get paid. So our management fee is based on the actual rent we collect. If we do not collect any rent, or if the property is vacant, you don’t pay us anything.
How do you advertise my rental property?
Our extensive and proven marketing program attracts high quality applicants from a variety of sources.
How long will it take to get my property rented?
Properties that show well and are priced appropriately should rent in 30 days or less. We will give you price recommendations as well as weekly activity feedback to ensure we minimize any vacancy time.
How do you screen tenants?
In depth tenant screening is the foundation of a good property management experience. Our in-house screening process utilities technology plus good old fashioned ‘landlords references’ to ensure we place high quality tenants in our properties.
Can I be involved in the selection of a tenant?
No. You can trust us to minimize the risk of a poor quality tenant. Our applicant screening process has processed thousands of applicants and we know exactly what to look for in a high quality tenants. We comply with all fair housing rules and regulations.
Do I have to accept pets in my rental?
Although you do NOT have to accept pets in your rental, over 70% of all tenants come with pets. That means that if you chose NOT to accept pets, you are reducing your prospective inquires by 70%.
Do I have to accept ‘Section 8’ or subsidized housing in my rental?
No.
Who provides the lease agreement?
We use a Texas lease agreement designed to be fair and provide maximum legal protection to all parties. We also include a pet addendum, lead based paint disclosures, etc.
Do I need to sign the lease for a new tenant?
No. As your agent, we sign all of the lease documents on your behalf.
How do I access my financial reports?
Our owner-clients have a secure on-line portal which gives 24/7 access to financial reporting.
How do I get my money each month?
We close out the monthly accounting cycle and do a direct deposit of your funds by the 10th day of each month.
Do you inspect my rental property?
We perform an annual mid-lease property inspection. The purpose of this inspection is to ensure the property is being well cared for, there are no lease violations, and to look for potential deferred maintenance issues before they become a problem.
What if the tenant does not pay rent?
We have an Owner Benefit Package that guarantees you rent even if the tenant does not pay. Find out more here: Owner Benefit Package
How updated does my property need to be in order to rent it?
The quality of a property is equal to the quality of the tenant it will attract. Therefore you want your property to be updated and CLEAN! We can take care of getting your property rent-ready to ensure it meets habitability requirements and attracts high quality applicants.
Who takes care of maintenance?
We will handle all repair requests (even the middle of the night emergencies).
Is there a maintenance or escrow reserve I need to pay:
Yes. We will collect a $300 escrow reserve from you. This is YOUR money and it will be deposited into our bank trust account as the reserve for YOUR property. We will potentially use these funds to pay for expenses that may arise between the time we send you your rental income, and the time we collect the rent from the tenant the following month. But we will always maintain this $300 reserve as long as we manage your property. When we stop managing your property it will be paid out to you.
Who holds the security deposit:
We hold all tenant security deposits in our trust account. This is done to comply with regulations as determined by the Texas Real Estate Commission.
When the tenant moves out who does the security deposit return?
When a tenant moves out we will do a property check-out and we will complete the security deposit return process. We will withhold any funds from the tenant’s security deposit that are legally due and allowable. Texas state law is very clear on what things may NOT be charged to a tenant’s security deposit and all security deposit returns are completed to comply with state law.
Can I do my own property repairs or use my own vendors?
While a property is vacant, you are welcome to do whatever make-ready work you would like to do on your property. When a tenant is living in the property, we do need to screen who is accessing the property for the protection of the tenant-residents. Therefore we will use our pre-screened and pre-approved vendors. If you have a favorite vendor please give us their contact information – we are always looking to add new high quality vendors!
Can I use a home warranty company?
We strongly discourage the use of home warranty companies as they typically provide a poor experience and outcome.
Are you the best option for every real estate investor?
No. We are a relationship based property management business and we want to work with owner-clients who are looking for a full-service experience.
Can I negotiate or change the terms of the management agreement?
No. Our property management agreement is designed to give owner-clients maximum flexibility (it is a month-to-month term with NO termination fees or penalties). It is also designed to allow us serve our owner-clients with a consistent, high-quality, full-service management experience every time.
Can you help me buy or sell real estate?
Yes. We offer sales services exclusively to our owner-client group and we can help you buy another rental, or sell your current property when the time if right.
Testimonials
"
Fran was wonderful both buying my new home and selling my old one. She was always easy to get hold of for any concerns and showed professionalism and courtesy along with excellent knowledge of the real estate business. I have no reservations in recommending her to anyone buying or selling a home.
"
- Chris Nurre
"
Fran has the knowledge and experience required to navigate the sometimes complicated processes that come with real estate transactions. She answered my calls and emails, and promptly responded whenever I left a message. And when I had questions, she helped to identify different options so I could make informed decisions and find the best path forward. On my latest deal, she went above and beyond to make sure we had a smooth and on-time closing. And the best part, she's very friendly and easy to talk to. Highly recommended!! A+++
"
- Mark Jones (Investor)
"
Mrs Angela Shaver, she is an excellent realtor, and person. She went above and beyond in our case of, finding and buying our property. She didn't only do her job but she also did most of the selling agents job in order for things to go as smoothly as possible.
Thank you so much Angela,, For helping to making a dream come true .
"
- Renee Roberts
"
This team made my first time home buying experience so easy! Would definitely recommend. Now the hard part... packing!
"
- Jason G
"
If Where ask to do more transaction with you more,I will love doing it a million times because your assistance is greatly appreciated ,, thank you so Fran summer
"
- Terry Ekhose
"
Angela was always quick to respond! She went extra mile to do things to get house sold…I live over an hour away from house and she made it so easy with her being local!
"
- Kris Mobley
"
Fran was wonderful. She always either answered my calls or returned them almost immediately. She maintained a sense of calm and compassion and no question or problem was too small for her concern. Fund of knowledge was great and appeared to be an excellent realtor, whom I recommend without reservation.
"
- C.N.
The information being provided by Houston Association of REALTORS, Inc. is for the consumer's personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Any information relating to real estate for sale referenced on this web site comes from the Internet Data Exchange (IDX) program of the Houston Association of REALTORS, Inc. This web site may reference real estate listing(s) held by a brokerage firm other
