RESIDENT RELATIONS:

• •Advertising:  We advertise your property's availability and features using yard signs, Internet, newspapers, networking and word of mouth.
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  •Leasing:  All applicants are required to fill out an application and are subject to a credit check, previous landlord reference, employment reference and personal reference.  Once an applicant has been approved, an appointment is made to review and sign the lease with the resident.  At that time, a move-in inspection is done with the resident to document property condition prior to move-in.
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  •Rent Collection:  All rent is due on the first of the month and is considered late after the 3rd of the month, at which time the resident is assessed a late fee.  If rent is still not paid, a final notice is given followed by legal action against the tenant on behalf of the Owner.  Collection of rents is one of our most important duties regarding the management of your property.
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  •Lease Renewals:  We negotiate lease renewals prior to expiration, which may include a rent increase.

MAINTENANCE:

• •Preventative Maintenance:  Quarterly inspections of all properties are done to inspect smoke detectors, furnaces/air conditioners, overall condition of units and appearance of landscaping and grounds at no charge to the Owner.
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  •Routine Maintenance:  We are capable of handling all routine repairs and maintenance.  If we are unable to repair the problem, we will hire a reputable contractor.  For major repairs, we will obtain three estimates and notify Owner of options and obtain approval.  The dollar amount of repairs that need approval is set in the management contract and vary by Owner.
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  •Emergency Maintenance:  We are on call 24 hours a day, 7 days a week.
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  •Contractural Services:  We set up Landlord agreements with all utility companies, garbage service, cleaning service, lawn care/snow removal contractors, etc. and maintain communication with these providers.

FINANCIAL SERVICES:

• •Accounting:  Services vary according to the Owner's wishes.  We offer full accounting services, including rent collections and disbursements.  We also keep a trust account for all security deposits to be held as required by state regulations.
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  •Financial Statements:  Our computerized software keeps every transaction in detail on a monthly basis.  Financial reports are provided monthly and when requested by Owner.  All work orders and receipts are kept on file throughout the year.

FEES:

• •Management Fees:  Our management fees vary according to the services desired.  Because our job is to keep your properties occupied, we will not charge a management fee when the unit is vacant.
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  •Leasing Commissions:  A leasing commission of one-half of the first month's rent is charged for every one-year lease signed.
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  •Maintenance Charges:  Our rate is a flat fee of $30 per hour.  We do not charge any additional service fees or after-hours fees.