979-764-2500

1. We first determine the rental rate for the property by completing a rental analysis.
   

   This process takes into consideration the value given to similar properties, scarcity, amenities and the location of the property, likewise each property is usually walked to fully examine the status of each of these factors.
2. Each vacant property is then listed on the Multiple Rental Listing Service and advertised in the Eagle.
   

   Properties are marked for rent as soon as a tenant provides the mandatory 60-90 day notice to vacate.
3. We encourage tenant retention to reduce the overall operating budget and owner incurred expenses like: rent loss, make-ready costs, and leasing commission.
   

   All tenants are contacted 30-45 days before their lease expires and encouraged to renew.
4. Each tenant is carefully screened before being allowed to lease a property.
   

   All Texas Association of Realtors (TAR) lease forms and rental application are used and the information from these forms are used to obtain a credit rating. Likewise, a rental verification is completed by contacting the last 2 landlords to gain information on: payment history, condition of the property at move-out, and the extent to which lease term was fulfilled. Only after this information is reviewed can the lease be approved.
5. Investors receive a monthly income and expense statement, itemizing these values per unit.
   
6. Rent is due the first day of each month (there is no grace period).
   

   If payment has not been received by the 3^rd, tenants will be called giving notice that they have 24 hours to pay their rent. On the 8^th day of no payment a rental reminder will be left at the unit. By the 10^th day of no payment, a letter prior to eviction is delivered to the property, and rarely but if needed a landlord lien and/or filing of eviction are completed.
7. The property manager inspects each property within 48 hours of a tenant vacating.
   

   He then reviews the make-ready costs with the owner. We do receive very competitive pricing for this work due to the large volume of properties we manage. The property manager then completes another walk through of the property one the work has been finished, to ensure that everything has been completed and completed well. Additional inspections can be completed at the investors request.
8. The maintenance coordinator fields all requests made by residents, these calls are screened to eliminate frivolous charges.
   

   If the cost of the repair is less than $250, then a work order is prepared and the repair is completed. Any maintenance needs greater than $250 will be bid out and presented to the owner for approval. Likewise, we also have a 24-hour emergency maintenance number available to all of the residents.