Property Management
Our Mission is to provide comprehensive property management services on a customized and personal level. Whatever your needs are, we can help.
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Property Management Services
Below is a list of services you can expect from us on a monthly basis, recurring basis and as-needed services tailored to your property. Prior to entering into a management contract we will discuss the value of your unit(s) and assess what the monthly rent could be, or how to increase it, and any pre-rental maintenance or updates you can do to increase the value. We are here to answer all the questions you have and want to make sure you think we are the best property management company for you!
01.
Initial Review
- Pre-Rental Maintenance; painting, cleaning, minor repairs
- Secure a qualified tenant
- Help review and establish a budget
02.
Ongoing & As Needed
- Collect the rents, pay any invoices associated with the property, provide you with a detailed monthly financial statement
- Common area inspections or exterior drive-by’s to check on condition of property regularly
- Fulfill regular maintenance requests and handle unexpected emergencies
03.
Ongoing & As Needed
- Lease renewals and re-rental of the premises
- Security deposit procedures – how to place it in an interest-bearing escrow account
- Major renovations, upgrades & updates, and other capital improvements
FIRST STEPS: PRE-RENTAL
Prepare the property and balance the budget
PRE-RENTAL MAINTENANCE
- We strongly believe that you should turn the property over to the tenants at the beginning of the lease in the condition that you want it returned in when they leave. We provide the Tenants with a detailed Apartment Condition Statement (required under MGL) and verbally review expectations. We thoroughly document the property’s current condition with detailed photos.
- Coordinate cleaning, painting, and maintenance, as needed
- Correct any safety issues that may expose you to risk
TENANT PLACEMENT
- Advertise the property for rent on all the major websites, including exclusive broker-only sites
- Secure a qualified tenant by verifying all references, income, and credit (hard pull via TransUnion)
- Draft the lease and sign with tenants electronically; add all required addendums or property-specific provisions
- If condo: work with HOA to provide a copy of the lease & all required docs
BUDGET ANALYSIS
- Maximize your income by carefully analyzing your monthly cashflow. This may involve increasing rents to fair market value, seeing what expenses you can cut down on, and more.
- Budget analysis takes into consideration the type of property you own, year built, number of tenants/units, and potential risks.
- Create a maintenance plan based on all the factors above and incorporate preventative maintenance to avoid large expenses.
RECURRING MONTHLY SERVICES
RENT COLLECTION
- Monthly rent collection via ACH or in-person bank deposits to ensure a timely monthly payment
- Pursue delinquencies accordingly
ACCOUNTS PAYABLE
- Pay recurring bills associated with the property; common electric, water/sewer, mortgage, HOA fee, etc.
- Pay other accounts for any services rendered for the month, such as a handyman.
MONTHLY STATEMENTS
- Prepare a detailed monthly financial statement that breaks down the gross income, net income, expenses, and accounts payable.
- Include detailed notes regarding property visits, HOA notices, lease renewal status, and anything else pertinent.
PROPERTY MAINTENANCE SERVICES
REGULAR PROPERTY MAINTENANCE
- Handle tenant maintenance requests
- Preventative maintenance; establish pest mitigation plans, annual boiler cleaning, HVAC system service
- Lawn care and snow removal coordination
CAPITAL IMPROVEMENTS
- Obtain several quotes to ensure the best price for large projects
- Supervise all projects and provide you with photo updates via email or text
- Ensure contractors have licenses, insurance, and pull permits
Properties We Manage
Single Family
Managing a single family home requires a special set of skills and knowledge. The rules and obligations for both the tenant and landlord are different when renting a single family. We also use a lease that is specific to SF homes. It is important to consider your long-term and short-term goals; do you want to return to your house in a year or is this a long-term investment? We will advise you on what services you are and are not obligated to provide, what bills and expenses you do not have to include in the rent, and more.
Multi-Family
When managing a multi-family home it is important to stay on top of it all– we inspect the common areas, the exterior, enforce parking rules and everything in between. We will work closely with you to identify the unique needs of your property and what we can do to satisfy them.
Small Buildings
Small buildings require a management team that understands the nuances of building management. We have bi-lingual repairpeople to ensure all the needs of every resident are met. We will regularly assess and compare prices for trash removal, cleaning services, pest mitigation, snow removal and landscaping. We can use modern app-based systems to enforce parking, handle lock-outs, obtain maintenance requests, and collect rents.
Framingham Condos
Small buildings require a management team that understands the nuances of building management. We have bi-lingual repairpeople to ensure all the needs of every resident are met. We will regularly assess and compare prices for trash removal, cleaning services, pest mitigation, snow removal and landscaping. We can use modern app-based systems to enforce parking, handle lock-outs, obtain maintenance requests, and collect rents.
Ashland Condos
We have relationships with the property managers at Brigs and FSR which helps us facilitate maintenance requests, the nuances of neighborly interactions, enforcement of all rules & regs, and everything in between. We have a comprehensive understanding of each HOA’s rules and enforce tenant compliance. We will provide the HOA management with all required paperwork and act as the point person between Owner – HOA – Tenant.
We currently manage Townhouses in VOTP, Starlight, America Blvd HOA’s, Spyglass Hill, Ledgemere & more.
Natick Condos
We manage several condos in Natick Village, Natick Green, and Deerfield Forest. Did you know each of the HOA’s has a separate management company and different rules & regs? We work with each office to provide them with the required documents and ensure tenant compliance of rules & regs.