Our Property Management Services

List of Services

• Maintenance:

  Our online integrated accounting and maintenance program, “AppFolio”, keeps detailed track of all maintenance performed on the building and in individual units, including vacancies. This web-based system allows us to easily create work orders, locate tenant and vendor contact information, and upload photos, from the field, ensuring that we are never out of reach.

  We have an extensive list of professional handymen, plumbers, electricians, roofers, painters, carpet cleaners, common area maintenance cleaning companies, available at competitive property management prices. We have maintained close working relationships with a number of our vendors for many years.

• Bookkeeping:

  AppFolio also provides Owner-accessible state-of-the-art computer-generated statements, including Profit and Loss, current Rent Roll, General Ledger & Cash Flow. Statements are sent on a monthly basis.. Logging all rent checks, deposits, and bank account reconciliation, are basic duties offered by the accounting department. Initial disbursements and reports are generated and e-mailed the following business month from commencement of contract. Payment of mortgage, property tax and insurance is also offered. If copies of operating and or maintenance invoices are required, an additional monthly fee may be assessed.

• Operations:

  Open communication is maintained with all clients. Standard services include: Ongoing evaluations of properties, along with needed preventative maintenance; return of Security Deposit within legal deadline; chargeback of invoices to tenants (plumbing, electrical, flooring and so on) when due to tenant negligence; official Housing Department projects and inspections; We also offer conclusive assessment of all estimates received for large scale work needed (professional fee applies) and a follow-up presentation to the owner for final approval.

• Tenant Relations:

  Yearly rent increases. Negotiation of lease renewals (fee applies). No fault evictions for Owner-Occupancy Relocation; uncontested evictions. (Fees apply for contested evictions.) 3 Day Notices to Pay Rent or Quit. 3 Day Notices to Perform or Quit for lease violations. Tenant follow-up and correspondence regarding complaints. Communication with local police stations and Senior lead officers. Notices to Enter. Coordination of Special Projects (fees may apply). “Capital Improvement” Applications and follow-through (fees apply). Set up and follow-through of tenant payment plans, when needed.

• Leasing:

  We utilize multiple marketing venues to properly expose all vacancies to the rental market. We offer prompt response to vacancy queries and follow up with perspective tenants. A full review of prior tenancy, verification of employment and assessment of credit check are completed prior to approving an applicant. Lease signing includes a detailed description of tenant obligations, outline of security deposit refund, rules and regulations, mold addendum, Meghan’s Law and lead based paint addendum. (Fee may apply, depending on contract.) We also schedule appointments to view upcoming vacancies, to further assist in a rapid “turnaround”.

• Unit Vacancy and Preparation:

  Upon receiving a 30 Day Notice to Vacate, the legally required pre-move-out package is delivered to the tenant, scheduling a pre-move out inspection. The unit is listed for pre-vacancy leasing exposure. Final property condition assessment and documentation is performed at move-out. A lockbox is set for vendor and potential tenant access. Our Area Supervisor schedules all necessary painting, handyman repairs, flooring and negotiated upgrades. Pre- & post-move-out inspections are scheduled with the tenant. (Fee may apply, depending on contract)

• Property Inspections & Periodic Maintenance:

  Bi-annual property inspections for general building condition. Smoke detector inspections (contractor fee applies); Mainline Maintenance, Tree Trimming, Roof Inspections, Gutter Cleanout. Fire extinguisher refill and maintenance. Fire System inspections and certifications. Elevator certifications. Pool maintenance and repairs, as needed.

• Large Scale or Special Projects: ($150 estimate fee):

  Comprehensive estimates for projects, including but not limited to: roof-replacement, complete or partial plumbing re-pipe, termite tenting, main water or sewer line replacement, and unit conversions. We offer negotiation with regard to extensive fire, mold or water damage.

• Collections:

  Each month tenants receive phone calls and letters for delinquent balances. We negotiate payment plans to avoid the unlawful detainer process. Our tenant relations department keeps extensive notes on evictions and items related to tenant issues. In the case of a contested eviction, HMG’s first appearance is included. If a tenant has moved and a balance remains on account after Security Deposit Detail has been calculated, the account is turned over to a professional collection agency, with a fee break-down of 40/40/20.

In this section

• Overview
• Management Services
• Our Technology
• HOA Dues
• Owner Statements

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