Property Management

Rent Collection
All rent is due on the first of each month and is considered late if received after the fourth. Rents not received in a timely manor will result in a personal contact by a PHM professional. Delinquent rent will result in legal proceedings unless payment arrangements have been secured. Rent collection is a number one priority.

Monthly Statements
Every transaction affecting your property is recorded and documented. All bills associated with your property will be paid when due during each month. A computerized monthly statement describing all activity for each month will be sent to you along with any monies owed after expenses. Monies can also be deposited directly into your bank account. Each month both a financial statement and bank reconciliation is provided to you.

Year End Statement
Prepared and sent at the end of each calendar year, this statement will categorize all income and expenses throughout the previous year. It will include the total income and a breakdown by category of the associated expenses. These statements are designed to simplify the year end tax preparation for you or your accountant.

Management Fees
Our monthly management fee is due and payable when the rent payment is received. It will be automatically deducted from your account at the time the rent is posted. However, since our job is to keep your property occupied, we will not deduct any management fee if your property is vacant and no money is being received.

Marketing

Advertising
At the time you sign a Property Management Agreement, you will be required to deposit funds to be used for advertising your property. All costs will be deducted from the deposit. Any other related expenses may be deducted from the first month rental income.

Our extensive marketing procedures will include any or all of the following marketing procedures in order to procure the best-qualified tenant in the least amount of time:

Pictures of your property will be posted on our web site.
Placing ads on various rental web sites with links to pictures on our web site.
Placing property on a Multiple Listing Service will expose your property to over 3,000 local licensed real estate agents.
Local Newspaper advertisements.
Rental Sign in front yard if authorized by owner.
Rental flyers distributed to businesses and real estate professionals

Our experienced leasing agents are available evenings, weekends and normal business hours to show your property to prospective tenants. We want good tenants as much as you do. We pride ourselves on the quality of the tenants we are able to secure for you.

Market Analysis
PHM will conduct a comprehensive market analysis prior to marketing your property in order to obtain the maximum rental amount with the least amount of days vacant.

Qualifying Prospective Tenants
Our thorough screening process which includes credit reports (including history of unlawful detainer and/or prior evictions), rental history with current and previous landlord, employment history and income verification will assure you that we have selected the most qualified tenant for your property. All tenants who sign on the lease will undergo credit screening.

Preparing a Lease
In order to properly secure your tenant, PHM will prepare a lease agreement that will include all the addendums and disclosures required by law. In addition we require the lessee to sign additional disclosures to protect you against lead based paint, mold and other potential liabilities.

Maintenance

Inspection Prior to Occupancy
A complete and detailed inspection of your property immediately prior to occupancy will accurately document the condition of your property prior to the tenant taking possession. This inspection will include digital pictures of the interior and exterior of your property.

Maintenance and Repairs
7 days a week, 24 hours a day your tenant will be able to reach a qualified employee of PHM who will quickly direct the proper vendor to your property for any maintenance or repair issues. PHM has compiled an extremely talented and dedicated group of vendors who will quickly respond and efficiently perform any work required for the proper maintenance or repair of your property at competitive prices.

Semi-Annual Inspections
Annually, or as needed, our professional staff will conduct a thorough inspection of your home. This inspection will include inspecting/changing or cleaning your furnace and A/C filter, checking all smoke detectors and documenting the condition of your property along with any maintenance issues. A detailed written report is available for you with any recommendations or observations. Digital pictures can be included upon request. We will coordinate any work only after your approval.

Exit Inspections
Once your tenant has vacated your property a detailed exit inspection will be performed. The condition of your property will be documented. Any damage by the tenant will be noted and digital pictures will be taken. Initial inspection and pictures will be referenced in order to properly disburse your tenant’s security deposit.

From here the process starts again. If major repair work is required, our qualified staff will procure estimates and coordinate any and all work required in order to maintain the highest standards of your property.