PROPERTY PREPARATION, REPAIRS & MAINTENANCE:
When VanEstates takes on a property to manage, we start with interior & exterior inspections. We then provide recommendations and scheduling of maintenance with your approval. Timely and competent maintenance is the key to protecting your investment. Our goal is to provide you with this important service at a reasonable price using only qualified personal. All repair and maintenance services are performed by independent, outside vendors and contractors, not by company employees. Each has been selected because of their ability to provide the best possible service at the best price.
Routine repair and maintenance will be performed as needed and will be based on urgency and importance. For any major job, we usually obtain written estimates from three different companies, notify you, and obtain your approval before we proceed.
We ensure the quality of the work performed by making spot checks and follow-up inspections. You are further protected because each job is fully documented in writing and supported with receipts.
VENDOR LIAISON:
Bid & inspection of all vendors to ensure the best price, quality, and service. It’s our job to ensure that your property stays in top condition, so we’ll make periodic visits to check that everything’s in good order. We answer our phones 24 hours a day (weekends and holidays included) to ensure that emergencies are handled quickly.
PROFESSIONAL MARKETING:
We utilize various print media sources, (Press Enterprise, bulletin board services, Tenant & Relocation referrals and hundreds of Internet sources, etc.
VanEstates Property Management Inc. will place a professional yard sign(s) in the yard of your rental property. Flyers are also distributed in the neighborhood. Almost twenty percent of our inquiries come from these yard signs & flyers.
We actively market in local newspapers. We have found that prospective tenants will carry the newspaper with them all week when looking for homes. The newspaper advertising cost, are passed on to the property owner.
Our advertising does not stop there. We are also very active and aggressive in our Internet marketing. In today’s competitive market, we find many of our renters are more comfortable with computers than newspapers and we actively cater to that segment. VanEstates Property Management networks with hundreds of web sources and that helps keep us at the top of the search engines. Internet marketing cost is a part of the service from VanEstates Property Management.
Naturally, we also market to local government, corporations, and relocation departments. If tenants don’t see your property, they won’t know that it is available- so we make sure that they do!
ACCURATE MARKET PRICING:
To get the right price for your home rental, we combine the experience of over 30 years in the southern California market and home leases with extensive analysis and market research. We ensure that we maximize your return while making sure that the rent is competitive.
TENANT SCREENING & SELECTION:
Verification of all tenant information, obtain up-to-date credit and eviction reports. Tenant selection is done with each owner’s input.
The screening process includes running a credit report on individuals and a joint credit report on married couples. VanEstates Property Management uses a credit-reporting agency that will utilize the major credit bureau to conduct this process.
In Property Management we will contact the applicant’s previous landlords and obtain references as to the applicant’s payment history, late payment, damages, pet history and other related factors that pertain to tenancy.
A criminal background report is generated to alert the investor as to the nature of any prospective tenant.
VanEstates Property Management will contact the applicant’s present and previous employers to obtain references for employment dates and salary. An applicant’s current income should be at least three times the rental amount.
If VanEstates Property Management proposes an applicant who has had any substantial credit problems they will be required to; make advance rent payments; double the deposit; or obtain a credit worthy co-signer.
For additional protection, appropriate security deposits are always collected upon approval of a prospective tenant. Amount of deposits are based on the monthly rental rate and the creditworthiness of the tenant.
Applicants with pets are required to complete a pet questionnaire and pay an additional pet deposit and a administrative fee, if the owner approves a pet.
All deposits are maintained in a trust checking account as required by state regulations until they are either refunded to the tenant upon the successful checkout inspection or are forfeited to cover damages caused by lease violations.
TENANT OBLIGATIONS:
Walk thru inspection where the property is photographed, overall coverage of Lease/Rental Contract, rules & regulations, tenant responsibilities, etc. See Tenant Services
RENT/LEASE COLLECTIONS:
All rent is due on the 1st of each month and is considered late if received after the 3rd of the month. Late notices are sent on the 4th and 5th of the month. Should a tenant become habitually late we will consult with the Owner & tenant and should the tenant not make immediate progress with rent payments then begin eviction proceedings, with the preparation & service of the Summons & complaint, Unlawful Detainer, to court appearances & eviction.
We feel that the collection of rent is one of our most important functions of managing your property. Self-addressed envelopes are provided to the tenant for ease in making payments.
MONTHLY ACCOUNTING:
The VanEstates Property Management computerized system provides you with Month to Date, Year to Date and Itemized Transaction report, along with all original Work Orders and Receipts.
Every transaction affecting your account balance is recorded and explained in detail. Our computerized accounting system enables you to see exactly what has transpired with your property on a monthly basis.
Original receipts and work orders are mailed to you with your monthly reports. Copies of all work orders and receipts are kept on file throughout the year. We will be happy to provide duplicate copies of this information at the end of the year to help you with your tax preparations.
In addition to the monthly statements we also provide a complete account summary at the end of the year. This shows you each accounting transaction posted on your property during the year: i.e. total rent received, total mortgage payments made, total maintenance expenses, etc. These statements are specially designed to simplify the year-end tax preparation job for you or your accountant
INSPECTIONS & REVIEW:
Interior and exterior property inspections and annual rent reviews.
Our main job is to protect your investment property. We make frequent drive-by inspection tours of your property.
The owner may request an annual, two or three year home inspection report. The home inspection report is the same type of report that is performed at the time VanEstates Property Management first started managing the property.
Tenants are always notified in writing of pending property inspections. Inspections are conducted with the tenant present, using the property condition report that was executed by the tenant upon move-in. We compare for discrepancies, missing items, and any damage. At the same time we also check for preventive maintenance items.
OWNER / TENANT RELATIONS:
Maintain good cooperative relationships with owners & tenants alike, to ensure the positive operation of the property. Prompt response and follow-up to all questions, concerns or complaints, with a 24-hour emergency telephone service.
COMPETITIVE FEES:
Utilizing a comprehensive all inclusive fee system we eliminate all extra fee and charges for everyday management. Our monthly management fee is payable when the rent payment is received. We are performance based; the management fees are automatically deducted from your account at the time the rent payment is posted.