ARS Property Mgt Services

The monthly fees for the management of any property depends on 4 factors:

1. The location of the property

2. Services that the owner requests

3. Condition of the building, common areas and units

4. Tenant mix

Each month you will receive a management report between the 25^th and 30^th.

Each report will consist of:

1. A cover page

2. A year to date operating statement report

3. A tenant and cash disbursement report

All management reports are available online that you access with an email address and password that you create. Rent proceeds can be direct deposited into your account

OUR MISSION STATEMENT:

"Our ultimate goal is to provide a property investor, owner, or resident with the maximum value, cash flow, and services while still providing maximum habitability, functionality, and attractiveness in the marketplace. Whether someone is an owner, buyer, seller, or resident, each deserves as much.”

What Do The Fees Include?

NEW IN 2010!

*New and improved web site

*No charge for move in videos

*Add more available units to the MLS (no additional charge or leasing commission)

*Visit vacant properties on average once per month

*Visit/Inspect properties/units on average twice per year

*Additional letters and calls for non payment of rent prior to filing a landlord-tenant

action. (We still will file by the 15^th of any given month if necessary)

(*By allowing us to keep any late charge collected, we are able to provide the additional services without any increase fees)

1. Management

· Provide each tenant with name and phone numbers of site manager. Each tenant will receive a number so for emergencies. All maintenance calls will be handled through a central number and the requested repairs will then be assigned accordingly.

· Perform exterior inspections on a regular basis. (Emergency repairs will be made as quickly and efficiently as possible.)

· Visit each unit at least once a year. Any additional unit visits will be an additional cost. Additional visits can be for Housing approval inspections, city inspections, owner-requested walk through, etc.

· Mediate any tenant disputes and concerns.

· Prepare notices to tenants when necessary.

· Track move outs, complete move out inspections and work orders (Videos will be done for most move ins at an additional cost) Inspect any vacant units and take all steps necessary to prepare for re-leasing. Property owner will be informed of the condition of the unit if owner requests it. All repairs, improvements and cleaning will not commence without prior approval by owner

· Collect tenant rents and transfer to property owner monthly.

· Pay all utilities, taxes and other expenses on behalf of the owner.

· Maintain a separate account for all income and expenses and security deposits

· Provide property owner with a monthly report on property related activity.

· Substantiate expenses with paid receipts and invoices.

· Maintain a separate computer and paper file on property activity.

· Maintain current tenant files and past tenant files using a combination of databases and paper files.

· Provide property owner with an open line of communication with the company staff.

2. Leasing Commission

· Advertise and show any units that become available. Marketing will consist of a variety of marketing strategies such as multiple listing services, web site, social networking sites (i.e.: Craig’s List), newspapers, sign on the unit/property, community distributed flyers, phone calls, networking, etc. For properties with on site management: the use of tenant referrals, special promotions, etc.

· Qualify any prospective tenants based on a 6 point qualification process.

· Prepare new tenant leases and review with tenant. Lease renewals will also be done when necessary.

· Inspect unit with tenant prior to move in and when moving out. Move In and Move Out inspections will be in writing. (Videos will be done for most move ins at an additional cost)

3. Capital Improvements

· Competitive bidding for major projects or improvements. (If bids are needed for a capital improvements project, you will need to supply us with at least 2 firms for bids. We’ll get the bids and the you can then decide on which to accept.)

4. Landlord/Tenant Actions

· Prepare and file Landlord-Tenant complaint notices with local magistrate.

· Attend hearings on the magistrate level and plead property owner’s case.

· File an Order for Possession if necessary.

· Meet with the Constable at designated eviction date and complete eviction

5. Maintenance, Repairs and Improvements

· Most of the maintenance and repairs are done on a sub-contracted basis. From a simple leaky faucet to a complete building rehab, we can get sub-contractors at a reasonable price with a quick turnaround. Service calls, fire restoration, clean-outs, Section 8 requirements, commercial and residential rehabs and interior/exterior painting are a few of the services you may need. At your disposal is a team of skilled sub-contractors that can provide a variety of services. No matter what condition the unit is in, we can find the people to do the work. The costs for these types of jobs depend on the extent of the work involved.

The services listed above are available for both on site and off site accounts

Off-Site Management

This type of property management is geared toward 1-50 units which we call scattered sites. You get most of the benefits of an on site manager without the expense, payroll and tax cost of an on-site office and manager.

On Site Management

This type of property management is geared towards 51+ total number of units. You get a manager/leasing agent that is on-site and is available a certain # of hours per week in an on-site office provided by the owner. Number of hours depends on total number of units and owner’s preferences. For properties consisting of 51+ total units, it may be beneficial to have an on-site maintenance person with a site manager/leasing agent. We provide the staff training and supervision. Most of the on-site manager responsibilities and activities (i.e.; vacancy makeovers, maintenance staff/contract service supervision, tenant relation, rent collections) which involve an expenditure or collection of money will not require owner’s pre-approval. Financial position of the property will be evaluated on a regular basis and line-item expenditures will be available for review by the owner at any time. Monthly reports will also be provided to the owner detailing the property activity during the previous month.