| Property Management Services and Fees We are a progressive, proactive property management company. We are not just a mail drop for your rent check. We know you have choices when it comes to who manages your rental property and we know many owners have small margins of error (if any). You will find our services far outweigh our fees. We are also confident our services, fees and dedication to your property will out compete the competition. Following are brief descriptions of our standard services and fees. This is not an all-inclusive list. If your management needs include something not listed here, please contact us for a custom management program. Market analysis - An accurate and thorough market analysis is one of the biggest steps in making and keeping your rental property as profitable as possible. We go to great lengths to get as much information as we can. We locate comparable properties that are currently available or have leased in the last few months. We drive by those leased and will do walk-thrus on those currently available. Some companies do not physically view comparable properties causing gross errors in under pricing (loss of income) or over pricing, causing a property to be on the market longer than necessary with the price eventually being lowered anyway (again, loss of income). Recommendations - With an accurate market analysis and knowledge of comparables, we will recommend an informed opinion of rental rate. We will also make objective recommendations about things that may be needed to help bring the property condition up to full market value. There are many little, relatively inexpensive things that can often be done to a property to make it more attractive and lease more quickly to prospective renters. Attract qualified tenants - We will advertise your property extensively on the Internet, in the Multiple Listing Service (MLS), in the local newspaper and/or applicable neighborhood papers if necessary, put flyers out in addition to putting signs in the yard or window. We also have an association with over 100 Property Locator's who we fax and/or email updated lists of available properties to. We have found these locator's to be an excellent source of referrals. We do not place ads, put your property in the newspaper and wait for the phone to ring, we aggressively pursue qualified tenants. In an effort to maximize your property's exposure, showings and get it leased as quickly as possible, we offer cooperating Broker's a commission if they bring us a qualified tenant. If offering a commission gets you a tenant 2 weeks sooner, our lease fee just saved you money. To help cooperating agents "sell" their prospect on your property, when an agent calls to ask about or schedule a showing of your property, we fax that agent an info sheet. The info sheet is designed to not only inform the prospect about your property, but the agent as well. If that prospect is not interested, the next call to the agent may be someone perfect for your property. We find the info sheet helps the agent make a professional, smooth, well informed presentation of your property. Being easy to contact, work with, helpful and giving good compensation to cooperating agents, we effectively multiply the agents willing, and wanting, to show your property. Show your property - All properties leased through us will be shown 7 days a week by licensed Realtors familiar with the Texas leasing laws. We track all showings and get opinions from people that have seen your property in order to make any necessary adjustments quickly. We will submit a progress report to you by email as often as you like. We begin marketing and showing occupied properties during the last 30 days of occupancy, after receiving 30 days notice from the current tenant. 30 day notices must be received in our office by the 1st of the month. Your property will be fully on the market and we will be trying to find you a new tenant by the 2nd. Again, there will be minimal lag time getting your property online and "for rent". Having good tenant relations, aggressive marketing and by using key-boxes, often we can have your property leased and a new tenant ready to move in a few days after the old tenant moves out. Exceptions to this would be extensive repairs or complete paints. Evaluate tenants - Once a prospective tenant is located, we do a thorough background check. Our background check will include, but not be limited to, rental, credit, employment and criminal histories. We use an outside agency (Tenant Tracker) to run a credit, eviction and criminal history check. We call current and previous landlords and current and previous employers ourselves. We are trained to ask questions and look for inconsistencies that may indicate problem tenants. Deposits - Our recommended property deposit amount is equal to a month's rent. It is a deposit and is not used as the last month's rent. Pet deposits, if applicable, are $300 for one pet and $150 for each additional pet. As owner, you reserve the right to decline having pets in your property or require more/less deposit money. Remember, that 65% of tenants have pets and by NOT allowing pets may cause your property to be on the market longer than normal. We hold deposit monies in an escrow account subject to auditing by the Texas Real Estate Commission. Lease and other documents - Once a tenant has been accepted, they meet in person with one of our representatives and go over the promulgated Texas Association of Realtors lease and other pertinent documents. The lease and other documents are thoroughly explained before signing. All documents are in duplicate with one copy going to the tenant and one staying in our file. Move-in inspections - We will do a complete inspection of your property before a new tenant moves in (the day of move-in with tenant present when possible). The inspection is documented on a check sheet the tenant and representative sign to show agreement and acceptance of the properties' condition upon move-in. We also take digital photographs with a date stamped camera to further document condition. The pictures are kept on file. Photos of the outside of your property will be emailed to you on request so you know that your property is being properly taken care of and the yard maintained by the current tenant. Maintain good tenant relations - As a business it is often easier for us to be objective, courteous and professional when dealing with tenants, especially during a dispute. Collect rents and other fees (including late fees) - Rents and other applicable charges are due in our office by 11:59 pm on the 3rd of each month. Our tenants may pay us directly by check or pay online at www.mayfield-dewolfproperties.com/payrent. html by using an E-Check. If rent has not been paid, we post a reminder notice at the property on the fourth and contact the resident. Late charges begin accruing on the fourth. When necessary, we will handle all eviction proceedings as agent on your behalf. Evictions will be filled by the 15th of the month. Physically posting late residents on the 4th also gives us a head start getting your property on the market and finding a replacement if they have skipped. Your property will be back on the market before some companies start charging late fees. Maintenance - We will arrange maintenance and supervise the upkeep and repairs of buildings, grounds, equipment, etc. as needed. Maintenance needs are handled the same day when possible. We are available 24 hours a day, 7 days a week, for emergency maintenance. You will be notified of any repair exceeding $300 if it is not an emergency. We do not believe in or have a "preferred vendor" program and we make no money from our vendors. You will receive a copy of each invoice with the exact amount we paid the vendor. The only loyalty we have to our vendors is quality work at good prices. Our vendors know we are always looking and if we can get quality work for less, we will. 6 month inspections - Very important. We physically walk through the property (not just a drive-by). We check the smoke alarm (batteries seem to prefer living in toys), locks, air filters, etc., confirm the property is being well maintained and that the lease contract is being honored. Often times tenants overlook, don’t want to bother us or don’t care about small maintenance problems (leaks under sinks, loose tiles indicating water getting into the wall, etc.) that can turn into major problems. This is a scheduled visit and is not to catch "bad" tenants, but to help people be better tenants and discourage abuse of your property. By discovering maintenance or property abuse problems early, we can often save hundreds, or thousands, of dollars and get your property back on track more easily. Renewals - At the end of a lease we will do another market analysis to help determine the current market rate. With approval from you we will re-negotiate a new lease with a current tenant. Move-out inspections - When a tenant moves out of your property we do another thorough inspection with a date stamped camera to help document and evaluate the deposit to be returned. These photographs are also kept on file and if you would like copies of the check sheet or pictures, they will be provided to you. Accounting - Along with your monthly rent checks, which can be Direct Deposited into your bank account, we include a computer generated itemized statement showing income and expenses. At the end of the year we will also send you a 1099 tax form to help you in preparing your tax statement. Database about your property - As part of our market analysis, we take measurements of each room. We then enter the information into our data base with other information regarding your property. When a prospective tenant inquires as to how big the master bedroom or living room is -- we'll be able to give them accurate information to help them decide if their furniture will fit. This can also be helpful in some marketing situations, it is also used to illustrate where and what problems your property may have and is helpful when getting bids, etc . Two things often asked by prospective renters are: "What remains with the property (stove, fridge, washer, dryer, heaters, window units, ceiling fans, etc.)?" and "What/where are the neighborhood schools?" When asked, since this information has been included with your property info, we can access it with a click of a mouse. No hesitations, no "I'll have to get back to you" and no "You'll have to look it up" (translation: I don't know enough or care enough about you or the property to have done my homework). A customized information sheet about your property is available to be faxed to prospective tenants and is faxed to cooperating agents as a matter of routine. Such things as remaining ceiling fans, window units, heaters, fridges, etc. may seem small on the surface. However, to a tenant that was shown an occupied property, signed a lease, was not told the fridge didn't stay with the property, and has a moving truck in the driveway, it's not a small matter at all. Sales -- When it comes time for you to sell your investment property and "cash-out", we'll be happy to list your property on the Multiple Listing Service (MLS) and market your property to get it sold as quickly as possible. We have also designed this website to be a useful resource for both owners and tenants. Not only can people learn what to expect from us but can also access information about a properties availability through our Featured Property page. Fees - Call us today for your no obligation rate quote? |
| Nothing costs you more than a vacancy! Why endure the hassle? Call today and let us show you how Mayfield-DeWolf & Associates Property Management can save you time, hassles and money. 512-248-0022 Fax: 866-339-3064 |
| Mayfield-DeWolf & Associates Property Management & Sales 512-248-0022 |
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| Brokerage by Bryan Tindall 6850 Austin Center Blvd Austin, TX 78731 Phone: (512) 372-8700 A division of Crown Realty |