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Thank you for visiting our web site. If you are looking for a Professional Property Manager, you are in the right place. We manage residential properties for Keller Williams Realty Boerne. We service Boerne – Comfort – and Northwestern Bexar County. Thank you for considering us as your Property Manager. Below are several questions and information about how our service works. We look forward to working with you. Please give us a call with any additional questions you may have. Thanks again.
Frequently Asked Questions – How it Works
Q: Why should I use a professional Property Manager?
One of the most important aspects of owning a rental property is securing a good quality tenant. This is easier said than done. We have many years of experience screening tenants. It is very rare that we must evict a tenant that we approved. Look at it this way – we evict BEFORE they move in. The application process is critical in approving the right tenant for your rental home. Another reason to hire a professional Property Manager is for handling the repairs and maintenance issues that are sure to arise. We take the stress off of you when it comes to repairs and maintenance. Many repair calls are unexpected and very inconvenient. We have reliable contractors who have worked with us for years, handling simple to complex repairs in a timely manner and a fair price. Also, as an individual Landlord, it would be hard for you to stay on top of all the ever-changing laws – rules and regulations and the Texas Property Code that apply when you are a rental property owner. Another point to consider – we provide insulation. We insulate the owner from issues they are not equipped to deal with.
Q: How many years of experience do you have? David has been in the real estate business for many years – receiving his real estate license in 1978 and his broker’s license in 1981. David has been buying – selling – leasing and managing residential rental property most of that time. He also holds five Designations from the National/Texas Association of Realtors. The Accredited Buyer’s Representative (ABR), the Certified Real Estate Brokerage Manager (CRB) and the Certified Residential Specialist (CRS), the Texas Residential Leasing Specialist (TRLS), and the Texas Residential Property Manager (TRPM). David is also a certified instructor for the Texas Real Estate Commission.
Q: To which professional organizations do you belong?
NARPM – (National Association of Residential Property Managers)
NAR – (National Association of Realtors)
TAR – (Texas Association of Realtors)
SABOR – (San Antonio Board of Realtors)
Q: How big is your Property Management company? We are a small company, managing about 100 single family homes and duplexes. David and his wife are 100% of the staff so you get personal service. In selecting a property management company, you will find companies of various sizes, some manage hundreds, even thousands of homes with a large staff. Also, you will find National brands with operations that are not even in Texas. Our business model is small by design. We are local, and very “hands on”. We believe you receive better service as a result.
Q: Why is Smaller Better? You get “One on One” service. If you need something – have a question or concern, you call and get David or Tammy. If you hire us, we will get to know your property – probably better than you do. With a large company you can get lost in the shuffle. You may be one of hundreds – even thousands of clients in a sea of houses. Your experience with us will be radically different than that. Many of these large firms allow tenants into your home unescorted with a lockbox code. With us, you have local folks who have been buying, selling, leasing and managing homes in and around Boerne for many years.
Q: Do you also provide Sales Services? – I may want to Sell instead of Lease. Property Management is not a sideline to us – it’s all we do. It is a very specialized area of real estate. We are completely focused on our Property Management Business and do not want any distractions. So – no, we do not take sales listings. BUT – David is an Associate Broker with Keller Williams Realty and has a sales agent that handles all of his referrals. We can help you sell your home if that is what you decide to do. Many who contact us about property management are trying to decide between keeping the home as a rental or selling. We are happy to walk you through all of the factors to consider and the pros and cons of each.
Q: I Don’t Actually Own an Investment Property Yet – Can you help me buy one? Yes, we will refer you to our fellow Keller Williams sales agent and work closely together to get you the right investment property. We know what to look for when it comes to rental properties.
Q: Do you own and Invest in Rental Property Yourselves? Yes, David & Tammy have been buying – selling – and managing their own rental properties for many years. We will manage your property the same way we manage ours. We won’t put a tenant in your house that we would not put in our house. We won’t spend money on your house we would not spend on ours. We will run it like we own it.
Q: What is your Property Management philosophy? The reason to hire a Property Manager is so you don’t have to manage the property – Right? You are not looking for a “Co-Manager” and neither are we. We offer Full-Service Property Management and we must be free to run the property without the owner being involved in day to day details. Obviously, we will keep you informed in matters that have a significant impact on your bottom line. We will not bother you with all the mundane details or updates. You hire us to do a job. We ask that you trust us and let us do so.
We will let you know if there is a repair or issue that will have a negative or significant impact on your monthly cash flow. An example would be the water heater goes out or the AC unit isn’t working. Please understand – repairs must be made a quickly as possible, especially water related & HVAC repairs. Another example would be if your tenant gives their notice to vacate. This means turnover costs and make ready. We want you to be prepared. We will notify you of any repair that is projected to run over $500.00.
Q: What areas do you cover? Our primary focus is in and around Boerne. We manage properties in Comfort – Fair Oaks Ranch and Northwestern Bexar County. We like to be within a 30 to 40-minute drive from our properties.
Q: How do you determine market rent value? We know our market areas and can usually determine price quickly. Location – size and condition have impact on the price. Also – time of year is a factor. The other important factor is how much competition we have at any given time. It’s very important to price it right from the beginning. It is not wise to over-price a home. We believe in CASH FLOW. Holding out for a few dollars more in rent can cost you in the long run. We are better off to take a little less rent and move the property faster. The market is talking all the time. It will tell us where to price the property.
Q: Do you allow pets in the property? Its nice to get a rental call from someone that does not have pets. But the reality is that most people have a pet. If you want a No Pet policy at your property, we are happy to market the home that way. Please be aware that you are eliminating a large part of your market. You can review our Pet Policy at Boerne.PetScreening.com
Q: Do you allow smoking in our rental home? No. Every lease has a “No Smoking” clause.
Q: How do you Screen and Qualify Prospective Renters? Our Resident Qualifying Criteria is very strict. We are not looking for perfect people. If we were, we would not rent to anyone. We are looking for stable. We do a criminal background check – employment verification – income verification – rental history – credit check and credit score. You can review our Resident Qualifying Criteria – Online Application Link. There is a great deal that goes into our qualifying process. This will let you know our expectations of a prospective tenant.
Q: What lease agreement do you use? We use the Texas Association of Realtors Residential Lease Agreement.
Q: How do you handle repair requests from tenants?We require that non-emergency repair requests be in writing. For the convenience of the tenants, we provide a Tenant Portal where they can make Repair Requests. They can also send an email directly to us as well. We respond to repairs as soon as possible. We complete most repairs in 1 to 3 business days.
As mentioned above, we are sensitive to expenses. We are careful not to spend unnecessary money. It is, however, very important that the property is maintained. We want happy tenants that want to re-new their lease because they have been treated well. Great Customer Service.
When it comes to Emergency Repairs, we move very fast. We have an obligation to protect your property and the tenant. Water is the big issue that we must respond to as soon as possible. We work with a contractor who provides water remediation and extraction 24/7. The lease does not consider HVAC issues an emergency for the most part. But if it’s July and the tenant has no AC, we get on it right away. It might be an emergency depending on the circumstances. We may have to inform you AFTER the repairs are under way, depending on timing.
Many times, we ask the tenant about the problem and try to resolve it before going out. This is commonly accomplished with problems such as tripped breakers or GFI outlets (reset breaker), malfunctioning garage openers (check the eye-beams), disposals (reset button), etc.
Q: How do I know my property is being maintained? We use an independent third-party Property Evaluation service. A Property Evaluation is done during the lease term complete with multiple photos. You will be provided a copy of the report.
Q: How much of my money do you hold in reserve for repairs? $400 is always held in your account to be used if needed to pay for a repair after your rent proceeds have been paid.
Q: Will you use my Home Warranty Company? No. We won’t use a Home Warranty Company on any repair issues at your home. We have no direct control over the vendors sent by home warranty companies. Many times, these vendors are too slow to respond. Timely repairs are extremely important. The reputation of a Landlord or Property Management Company is based largely on getting repairs made quickly and efficiently. We can’t trust your property and tenant to vendors we don’t know and have no relationship with. As repairs are needed, we will send vendors we know and trust.
Q: When will I receive my owner statement and payment each month? Your monthly proceeds will be initiated for electronic deposit directly to your bank account each month by the 15th, typically closer to the 10th. Property statements are emailed between the 10th-15th of each month.
Q: What are your management fees? Our Property Management fee is 10% of the monthly rent. Our leasing fee is 50% of the first full month’s rent. Our lease renewal fee is $250.00. All of these fees are deducted from rent.
Q: Do you charge a fee while my property is vacant?No. We don’t get paid until you have income coming in from the property.
Q: Do you charge a markup on maintenance invoices?No, we do not markup maintenance or repair invoices. You pay what the vendor charges.
Q: Do you charge a “setup” fee? No, there is no setup fee.
Q: Are there other expenses I should expect? Yes. Compliance with the Texas Property Code. Per the Texas Property Code, we must re-key the locks at every tenant turn-over. We must also install key-less deadbolts and door viewers (peep-holes) on all doors leading outside. There must also be pin locks or lever locks on all sliding glass doors. We recommend installing a “Charlie Bar” also. There must be a working carbon monoxide detector for properties with gas fixtures and working smoke detectors that are not over 7 years old.
Q: Are there any special insurance requirements? Yes. Keeping the proper insurance in place for your rental/investment property is very important. As part of our Management Agreement, we require you provide us a current Certificate of Insurance naming Keller Williams Realty & JC Crossing, Inc. as additional insureds.
Q: Other Questions If you have any other questions, or wish to further discuss anything listed above, please call David Klobedans at 210-573-7788