Protecting Your Investment Through Professional

Property Management 

 

Some of the areas we excel in are as follows: 

 

• Leasing / Screening

We want good tenants just as much as you do! We pride ourselves in the quality of tenants we are able to attract. Our extensive tenant screening and credit investigations help ensure this. Vacancies are expensive for both of us. We make every effort to keep our vacancies to a minimum. Our aggressive marketing techniques allow your property to be presented to the largest possible market in the shortest possible time. All applicants are required to complete

a rental application as well as provide credit information and references. We

run a total credit check on all prospective tenants. Once a tenant's applica-

tion has been approved, appointments are made to approve the actual lease

agreement. California Association of Realtors leasing forms are used for all

transaction (Residential Lease Agreement and Commercial Lease Agreement).

We review the lease thoroughly with the tenant. This gives us a chance to

answer any questions and to carefully explain the tenant’s responsibilities as

well as our company's policies and procedures. This attention to the tenant’s

needs greatly reduces misunderstandings and eliminates many potential pro-

blems from arising. A copy of each executed lease agreement will be emailed

to you. We conduct a move-in inspection with the new tenant using the CAR Move In / Move Out Inspection Form. We find this helps develop a good working relationship with the new tenant and gives us one more opportunity to encourage our tenants to take pride in their home. Additionally, we use digital recording either by video, or photographic of the condition of the property before and after each tenant. Once again, we want good tenants just as much as you do! We pride ourselves in the quality of tenants we are able to attract.

 

• Security Deposits

For additional protection, appropriate security deposits are always collected upon completion of a rental application by a prospective tenant. Amount of deposits are based on the monthly rental rate and the credit worthiness of the tenant. Applicants with pets are required to pay an additional pet deposit if a pet is approved by the owner. All deposits are maintained in a trust checking account as required by state real estate regulations.

 

•Rent Collection

All rent is due on the 1stof each month and is considered late if received after the 3rd of the month. Late notices are sent on the 4th and removal proceedings are initiated if the tenant does not make immediate arrangements for rent payment. We feel that the collection of rent is one of our most important functions of managing your property.

 

•Management Fees

Our monthly management fee is payable when the rent payment is received. It is automatically deducted from your account at the time the rent payment is posted.

 

• Property Inspections

Our main job is to protect your investment property. We do this in two different ways. First we make frequent drive-by inspection tours of your property. In addition, we make regular preventive maintenance inspections of the interior of the property. It is                                                                                             stated in the tenants lease agreement that we have the right to make routine                                                                                               announced inspections. 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. Rigby & Associates Real Estate conducts routine                                                                                           inspections, and tenants who are doing a good job receive a letter thanking them                                                                                       for their time and the care taken in maintaining their home. Tenants who are doing                                                                                   a poor job are also notified, and then we follow up with a second inspection ten                                                                                         (10) days after the tenant has received the failure report. If the tenant has not                                                                                             shown good faith by providing proper maintenance or making requested repairs we will begin proceedings to correct the problem at the tenant’s expense. Landlords will receive a quarterly detailed inspection report for each property. This report will include all exterior conditions, and interior conditions of the property when available.

 

• Repairs and Maintenance Services

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. You reserve the right to schedule and control any or all repair and maintenance responsibilities if you desire. Routine repair and maintenance will be performed as needed and will be based on urgency and importance. For any major job, we will obtain written estimates from a minimum of two 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.

 

•Mortgage Payments

If you wish, we will make the mortgage payments (as well as homeowner association payments and other relevant property service payments) for you. Simply supply us with the necessary mortgage payment cards or coupons provided by your mortgage company or homeowners association. Payments can be deducted from your account balance automatically on a monthly basis. If your property has a large, consistently negative cash-flow each month, arrangements are needed to keep an additional minimum balance amount in the account.

 

• Accounting Services

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. 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.