Frequently Asked Questions

What is professional property management?
Property management is simply treating rental property as a business from start to finish, professionally and expertly. It allows you to participate as much or as little as you choose.

Why do I need a professional property manager?
As a business, your property will yield much higher profits if it is managed full time by people who understand all of the technical and marketing aspects of the business. Just as you entrust your health to a trained professional, your tax filing to a qualified accountant and your legal affairs to a licensed attorney, you need a licensed, professional property manager to get the highest possible yield on your property. Most of our customers find that we more than pay for our management fee by getting higher rents and by keeping repair costs under strict control through constant attention and quality discount buying.

I've heard it's expensive. Is that true?
Our fees are among the lowest in the industry! They are typically calculated as a percentage of the rents and range generally from 3% to 10% of gross rents collected depending upon the number and location of units. Flat fees may be negotiated in some situations. Since we manage a large number of properties and we stay up-to-date on current market rents through trade associations, we frequently earn our clients more than our management fees in additional rent income and cost savings alone. Add the financial savings to the time and aggravation that we save you and you'll agree that it is always money well spent.

Is your fee a tax-deductible expense?
Yes. As an expense to maintain your investment, the fee is an allowable deduction. This will further reduce the actual cost of having this service provided to you. If you choose to manage your property yourself, however, your time and effort generally cannot be deducted from your income taxes. This concept represents an important consideration in your decision to hire a professional property manager.

Do you carefully screen residents?
Yes. Screening is a critical part of the business and is an area in which we can provide tremendous assistance. Our ability to attract large numbers of prospective residents through the properties we manage, in addition to our aggressive marketing techniques, gives us a wide selection of prospects. Additionally, we run extensive credit checks, landlord references, employment verification, felony criminal checks (if requested), and all other references through local reporting bureaus on each prospective resident. This, coupled with years of practical experience, means we find you only quality residents.

What type of records do you keep? Are they adequate for my income tax filing?
We provide a combination of state-of-the-art computer technology with a personal review of all the records concerning your property. Our monthly reports will give you an easy-to-read monthly and annual summary.

Do you handle delinquent rents, evictions and judgments?
Yes. We handle them quickly, professionally and aggressively. Much of the process is done by the HMS staff with highly experienced legal assistance available when needed. This process involves little or none of your time or attention. In this area of business, there is no substitute for experience and technical expertise.

What are the advantages of an in-house maintenance staff?
The advantages are many. The maintenance techniques of Howerton Maintenance Services, Inc. (HMS), our wholly owned division, conduct, repairs and oversee time-sensitive and cost-sensitive items. They help to control the time and the cost of essential repairs since they are on our schedule, not an outside vendor's schedule. These savings are passed on to you! An in-house staff also provides consistency in the quality of the work, as well as resident recognition and reassurance. The work quality is evaluated by residents, who receive a follow-up Maintenance Satisfaction Survey Card, which is returned directly to Brad Maroney.

How qualified are your property managers?
HMS employs property managers who are experienced in their professions. The property managers report directly to Brad Maroney and Heribert Rochel and are accountable to the property owners. All managers receive a job description, along with specific HMS policies and procedures to use as guidelines in performing their duties. Additionally, HMS stresses continuing education and helps defray the costs of management classes and seminars as an incentive to expand the staff's knowledge and maintain proficiency.

Do you show property on the weekends?
Yes. Our offices are open seven days a week and we schedule evening showings by appointment. We also hold Open Houses on weekends to market your property if necessary.

What do you do to retain residents?
Satisfied residents mean fewer rent collection problems and residential turnovers. As a result, you the owner, benefit from increased income. HMS managers and HMS maintenance staff are trained for quick response to resident problems, providing immediate and long-term solutions to areas of concern. We also provide a move-in inspection checklist and an initial maintenance request that addresses any immediate problems. We respond promptly and efficiently to all requests and follow-up with a Maintenance Satisfaction Survey and follow-up call to elicit resident feedback. Additionally, when residents give notice to move, we exit interview them to find out the reasons for moving. As a result, we may be able to retain them through problem-solving.

How do you market your properties?
Our highly qualified, well-trained leasing personnel are available to show your property during and after business hours. Your property is advertised in local newspapers and through our manager referral networks, as well as through weekly vacancy lists we maintain. Ads are monitored and market surveys are conducted to ensure competitive rent structure and maximum occupancy. Your property is maintained in its best possible condition for showings, has an attractive, professional sign placed in front for easy visibility and has a lock box installed for easy showing access.

How do you handle vacancies?
An attractive HMS "For Rent" sign is placed in front of each vacant property, visible to passersby; your vacancy is listed on our unit Availability Summary distributed to all managers, leasing agents, walk-ins and call-ins. Approximately two weeks prior to vacancy, we typically advertise in local newspapers. A pre-inspection is conducted and all necessary repair and maintenance work is scheduled. Upon vacancy, the work is performed promptly, followed by a final inspection to ensure that the property is completely rent ready.

If I own my own laundry equipment, who collects the money?
We handle it for you. We are fully bonded and one of our trusted staff members will collect the money, count it and bank it.

How are monthly mortgage payments handled?
When practical, your mortgage payments are hand-carried to the lender to ensure timeliness.

What accounting services do you provide?
Our accounting department maintains the financial records of residents, owners and the individual properties. We collect rents, prepare delinquent notices, promptly pay invoiced expenses, reconcile bank statements weekly and prepare all property reports in addition to other services. HMS utilizes state-of-the-art computer systems to maximize the department's proficiency.

Can I cancel my contract If I'm not satisfied?
Absolutely. We have a simple contract that can be terminated for any reason or for no reason at all, with notice. There is virtually no risk involved for you.

How do I get started?
Call us at 858-569-1793, or e-mail Brad Maroney at brad@howertonmgt.com and we will handle it from there. We will enter the property data into our computer system, draft new rental agreements for your residents if needed and then implement our custom management programs for your investment. There is no set-up fee charged.