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| Property Management Services |
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• Owner consultation and personal inspection of property
• Owners receive secure on-line access to their investment properties 24/7 through their web browser where they may track money in, money out, repairs, job status, etc.
• Listing of rental property on numerous web sites and in the local newspaper, additional website and newspaper at additional charge
• Prospective tenants are screened for credit report, rental history, employment, criminal background and references are all checked prior to approval
• Tenants have access to on-line maintenance request as well as by telephone. Tenant maintenance requests are investigated and forwarded to appropriate service vendors, or to owners as outlined in management agreement.
• Move in inspections are done prior to tenants taking possession to assure everything is in working order prior to tenants receiving the keys. Move in condition is documented with photos and video recording
• Move out inspections are done soon after the tenant returns keys. Tenants are notified in advance in writing of date and time, and have the opportunity to be present. Move out condition is documented with photos and video recording. Security deposit disbursement is completed within 45 days after move-out.
• Annual walk through inspection with pictures
• Property make ready (upon turn-over)
• Computerized monthly and year-end statements for each property along with a check or money directly deposited into owners account
• Access to propriety intelligence including Investor’s Insider, Tenant/Investor Report Cards, Annual Market Survey & Trend Analysis, and the JRP Website Optimizer Model
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| Administrative Fee: |
$250.00 one time fee per residence - This sets up the account in our computer/account/filing system and also includes interior/exterior pictures for numerous websites
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| Management Fee: |
10% of rents collected (minimum $65.00 per occupied unit/month) – discounts and package deals for multi-properties or referrals
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| Leasing Fee: |
10% of gross lease (equals 100% of 1 month’s rent on a 1-year lease)
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| Renewal Fee: |
2.5% of gross lease which includes onsite inspection
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| Late Fees: |
Retained by the Management Co.
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| NSF Fees: |
A fee will be charged to the tenant when a NSF check is received and retained by the Management Co. for time spent on fund collection.
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| Vacancy Fee: |
No charge if not re-leased within 60 days.
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| Reserve: |
A $200.00 or more reserve is kept in the owners account to accommodate emergencies at the residence (emergencies are described as services that we must provide for the tenant to maintain a standard of living, i.e.: plumbing, air conditioning/heating, etc.). This reserve may go up or down depending on the needs of each property.
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Eviction Protection
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Just Right Properties provides an Eviction Protection Program for only $8.00 per unit per month. Participation in this Program will allow the Owner to avoid the costs of pursuing an eviction action against a defaulting tenant. JRP will pay the costs of attorney fees, filing fees, sheriff fees for service of process, and the costs of appearing in court if the tenant seeks a hearing before the court. The coverage of the Program does not include the costs for a jury trial requested by tenant in conjunction with an unlawful detainer action. Participation in the Program is at the discretion of the Owner and must be in writing between JRP and the Owner. JRP will accept new properties with existing tenants but will not provide Eviction Protection until a six month waiting period exists and then will be discussed with the owner. If an owner wishes to have Eviction Protection on existing tenants charges will begin on the day of contract. |
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| Leasing Services |
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Fees:
• Leasing Fee: 1/12th of procured lease.
• Listing Fee: One time fee of $150.00 (This includes digital pictures of interior and exterior of house, set up of property in computer for website advertising, etc).
Advertising:
• Just Right Properties Website (justrightproperties.com), - with pictures, description.
• Plus several additional websites (some of the advertising will be charged back to owners).
• Local newspaper advertising as appropriate.
Services Include:
• Showing the rental property to prospective tenants. We also have a key check out system for some of our vacant homes. Prospective renters can then see the property at a time that is most convenient for them and not have to work around an agents schedule or be rushed.
• Tenant screening with credit report, employment and residential history verification and criminal background checks on each adult 18 years and over.
• Lease negotiations between prospective tenant and owner.
• Lease signing with tenant.
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| REO/Foreclosure Services |
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Quoted on an individual basis. |
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| Remodel/Rehab Services |
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Quoted on an individual property basis and include schedule. |
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| Frequently Asked Questions |
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What needs to be done to prepare a property for rent?
The property should be presented in the best possible condition to attract the highest quality tenant. The tenants are required to leave the property in the condition they received it, normal wear and tear excepted. Just Right Properteis can help you with property preparation and will also be responsible for putting it back into that condition when the tenant leaves and charging the tenant as necessary. All debris and personal belonging, including washer, dryer, and lawnmower, should be removed. Neutral window coverings should remain.
As tenants are required to maintain the yard in the condition provided to them at move in, the yard should be freshly mowed, weeded, trimmed and leaves and debris removed. Shrubs and flower beds should be cleaned. |
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How will the property be marketed for rent?
Your residence will immediately be added to our “Available Property” list. This list is updated twice weekly and is distributed to all prospective tenants. It is also distributed to current tenants as part of our Tenant Referral Program. It is available with photos and full description copy on our web site.
Additionally, your property will have an information sheet designed that will list all features and particulars and include digital photos of the property.
Your property will use our proprietary advertising model to effectively place in on numerous web sites, portals, and verticals. Our proprietary model leverages data JRP has collected to determine where and how to reach quality tenants for the individual property. |
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What are the policies regarding pets and smokers?
This is the owner’s decision.
Statistics indicate that 75% of renters of single family homes own pets, a smaller amount in duplexes or apartments. Restricting pets may reduce the number of qualified applicants. It is often preferable to consider allowing pets with an additional refundable deposit and potentially a monthly “pet rental charge”. If you allow pets the tenants will sign a special addendum stating their obligations which includes treatment for fleas upon termination at the tenant's expense. It not uncommon to restrict smoking inside the property. This does not significantly reduce the marketability of the property. |
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What monies are collected at move in?
It is generally preferable to collect a refundable security deposit and the first month’s rent. The security deposit is held by JRP in the client trust account. |
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What happens if the tenant does not pay rent on time?
The rent is generally due on the first of each month and is considered late if not postmarked by the third. At that point a '3 day, pay or quit' is mailed excluding week-ends and holidays. If tenants have not paid by the end of the notice period, appropriate action is taken as directed by the owner. |
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When are monthly funds distributed to the owner?
Statements, electronic transfers, and checks go out on or before the 15th of the month, unless it falls on a holiday or weekend. |
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How do I receive my proceeds?
Most owners choose to have funds electronically transferred to their account. You may also request a check or to have us hold all funds. |
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How are repairs handled?
You can customize how repairs on your property will be handled. Choices include to call you with all repairs, to call you with repairs over a certain amount or to call a particular vendor on your behalf.
We have competent maintenance personnel and vendors to handle any problem that may arise. |
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What happens if the tenant leaves before the end of the lease?
The tenant is responsible for the rent for the term of the lease. If tenants choose to leave prior to the termination date, they will be charged rent until the end of their lease or until the property is re-rented to persons acceptable under the original terms and conditions, whichever comes first. They are also responsible for the expense of re-renting the property, the lease fee, the advertising costs, utilities, screening, expenses, etc.
The owner and agent are responsible to attempt to re-rent the property as soon as possible in order to minimize the tenant's costs. |
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How is the owner protected if the tenant damages the property?
The refundable security deposit taken at move-in is usually sufficient to handle the minor damages and necessary cleaning. Tenants with excellent credit and references seldom cause significant damage and rarely in excess of the security deposit. Should the tenants leave the property owing more than is covered by the security deposit, they will be billed. If they do not pay, the matter may be turned over to a collection agency. |
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