FAQs

We manage single family homes, condominiums units, HOA's, multi-family buildings, vacant properties, and REO properties for banks.

You should hire us only if you think we are the best match for your property management needs. Frankly, we are not a perfect fit for every property owner and it would be arrogant and wrong for us to simply proclaim "we are the best, hire us!". We may be the best property manager for some owners and properties but not for others. That is why this FAQ page exists so that you can learn about us and the guiding principles we will employ in the management of your property. Turning over your rental property to the care of an unknown [...]

We are asked this question more than any other by new owner prospects. Of course it depends on a lot of factors: the condition of your building inside and out, the number of bedrooms, bathrooms, and overall square footage, and the current supply of other rentals available in the market. We will assess all of these factors and assist you in determining the optimal rent for your unit. We are also mindful that an empty unit is more costly than one rented at slightly less you would like to accept.

We give it maximum exposure while it is for rent and we carefully scrutinize all interested parties. FOR RENT SIGNS - Posted at the property with our website and phone number clearly displayed. Prospective renters can find out very easily - 24/7/365 - the price and size of your property and when it will be ready for move-in. MLS - Your rental property data is entered in the Northern New England Real Estate Network (NNEREN) Multiple Listing Service giving access to over 6,000 other Realtors and Renters. INTERNET LISTINGS - Our available unit and homes for rent are posted online complete [...]

This is the most important aspect of the successful management of rental property. Application processing is typically done by us in-house. We don't send the application to a third party for processing as do most other property managers. In general, an applicant's past behavior is the best indicator of what to expect from them in the future. An applicant must demonstrate a history of being a good, responsible tenant or homeowner as well as meeting credit & income standards. LANDLORD REFERENCES - We personally talk to past landlords and ask detailed, open-ended questions about the applicant's past performance. CREDIT REPORT [...]

Your property manager gives the tenant an opportunity to correct the situation and usually they will. If a problem persists, we will make a decision based on that specific situation.

All tenants recieve a monthly reminder when rent becomes due. On the 6th of the month we send late notices to all tenants with any unpaid balances. We will post an eviction notice about the 12th day of the month if payment is not received by then. Whether or not we eventually have to proceed with a formal eviction depends on the specific circumstances. It is always financially better for all involved if a solution can be worked out. If the tenant has experienced a one-time event which is causing them a financial hardship, and we have had no previous problems [...]

Absent any special considerations unique to you or your property, our rule of thumb is this: If something may cause a potential interruption in your ordinary cash flow (loss of tenant or non-emergency repair in excess of $100), we will let you know about it right away. Other than that, the saying "no news is good news" is most appropriate. Non emergency items will be communicated along with your monthly statements and, of course, we encourage you to contact the property manager anytime you have a question or wish to discuss something. We know some owners desire a level of involvement [...]

We allow our tenant to make and track all maintenance requests online via their web login or via our mobile app. They may also call in or email their requests. After we receive a repair request, we may contact the tenant and ask them questions which will help us determine the exact nature of the problem before sending a service technician. We also make sure it is not something the tenant can fix themselves (ex: reset button on the disposal, tripped breaker) before your money is spent on a service call. After determining that it is a legitimate problem, we will [...]

No. Our vendors are middle of the road in price and are competent and reliable. We also have a few dedicated all-around maintenance sub-contractors who are capable in a wide range of home repairs. Our main "go to" handyman vendors charge $30 to $45 per hour in general. Our other specialized vendors range in price from $50 per hour to $95, and sometimes more for conditions such as an after-hours emergency sewer backup. We try to have our main contacts handle most of the multi-trade and make-ready tasks and use other vendors when we are backed up. This saves our owners [...]