property management: Rent Increase Facts in California - 10/28/08 12:18 AM
In California a landlord can raise the rent in any amount unless they live in rent controlled community like San Francisco, Berkeley, and some others. Most of California does not have rent control.
If the amount of the increase is 10% or less, the notice need only be 30 days. If … (5 comments)
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property management: Does the Size of a Property Management Company Matter? - 10/26/08 12:18 PM
Disclaimer: I own a large company by industry standards. (1000+ houses from three offices)
Some smaller property management companies will tell you that smaller is better. I personally believe that each company size has it's advantages and this argument should not be part of the discussion. Service is the issue, not … (2 comments)
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property management: Who is responsible for the mailbox key in a single family rental property? - 09/30/08 11:17 PM
We recently moved in a new resident in the Sacramento area that insisted we provide them a mailbox key. The mailbox is in a cluster of boxes that the post office puts next to the sidewalk and holds about 10 neighboring mailboxes.
Our position is that this type of mailbox is … (13 comments)
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property management: Should I rent to a relative? - 09/18/08 01:17 AM
If you own rental property you might want to keep it a secret from your relatives. First, they will think you are rich and will start letting you pick up the entire check at dinner. Second, they will want to rent from you.
They will, of course, tell you that their … (6 comments)
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property management: Do you rent houses to Corporations? - 08/15/08 11:24 AM
Once in while we have requests from a business entity to rent a house. The business may have moved an employee to our city and they want to cover the costs for that employee.
It is our practice to take applications from the people that are to occupy the house. It … (10 comments)
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property management: 10 Reasons Using Professional Property Management Pays for Investors - 08/03/08 05:30 PM
It is cheap. With tax write offs the investor gets close to a 50% discount.
Decisions are made with current laws in mind.
The investor's insurance company protects both the investor and the property manager for one price. It does not cost extra to cover the property manager.
Tenants get … (3 comments)
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property management: Verifying Ownership of Property Management Clients - 08/02/08 06:58 PM
I suggest that all property management companies verify who is on title of each new account. This is an insurance policy for the property manager for a couple of reasons.
First, you will know that the person signing the agreement is the owner. There are scams out there where people obtain … (5 comments)
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property management: Can I Manage a Property for a Friend Without A Real Estate License? - 07/31/08 09:40 PM
There is a big difference between what a licensed and insured property management company provides for an investor and what you can provide. Besides licensing and insurance there is your liability to consider. If you make a mistake and someone gets injured or killed are you protected? How? I ask this … (2 comments)
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property management: HomePointe clients have online access to statements and invoices - 07/22/08 05:24 PM
Since 2006 HomePointe Property Management clients have been able to see their Owner Statements and copies of paid bills online. Our password protected website, which is secure, allows our clients to establish a log in user name and password. Once that is done, they can easily view all of their property's … (0 comments)
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property management: Speed Kills in Property Management - 07/16/08 12:38 AM
We signed a contract recently to rent out a home for a new client. Things were going well until the owner stopped over on a Sunday afternoon to see their house while it was still be marketed. The problem is they ran into a potential tenant and showed them the … (3 comments)
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property management: Summer Can Be Tough On Property Managers - 07/10/08 11:21 PM
During the course of summer many people go into vacation mode. Of course they take vacations, but they also take extra days off so they can be with their family during the fun times of no school for the kids.
But, it can be tough because a lot of other … (2 comments)
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property management: Land Park and McKinley Park Homes for Rent - 06/22/08 10:19 PM
One of the joys of property management in Sacramento is being able to help an owner rent their property in Land Park and in McKinley Park.
Both of these Sacramento area neighborhoods have older homes that were mostly built prior to, during, and just after World War II. I have personally … (2 comments)
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property management: If you rent the home you live in tell your insurance agent! - 06/22/08 01:14 AM
For a variety of reasons, many owner occupants decide to rent the home they live in rather than sell it.
If you decide to do this, be sure to notify your fire and liability insurance carrier as soon as you rent the property. The type of policy for a rental … (8 comments)
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property management: Cell Phones Invade Barbershops - 06/21/08 01:46 PM
The last two times I had my hair cut the barber answered their cell phone during my session.
In the first case, the call was personal and the barber began speaking in her native tongue. As the call progressed she continued cutting my hair with the phone tucked between her cheek … (5 comments)
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property management: Rekey the locks between tenants! - 06/20/08 01:29 AM
When one tenant moves out how do you really know that that past resident has given you all the keys? They could have made a copy during their tenancy, so there is no real sure way to know they have not kept a key.
If the past tenant does have … (12 comments)
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property management: Property Management is About Setting and Following Rules & Procedures - 06/19/08 01:06 AM
An owner recently came to see me about their property. They had several rentals and the portfolio was in disaray. Vacancies, deferred maintenance, many delinquencies, poor cash flow was the result.
The way to fix the problems was to implement rules and procedures and then follow through on them.
Let … (3 comments)
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property management: Professional Property Managers & Picking Good Tenants - 06/15/08 03:12 PM
There are so many essential things that make up what a good property manager is, that I hesitate to pick one item as the most important. In fact, I think it is a mistake to do so.
But, Picking Good Tenant is certainly in the top ten of essentials. The … (15 comments)
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property management: Sex Offender Notice Required in California Rental Agreements - 05/28/08 10:25 PM
This is the language that needs to be in your California rental agreement:
Registered Sex Offender Notice: Pursuant to Section 290.46 of the Penal Code, information about specified registered sex offenders is made available to the public via an Internet Web site maintained by the Department of Justice at www.meganslaw.ca.gov … (10 comments)
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property management: When is the Rent Due and When is the Rent Late? - 05/21/08 01:04 AM
When starting a tenancy a landlord has to figure out when rent is due and when it is late. It makes sense to have all rents due on the first of each month no matter what day the tenant took possession and no matter when the lease ends. This is … (2 comments)
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property management: Do Not Allow Tenants To Do Repairs At Your Property - 05/17/08 01:34 AM
Do not allow tenants to perform repairs and all requests for repairs should be in writing. Your lease should prohibit the resident from performing repairs on the property. The resident is not likely to be a repair expert, so you will probably be disappointed in their workmanship. Even if they … (18 comments)
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property management: Why Should I Inspect My Rental Property? - 05/15/08 03:46 PM
An annual inspection will protect you and your resident from safety and financial liabilities. Since some residents remove smoke alarm batteries, this is a chance to verify that the alarm(s) is both working properly and that it is placed in the proper location(s). Also, many residents do not faithfully change … (7 comments)
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property management: Banks Slow Play REO's - 05/15/08 01:04 AM
When a poker player has good cards, sometimes they slow play the hand by not betting much in the hopes of attracting more players to stay in the game. They hope the other players will put more money in than if they player with the good hand bet big early. … (6 comments)
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property management: West Nile Virus and Sacramento and Yolo Counties Part 2 - 05/13/08 11:54 PM
Sacramento-Yolo Mosquito and Vector Control District
Of special concern for the District are the high numbers of foreclosed homes in the area that have abandoned swimming pools. For the past few months, the District has been working closely with various city and county agencies to obtain lists of foreclosed … (1 comments)
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property management: Typical Costs of Rental House Ownership - 05/12/08 12:53 AM
If you are considering getting into or are new to the rental business you need to know what the expected costs of ownership are. Here are some items for you to consider:
Utilities: Find out which ones the tenants pays and which ones the owner pays. It varies … (6 comments)
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property management: Does a Higher Rent Mean I Will Attract a Better Tenant? - 05/11/08 01:28 AM
This is a belief of many newbie rental property owners. I think it is myth that many owners want to believe because if true, it also has the benefit of making the owner more money (on the back of the tenant) and it makes them look smart and savvy. Too many owners … (12 comments)
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property management: Shouldn't the rent cover the mortgage? - 05/11/08 01:09 AM
Many property owners that have just purchased their first rental think that the rent should cover the mortgage payment. Those of us in the property management business know that this is just not true.
If it was true, would a landlord that paid all cash and had no mortgage … (8 comments)
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property management: My Scariest Day in Real Estate - 05/07/08 11:51 PM
I pulled up to a vacant house I was renting one afternoon a few years ago. I opened the lockbox, took out the key and opened the door. My appointment had not yet shown up so I thought I would open up some of the drapes.
I walked into … (37 comments)
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property management: The Reluctant Landlord - 05/07/08 12:11 PM
The current market is creating a large class of landlords known as Reluctant Landlords. These are landlords that would prefer to sell their property, but due to market conditions, cannot. Most live in their property and must move due to a job transfer. The tax laws allow them to rent … (8 comments)
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property management: Can a tenant get my phone number and address if I use a property manager? - 05/07/08 12:09 AM
A good property management company is trained to protect the owner's confidentiality. The property management company should not release any information about the owner to anyone without the owner's approval.
But, be aware that anyone can access county tax records. If the home address is on the tax roles for the rental property they own, they may … (8 comments)
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property management: How Does a Foreclosure Affect the Tenant (in California) - 05/06/08 02:13 PM
With the large numbers of investors losing their rentals to foreclosure, it is no wonder that lots of tenants have questions about the process. Here is some information on the subject, but be aware that HomePointe is not an attorney and you should seek legal counsel before acting on any of … (9 comments)
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property management: Rental Housing Inspection Program City of Sacramento Property Management Executives ONLY - 05/06/08 10:14 AM
… (0 comments)
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property management: You Be The Judge - 05/05/08 12:58 AM
The Case: A tenant has leased a house and is responsible for doing the yard work.
While mowing the yard, the mower kicks up a rock and breaks the glass in the glass patio slider door.
It is a $450.00 repair. The tenant wants the owner to pay, the owner wants … (19 comments)
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property management: What are habitability requirements? - 04/27/08 02:45 PM
They are requirements that all owners of residential rental property must adhere to. They are enforceable by the local city or county building department. Failure to maintain your property to these standards may subject you to fines, lawsuits, or the shutting down of your rental.
In California habitability requirements are spelled … (5 comments)
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property management: Would You Rent a Bedroom in my House? - 04/27/08 01:52 AM
I met a prospective property management client recently that had just gone through a horrible eviction of their previous tenant. The house was now vacant, and he had fired his past property manager. He called me to see if I could help him.
His past tenant was using the house to … (4 comments)
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property management: Why do you recommend an Annual Interior Inspection of the rentals you manage? - 04/26/08 02:29 PM
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A very long time ago, very early in my career in property management, we had rented to a good rent paying family that lived in the rental home for about four years. They gave a notice to vacate and moved. When we went to inspect the vacancy we discoved … (1 comments)
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property management: Houses for Rent and being Shown This Week and Weekend - 04/25/08 12:59 AM
Our office is unique in that we hold "Open Houses" for our rentals on a pre set schedule. While most property management companies shut their doors on Friday night and reopen on Monday, HomePointe Property Management is showing 50 or more vacant houses in the Greater Sacramento Area.
… (2 comments)
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property management: If I cannot pay the rent on time, what should I do? - 04/18/08 06:26 PM
Your first efforts should be to figure out a way to pay your rent on time using whatever resources you have. You might borrow the funds from friends, family, your bank, or whatever other resources you have.
Please bear in mind that HomePointe has no authority to allow you to … (3 comments)
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property management: What Do You Use To Paint Your Rentals? - 04/17/08 06:16 PM
One of the things you learn after being in this business for a long time is to try to standardize the work you do. The less on the job thinking, the better.
When it comes to painting a rental unit, it is best to try and use the same paint … (5 comments)
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property management: Ice Cream Social-Share Your Funny True Story, Here is Mine - 04/16/08 09:27 PM
Several years ago I had to go serve a 3 Day Notice to Pay Rent or Quit to a tenant in a pretty bad neighborhood. The property was very small and had a chain link fence completely around it. As I got out of my car I noted that a … (11 comments)
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property management: Craigslist Scam Hits FOR RENT Ads - 04/11/08 12:58 AM
We post our vacancies on Craigslist along with a lot of other companies and individuals in Sacramento, CA.
Last week I was contacted by a prospective tenant that wanted to know if the owner of the house we were renting was located in Africa. The prospect told me he responded to … (42 comments)
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property management: 2008 2nd Quarter Residential Rental Survey for the Sacramento Region is Available - 04/09/08 02:37 PM
HomePointe's 2008 2nd Quarter Residential Rental Survey has just been published. You can access this survey at our website along with past surveys by clicking this link: http://www.homepointe.com/owner_services_rental_survey.asp .
The Sacramento rental market appears to be holding its own, but rents are not rising. We feel this is due to the many … (0 comments)
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property management: If you get sued by your tenant who pays the attorney fees? - 04/08/08 05:04 PM
If you have tenants you are subject to getting sued by them. You are also in a position to have to sue your tenants at some point for non payment of rent or to enforce some part of the rental agreement. If you have never been sued or have not sued … (10 comments)
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property management: My Property Won't Rent, What is the Problem? - 04/07/08 12:29 AM
I talk to landlords and real estate agents all the time that cannot figure out why their property will not rent. I ask them, "Have you reduced the price?" They typically answer that they are getting no resistance to price. "People don't complain at all, they tell me it is a … (10 comments)
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property management: Do You Need a Property Manager in the greater Sacramento Area? - 04/05/08 12:17 PM
HomePointe Property Management has three offices. One in Roseville serving Lincoln, Rockin, Roseville, Granite Bay, Antelope, North Highlands, Natomas, Citrus Heights, and other nearby areas. We also have an office in Orangevale serving Orangevale, Folsom, El Dorado Hills, Cameron Park, Serrano, Fair Oaks, Carmichael, Rancho Cordova, Gold River and other nearby … (0 comments)
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property management: Sacramento Rental Market Update April 2007 - 04/05/08 01:35 AM
The real estate market in Northern California valley continues to retreat. Normally, this type of sales market translates into a rising rental market. But this has not happened yet. It seems that sellers who cannot sell are renting their properties in large numbers and this is adding supply to the rental … (0 comments)
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property management: Residents that vacate prior to the end of the lease. - 03/28/08 01:08 PM
There are a lot of reasons why a tenant might try to break a lease. Some may be valid and require the landlord to allow this to happen. One example is a military transfer. But, most sitiuations are simply a choice, like a civilian job transfer or promotion, don't like the neighborhood, … (1 comments)
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property management: Mold Lease Clause - 03/20/08 02:04 PM
Your rental agreement should not be without a lease clause that instructs the resident how to deal with mold. Mold is still a problem in that some residents don't know where it comes from and how to prevent it. Also, there are attorneys out there that want to make your life … (1 comments)
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property management: Rental Market Update March 2008 - 03/06/08 10:47 PM
The Sacramento rental market appears to be heating up. Our website activity has seen listing views rise from just over 6,000 page views per day in mid February to over 9,000 page views as of March 6, 2008. That is a 50% increase in activity. Our property managers are reporting increased traffic at our rental … (1 comments)
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property management: Are property managers good for vendors? - 02/28/08 11:26 PM
In my first few years in the property management business I noticed that the company I worked for went through a lot of different vendors. The problem was that the property management company was a "slow pay" client. The work would get completed then the property manager had to collect the … (2 comments)
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property management: Property Management from our Antelope / Roseville / Lincoln Office (we have 3 offices) - 02/24/08 03:12 PM
Antelope / Roseville / Lincoln Office: 1220 Melody Lane, Suite 110, Roseville, CA 95678 / Interstate 80 and Highway 65 Corridor(916)781-7075Fax:(916)781-7095Property Management and Houses, Homes, Duplexes, Condominiums and Apartments for rent in Natomas, North Highlands, Citrus Heights, Antelope, Roseville, Rocklin, Lincoln and Loomis .
http://www.homepointe.com/
24 Hour Rental HotLine (916) 429-1302 or … (0 comments)
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property management: Property Management from our Sacramento / Natomas / Elk Grove Office (we have 3 offices) - 02/24/08 03:04 PM
Sacramento / Natomas / Elk Grove Office: 5896 South Land Park Drive, Sacramento, CA 95822 / Interstate 5 and Highway 99 Corridor(916) 429-1205Property Management and Houses, Homes, Duplexes, Condominiums and Apartments for rent in Sacramento, Natomas,Franklin, West Sacramento, Davis, Novato, Santa Rosa, Elk Grove, Laguna and Galt.
http://www.homepointe.com/
24 Hour Rental HotLine … (0 comments)
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property management: What is the purpose of the indemnity clause in property management agreements? - 02/23/08 08:55 PM
Indemnity is defined as security against damage, loss, or injury. It also means a legal exemption from liability for damages. To indemnify someone means to protect against damage, loss, or injury. When a property owner hires a property manager to manage their property, the management agreement calls for the owner to … (1 comments)
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property management: Is Property Management Recession Proof? - 02/23/08 12:37 AM
I have been managing residential rentals in Sacramento, CA for almost 30 years. I have seen all the markets both good and bad.
In a good sales market, builders are building, investors are buying, and some people don't want to sell but must move. All those types become my clients. We … (11 comments)
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property management: How do you compensate the property managers that work for you? - 02/23/08 12:18 AM
This is a good question to ask the company that may be managing your rental property. At HomePointe we pay our managers based on a variety of factors that all play into delivering good service to our clients. The most important factor is that a property manager earns income based on the … (0 comments)
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property management: How many rental websites do you currently advertise in? How do you get them there? - 02/17/08 11:24 AM
We currenty advertise all of our rental vacancies in the following websites: (we use http://www.craigslist.com/ , http://www.postlets.com/ , http://www.netrent.com/ , http://www.googlebase.com/ , http://www.vast.com/ , http://www.move.com/ , http://www.hotpads.com/ , http://www.lycos.com/ , http://www.oodle.com/ , and http://www.homepointe.com/ ).
Note that some of these websites post to other websites. For example, www.NetRent.com posts to googlebase, … (2 comments)
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property management: What is the best lease length to offer your residents? - 02/16/08 11:36 PM
The answer to this question can vary based on the type of property you have, the location, time of year, and demand for the property.
The better the property, the more likely you will want to stick to longer leases. Houses usually do well with a one year lease, which is the … (2 comments)
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property management: What appliances should be provided in a single family home rental? - 02/09/08 02:10 PM
Must haves are a stove. Should haves include a garbage disposal and dishwasher. The landlord should consider providing a refrigerator. The reason is that they are hard to move without damaging either the refrigerator or the kitchen floor. Plus, someone will have to work on the plumbing if an ice maker is … (2 comments)
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property management: Sacramento Rental Market February 2008 - 02/03/08 11:56 PM
The Sacramento rental market continues to hold its own despite the bad press and realities of the poor sales market. Those losing their property to foreclosure are taking inventory out of the system, while the banks take over those properties. This is reducing the rental inventory somewhat. But even more homeowners … (5 comments)
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property management: What do I need to do to prepare my property for rental? - 01/12/08 04:14 PM
Over the years I have been asked this question many times. In the current market, many solvent homeowners are becoming reluctant landlords in the greater Sacramento area since they cannot sell their property right now. Converting a owner occupied property into a rental property is straightforward, but it is not the … (0 comments)
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property management: Selecting a Property Manager Part 4 Maintenance Concerns & Property Management and other Fees. - 01/05/08 08:23 PM
The next subject to be concerned with in selecting a property manager for your property is the property managment company's knowledge and ability with regard to property maintenance. How do calls get answered? How are incoming calls from residents tracked by the property manager? How is it determined when the owner will be contacted? … (0 comments)
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property management: Selecting a Property Manager Part 3 Screening Renters - 01/01/08 03:21 PM
Find a manager who knows how to screen prospective renters. It is my experience that not enough time is spent discussing this between landlords and property managers. The property management company should have a written policy that is given to prospective renters. Do you agree with the policy? Beware if there is … (0 comments)
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property management: Selecting a Property Manager Part 2 Communication - 12/30/07 11:24 AM
Find a property manager that answers the phone during working hours. Some property managers have no provisions to handle problems while they are out of the office. What if you need an answer to your pressing question and no one is there to give you an answer? The important point is … (0 comments)
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property management: Selecting a Property Manager Part 1 Web Presence - 12/29/07 02:08 PM
If you are in the market for a property manager for your single family home, duplex, condominium, or small apartment you may want to read this.
There are many factors to consider when looking for a professional property management company. I believe the first method to use to narrow your search … (2 comments)
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property management: Sacramento Rental Market - 12/23/07 06:14 PM
The current Sacramento rental market for single family homes is holding steady. At HomePointe Property Management we have seen new accounts from investors dry up over the past year. However, due to the slow sales market, many new clients are signing up to rent their homes because they cannot sell. Renters … (3 comments)
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