In addition to possessing the minimum licensing credentials necessary to deliver competent management (and leasing) services, a professional property manager must also have in place a network of qualified, insured and dependable in-house service providers and vendors and contractors who will promptly address your maintenance and custodial needs in a polite, competent and cost effective manner.
A good professional property manager must also be willing to work with any vendor(s) or contractor(s) that you may want to use (including vendors and contractors who are not part of the Agent's network).
A good property manager will obtain discounts in your name for goods and services using their volume buying power. Regardless of who actually performs service work at your property, the management Agent must NOT charge any mark-up or service fee for work done by a third-party contractor. A good management Agent will ask you (and help you) to define specific and measurable goals and objectives for the property for the current and / or the upcoming year before presenting you with a management plan.
A good property manager will conduct a comprehensive inspection of your property, including the use of maintenance personnel, custodial personnel and, where appropriate, leasing or brokerage personnel to garner input from these resource professionals before recommending to you a "best practices" approach to achieving your defined goals and objectives. A good manager will also recommend specific job priorities that need to be addressed at your property.
The management Agent should be able to obtain one or more insurance bids through a volume discount broker to insure your property at a lower cost that what you can obtain on your own (in an arm's-length transaction). Moreover, the management Agent should carry at its own expense, Fidelity Insurance (to protect client funds) and Errors & Omission Insurance (to pay for any acts of commission or omission by the Agent which rise to the level of gross negligence).
Typically, timely and accurate banking, accounting and financial administration activities are also part of the basic services that the professional property manager provides, but the actual scope of Agent responsibilities would be defined in a formal Management Agreement.
Arnheim and Neely maintains a "live operator" 24-hours per day / 365 days a year and each of these operators have an updated list of "on call" personnel including managers, maintenance technicians and third party contractors ready, willing and able to address after hour, weekend or holiday emergencies involving association or landlord owned property.
The cost of management (and leasing) services are based on a number of factors, including:
Arnheim & Neely management (and leasing) fees are negotiated on a case-by-case basis after taking into consideration all of the above referenced issues. We GUARANTEE that our fees are competitive, offer multiple year contracts at a fixed fee (without any cost escalation) and we've been known to reduce the management fees at properties where routine challenges are more quickly resolved and the days of "crisis management" are little more than a distant memory.
We can provide proof of these statements; just ask!