Moran Property Management offers professional, personal and dependable management services in and around San Antonio.
Frequently Asked Questions:
What needs to be done to prepare a property for rent?
Answer: The property should be in the best possible condition to attract a quality resident. Paint should be in good shape with marred or dirty areas touched up. Neutral colors for walls and floors are best. Blinds or shades are ideal window coverings. The home should be “detailed” clean and the yard in excellent shape.
How do I determine the rental amount?
Answer: The competition determines the rental amount. As experts in the field, we can determine the market and the competitive rental ranges for your home. If the home is marketed too high the home will be vacant much longer. If it is marketed too low, it may be one or two years before the price becomes competitive again.
How do you market the property?
Answer: The property is immediately added to our local MLS (Multiple Listing Service), our websites, several Military websites that post available rentals, our local news station/newspaper website, our individual RE/MAX Access website, and RE/MAX.com. A sign is placed in the yard and marketing photos are taken within 48 hours.
How long will it take to rent?
Answer: Vacancy periods are market driven. There is also some luck involved in the right person looking at the right time. Homes rent more slowly between Thanksgiving and New Years. Location and price effect vacancy.
What are the policies regarding pets?
Answer: Statistics indicate that 75% of renters own pets. Restricting pets reduces the number of available qualified residents. Pets should be screened and pet references checked out. In general, a well-behaved cat or dog causes less wear and tear on a home and yard then a young child. Moran Property Management charges tenants a $300 pet deposit per pet.
What about smokers?
Answer: It is common to restrict smoking inside the property. This does not significantly reduce the marketability of the property.
Is it possible to refuse to rent to families with children?
Answer: In federal, state, and local Fair Housing regulations children come under the protective class of “familial status”. It is unlawful to discriminate against children in any way.
Are first and last month's rent as well as a security deposit collected up front?
Answer: If a resident has good credit it is our common practice to collect first month’s rent on the date of move in and the security deposit up front. The security deposit can be used for any damages that are done to the property by the tenant. The security deposit is held in a property trust account as required by real estate regulations.
What happens if the rent is late?
Answer: The rent is due on the first of each month. We begin collection proceedings after the fifth of the month by sending out a late notice. If the rent is not paid within five days of that notice, we take the first step in the eviction process and send out a 3-day notice to pay rent or vacate. If the resident still does not pay, the owner is notified and eviction papers are filed at the courthouse.
When are monthly funds distributed?
Answer: The payments to owners along with statements are processed at the end of each month. Disbursements are made by ACH direct deposit into the owners’ accounts and statements e-mailed the same day, or if you choose we can mail a check and your statement.
Who handles emergencies?
Answer: We are on call for emergencies 24 hours a day and 365 days a year. We have an extensive network of maintenance personnel and sub-contractors to handle any emergency on your property, day or night.
What is the average length of tenancy?
Answer: We only do 12 month and 24 month leases. At the end of the lease term the owner can decide to renew to the resident (if the resident wishes to remain), vacate the resident, or allow the resident to remain month-to-month. If the market has changed the owner can raise the rent at lease end.
How are repairs handled?
Answer: It is our standard, and agreement with our owners, that we be allowed to authorize up to $450 in maintenance repairs without the owners approval. If there is a Home Warranty in place, a service request will be put in with them. Sometimes a request falls into the category of a maintenance emergency, and the cost may be over the allowed $450, if this is the case, the owner will be notified as soon as possible.
What happens if the resident leaves before the end of the lease?
Answer: The resident is responsible for the rent for the term of the lease. If residents leave before the termination date they are responsible for the rent until the end of their lease.