We are a full-service property management company and most services are offered on an individual basis or as part of a comprehensive 24/7 ongoing management contract.
We are dedicated to providing investment property owners with qualified tenants, 100% occupancy, and no hassle management of the leasing process, maintenance, accounting, legal issues, and rental housing regulations & safety requirements.
Contact us today for a free rental property consultation and to discuss your specific needs!
Marketing & Tenant Placement Services
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Work to provide 100% occupancy and highest return of owner’s investment
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Analyze current rental market to determine the optimal competitive monthly rent to be approved by the owner
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Photograph the interior and exterior of the property and create walkthough videos
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Produce high-quality advertisements highlighting the best features the property and terms of the lease
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Post online ads to Craigslist, Zillow, Trulia, HotPads, and Apartments.com
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Create signage and fliers
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Respond to all phone calls and emails from prospective tenants
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Conduct property showings with prospective tenants by appointment; notify current tenants of showing appointments
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Provide a comprehensive online rental application accessible from our website
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Perform a background check to verify identity, income, credit history, rental history, etc.
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Inform prospective tenants who were turned down
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Draft a comprehensive lease agreement that complies with all local, state, and federal housing laws, and provides both clear expectations of tenant conduct and legal protection to the owner
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Draft sublessor lease agreements when necessary and coordinate with sub-tenants
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Set a move-in and walk-through inspection date with the new tenant
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Review lease guidelines and property rules with the tenant
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Ensure all agreements have been properly executed
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Perform a detailed move-in inspection with tenant, including photographing the unit and completing a 3-page property condition checklist.
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Collect first month’s rent and security deposit
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Coordinate and prepare annual lease renewals
Rent Collection
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Receive rent payments and forward to owner/landlord
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Follow-up on late payments
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Send out enforcement to pay and non-payment quit notices
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Enforce late fees
Administrative and Financial Services
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Provide excellent customer service to both owners and tenants, including being the first point of contact for all issues and timely delivering notices to/from the owner/landlord, tenant, homeowners association, city government, etc.
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QuickBooks Certified® accounting services. We provide full accounting services, including: budgeting, invoicing tenants, and accounts payable & receivable processing services
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Provide owner with monthly and annual account statements
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Provide cost-management consulting and ongoing comparative review of expenses for the best pricing with contractors, vendors, utility providers, and insurance companies
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Provide documentation of expenses via invoices and receipts
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Maintain all historical records (paid invoices, leases, inspection reports, warranties, etc.)
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Provide the required annual LC142 Renter Rebate Landlord Certificate to tenant
Inspections
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Perform periodic interior and exterior inspections to monitor general property conditions and identify repair needs, safety hazards, code violations, lease violations, etc.
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Send owner periodic reports on the condition of the property
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Conduct annual Essential Maintenance Practice (EMP) lead-paint inspections in accordance with Vermont Law
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Schedule and provide property access for mandatory Code Enforcement, insurance company, utility company, and any other regulatory/safety inspections
Maintenance, Repairs, and Renovations
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Provide 24/7 first point of contact for maintenance requests and investigation of maintenance issues
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Establish a preventative maintenance policy to identify and address repair needs
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Provide a network of master-level licensed and insured contractors who have been vetted for quality code-compliant workmanship and competitive pricing
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Obtain multiple estimates, proposals, and bids for major remodeling projects
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Key management & responding to tenant lock-outs
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Coordination of lawn maintenance, landscaping, and leaf and snow removal services
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Need to remodel your rental property’s kitchen or bathroom and don’t have the time or don’t know where to start? Let us manage it for you!
Tenant Move-Out Services
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Inspect rental unit when the tenant vacates and complete a detailed move-out report; compare to the move-in checklist and photographs
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Itemize any damage costs, verify that all rent has been paid during the lease, and provide tenant with a notice of any security deposit withholding in accordance with state and local laws
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Return the balance of the security deposit to the tenant
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Coordinate and supervise turnover cleaning of rental unit
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Schedule any needed repairs or upgrades
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Re-key the locks
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Re-advertise the property for new tenants
Evictions and Small Claims
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We handle unpaid rent issues, property damage claims, and evictions from the first legal notice through the final court proceedings
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Serve tenants with the proper legal eviction notice for circumstance (nonpayment of rent, lease violation, no cause, etc.)
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Draft and file all required paperwork (complaints, affidavits, escrow motions, exhibits, etc.) with the Vermont Superior Court to initiate the eviction process or a small claims action for unpaid rent or damages
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Act as the owner’s liaison with a local attorney and witness in any court hearings
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Coordinate with law enforcement to remove tenant and tenant’s possessions from unit
Legal
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Provide the local property manager contact requirement for out-of-county property owners
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Provide Registered Agent service for out-of-state commercial property owners
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Advise in the event of a legal dispute or litigation
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Refer owner to a qualified local attorney when necessary
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Understand and abide by all current local, state and federal regulations that apply to leasing and maintaining rental properties