Since 1986, rental property management in the Austin Texas area
Logo A Certified Residential Management Company, CRMC®
Distinctive. Reliable. Innovative.
SERVING AUSTIN’S INVESTORS SINCE 1986

Common Owner Questions about Property Management

1
When will I receive my statement, and what documentation will it contain?

We close our books on the 15th of the month and email you a link to your Owner Portal on the 18th.  The Owner Portal allows you to access each monthly statement and receipts in a PDF format 24 hours a day.  

Your ACH fund transfer occurs on the 18th as well.  However, delays can occur, and we must allow for holidays and weekends.  Management statements include: a monthly and year-to-date profit & loss statement for each property, a detailed activity page showing each transaction for each property, and a copy of all invoices.  This is important as most property management companies do not provide copies of invoices.  We believe that you should be fully aware of every expense that occurs at your property.

01-05-2017
2
Are you insured, and how does that protect me?

We carry General Liability insurance and Professional Liability insurance (commonly known as Errors and Omissions). When considering which property management company to choose, you should ask whether your property management company has the capability to reimburse you if they made a mistake which cost you money?  The court may give you a judgment against your management company, but what would keep the manager from declaring bankruptcy to avoid paying the claim? Most other management companies do not carry E&O insurance.  Fortunately, since our establishment in January 1986, no one has ever had to make a claim against our policy.  Every day we strive to ensure that the need will never arise.

We also carry Worker’s Compensation Insurance. If someone were to get injured on the property, it does not become a liability to you. We also require that all contractors are covered as well.  Many property management companies do not require their contractors to have this coverage. However, without this protection, your liability is far greater than the small amount of money that would be saved from using an uninsured contractor.

12-19-2015
3
How will I know if my property is being properly maintained?

We strive to keep informed about a property's condition through several systems. This includes: well-qualified tenants, property manager surveys, in-house maintenance tech visits and property surveys.  

The biggest key to a property being well cared for is leasing to a well-qualified tenant.  We find that well qualified tenants are motivated to take care of the property to remain "well qualified".  See our tenant guarantees.

We email you a comprehensive annual (or bi-annual) property survey before the lease is renewed. This allows you and the property manager to discuss the property condition and if a lease renewal is in order.  NOTE: The survey is performed by your property manager. Unlike other management companies that outsource this function, we require the PM to have firsthand knowledge of your investment.

Experienced maintenance tech on your team yields many benefits: respond to requests within 24 to 48 business hours, performs quality guarantee repairs, completes a short property survey after each visit, and can perform several different trades in one call.  A less expensive way than calling different vendors.

Over time, a property’s systems and appliances will deteriorate.  By evaluating these, you will be more prepared for needed improvements and more likely to discover potential maintenance items before they become larger, more expensive problems for you.  A well maintain property sells quicker!

04-14-2017
4
What needs to be done to my property for it to be leased as quickly as possible?

Experience has taught that the better the condition your property is in, the better tenant you will attract.  The better the quality of the tenant, the lesser the likelihood of a property being intentionally damaged.  This means that the property should be clean, and walls should be painted if they are dirty or marred. Carpeting, flooring, and appliances should be up-to-date. It is best to have window coverings, such as 2” blinds, on the windows. Generally, the property should be in good repair inside and out. Lawns and flowerbeds should be in top condition, as curb appeal is critical to the resident’s first impression.

Many residents begin to make up their mind about your property the moment they pull up to the curb. If the yard, entrance area, and interior look sharp, the agent will be much more successful in leasing your home. A quality resident is motivated to take care of your home and will leave it in good condition when they leave. This means lower operating costs for you.

11-04-2015
5
How will I know when a property is vacant, if it's being shown and when it leases?

We want you to be kept informed of the statues of your property when a turn over occurs.  We do that in several ways:

1)  You will be notified by email when a Notice to Vacat is sent to us by a  tenant.  We will then walk the property to determine its condition and “rentability”.  If above normal repairs are needed when the unit turns over, you will be made aware of these repairs by the property manager, along with cost estimates. 

2)  When the property is actively listed on the market, we will email you weekly statues updates on the showing activity of the property.

3) Once the property is leased, you will be notified by email.  The email will give the specifics of the transaction (date leased, lease rate, length of lease,..

12-07-2016
6
What happens if a tenant breaks their lease agreement and moves out early?

Residents are required to attend an orientation before they move in.  During the orientation, we explain that one of the conditions of leasing the property is their fiscal responsibility for the entire lease term. If a resident needs to vacate a property early, we explain that they are responsible for the balance of the lease payments until the property is leased again.  They are also responsible for paying a reletting fee that is equal to one month’s lease payment. We are then required to lease the property as soon as possible. Well-qualified residents are inclined to perform under the requirements of the lease agreement to avoid possible damage to their credit.  You will be consulted before permission is given.

09-15-2016
7
Do you add an up-charge fee to vendor invoices?

No.  It is our opinion that paying invoices in the process of managing your property is part of a management company’s normal responsibility. However, if you want us to monitor a substantial project that would require multiple trips to the property, a cost would be incurred for that work.  This would be discussed with you prior to starting the project.

01-05-2017
8
What are your property management fees?

Our property management fee ranges from 8-10% of the gross monthly rent, with a $75 per month minimum.  If your property leases for less than $937 per month, or is vacant for a period of time, there is a $75 per month charge.  Our fees are based on the service level needed to deliver the quality of services you expect from a full-service management firm.  If you are considering a savings by going with a firm that is less experienced or does not provide a full spectrum of management services, you may not receive a good value for your management dollars.  If you have 5 or more units, contact us for a quote on providing serves for a more competative rate.

We are so confident in our level of services that we offer two management fee guarantees.

  • We do not charge you an account set up fee
  • We do not charge you a monthly "Vacant Property Advertising Fee"
  • We do not charge you an annual administrative fee
  • We do not charge you a monthly wire transfer fee
  • We do not add a processing fee (mark up) to vendor invoices
01-05-2017
9
What is your leasing commission and what does that cover?

The leasing commission is 80% of the first full month's rent for new residents. From this commission, we pay all agents involved in the transaction, all costs associated with listing your property in the Multiple Listing Service, listing it on our Web site and all the additional property leasing sites, preparing the lease documents, and performing the lease orientation with your tenants.

A lease renewal fee of $250 is charged for retaining current residents and executing a lease renewal contract.  Renewing the lease agreement is always our goal, not turning the property over and saving you money.  Turn overs are the single most expensive event at a property.  If a company charges nothing to renew the lease, what is their motivation and incentive to prevent it from turning over?  Click here for more information on how we market your property and here to find out more about our leasing commission guarantee.

11-04-2015
10
Do you manage property outside the immediate Austin area?

Since our primary focus is on the immediate Austin area, we do not manage property in Manor, Elgin, Hutto, Georgetown or Leander.

02-05-2014
11
Do I have to allow pets in my property?

No, as the owner of the property it is your decision whether to allow pets or not. Some owners will unequivocally not allow any pets, others will approve only small dogs, while others will accept a dog of any size. Some will allow only one pet and others will allow multiple pets. Some will allow cats, some will not, and others will allow cats only if they have been declawed and spayed or neutered. 

If you decide to allow pets, Rollingwood Management always recommends a minimum of a $300 pet deposit per animal living in the home, and the pets must meet our pet criteria.

If you decide not to allow pets within your home, be aware that you will be eliminating almost 60 to 73%% of the rental market, and it will be more difficult to rent your home.  If the management company has done its due diligence and properly qualified the resident(s) and collected the proper deposit, the risk from having a pet is minimized.

NOTE: These provisions do not apply to Service Animals.

11-10-2016
12
Will you allow smokers in my property?

No, all our properties are non-smoking only. The lease agreement and our Tenant Handbook or Rules and Policies clearly state this to the residents.  There are substantial financial implications for a tenant that smokes in a property.

12-31-2014
13
Can the resident get my phone number and address if I use you?

Our office staff is trained to protect your confidentiality.   However, Texas law now requires we release your name and mailing address if a tenant request that information from us in writing.  Some of our owners have set up a PO Box, this can prevent direct contact by a tenant.  If a tenant contacts you, we strongly suggest you not talk with or negotiate any situation with the tenant.  If you agree to something that we are unaware of, it could void work we are doing and cause a process to be restarted.  Ask your resident to call their property manager and then notify us.

12-31-2014
14
What liabilities do I have, and how can I protect myself?

As the owner of the property, you could be held liable for known and some unknown conditions at the property. In most cases, your fire and liability insurance policy should cover you adequately. However, you should discuss with your insurance company the amount of recommended limits for your situation. Our experience has found that "most owners are under insured for liability coverage".  

You may want to discuss placing your property into a LLC with your attorney.  An LLC is a relatively new type of legal entity.  It was conceived as an alternative to traditional corporations and partnerships. Typically, corporations protect the owners against personal liability for business activities but involve complicated tax and record keeping problems. Partnerships generally minimize the tax problems but offer no liability protection.  Please note:  This is not legal advise.

Our management agreement with you, has an indemnity clause that places basic liability on the property owner that are no fault of the management company.  Insurance companies know this and most will willingly name the property manager as an additional insured at no extra cost.  This is important to do, as you want the insurance company to protect us both, in the unlikely event of a lawsuit.

09-16-2016
15
Can you help me if I already have a resident?

Yes, provided that the current lease is one we can enforce. Once the current lease concludes, we will sign your current resident onto a Texas Association of Realtors lease agreement. In cases where the resident is behind in their rent, we can take the necessary steps to either get them to pay or evict if we cannot obtain payment. Many residents will suddenly find a way to pay the rent or move as soon as they hear that a management company has been secured to follow through with collection.

04-02-2014
16
Do you have enough staff to monitor my property and respond quickly to tenants?

In the property management industry, the average employee to property ratio is 1 employee for every 100 properties.  The lower this ratio, the more care you can expect.  Rollingwood Management has maintained an employee to property ratio of one employee to 45-60 properties.  By having more people on staff and fewer units per person, Rollingwood Management is able to address issues right away.

11-10-2016
17
Can you use one of my contractors for repairs?

Yes.  We would be happy to have one of your vendors fill out a vendor packet to see if they meet our vendor qualifications. In addition to being fully insured (Workman's Comp and Liability), a vendor must agree to a certain level of quality, response time and warranty provisions.

If the vendor does not meeet this criteria, you would have to work with directly with them and pay them.  We cannot take on the risk of a potential lawsuit and could got guarantee the quality of their work. 

11-28-2016
18
Do you get more than one vendor bid for work to be done?

We will get bids for work to be done, but if additional bids are asked for there will be a service charge. The reason for this is that after 30 years in the business, we know who has the best prices and we always go to our vendors that give us the best price. It is frankly a waste of time to continue to seek out other bids but we are willing to do this at the owner’s request. Owners must realize that if vendors give bids at no charge, they are hoping to get the job. If we send vendors out knowing they won’t get the job, eventually they will charge for a bid, or won’t respond to our requests which affects my reputation in the area and makes it harder for me to work with vendors.

09-16-2016
19
Do you profit from any of your vendors by receiving referral fees?

No. We use only vendors that provide excellent and prompt service along with the best rates available and that stand behind their work.  In this business it is all about relationships.  If we were going to offer a service with an additional fee for administrative work, you would be notified.

09-16-2016
20
Are the vendors you use qualified, insured, and competitive in their rate structure?

Yes, each of our outside vendors must agree to adhere to the guidelines of our Preferred Vendor Program in order to do business with our company. This program requires vendors to:

a) provide free estimates and competitive pricing,

b) submit detailed invoices,

c) be available 24 hours a day (if we need them in an emergency), 

d) perform criminal background checks on employees going into your property,

e) guarantee the highest quality work with a warranty of labor and materials,

f) alert us to any problems at the property,

g) call for an approval for any repair out of the scope of work they were sent to perform,

h) call for approval if the cost of the repair is going to exceed preset limits, and

j) carry Worker’s Compensation Insurance and general liability insurance.

09-16-2016
21
Who will do the maintenance on my property?

Residents are required to do basic maintenance on your property. They must replace burned-out light bulbs, change air filters, fill water softeners, and change smoke alarm batteries. Additionally, we also expect them to be able to tighten a loose door handle, push the reset button on a garbage disposal, or reinstall a window screen that may have fallen off. Residents are usually responsible for lawn care unless they are in a property where an owner provides that service. Lawn care is defined as mowing, trimming, watering, and keeping flowerbeds weed-free.

When repairs need to be done outside the scope of the resident's responsibility, one of our in-house maintenance technicians or one of our sub-contractors will be sent to the property. Our maintenance staff is available 24 hours a day, and we guarantee their work.

09-16-2016
22
Do I get to see the rental application, credit report and lease of the tenant?

No. As an agent of the landlord, we are granted permission by the tenant to run their credit.  However, we are not allowed to provide the credit report, or application to the owner without permission from the applicant and most applicants don’t want their personal information being given out.  This is very understandable in our current times of Identity Theft.

09-16-2016
23
Do you manage properties that have a pool?

Unfortunately, due to liability reasons, we do not manage property that has a pool.  However, we can refer you to companies that do.

The exception to this is our Second Home Management program, we will manage homes with a pool in this program.

11-28-2016
24
Can I choose the tenant for my property?

No. Fair Housing laws are so demanding and the fines are huge our job as your agent is to protect you from lawsuits. Because we take Fair Housing very seriously we reserve the right to select and approve the most qualified applicant.  We can call and present the applicant info to you if requested but we have the final say. If an owner refuses to approve the applicant because of discriminatory practices we will cancel our property management contract immediately.

11-28-2016