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Engaging in proper lease administration can put to the test an unseasoned manager. In my many years in this business I have gained the knowledge and experience to confidently administer any lease regardless of the challenges a property or a tenant may bring.
Lease in HOA or Condominium
If your rental property is within a Condominium or Home Owners Association (HOA) then you have to follow their rules regarding tenancy. I take care of all matters regarding this process and provide the tenant applicant with instructions on how to apply for residency with the HOA or Condominium.
When tenants are in violation of the lease agreement, or any applicable governing body rule or law, I will serve the proper notice so the tenant can correct the violation in a timely manner and prevent reoccurrences. In case of first time violations I also process all courtesy and collection calls.
Surrender Property Voluntarily
Occasionally a tenant will violate the terms of the lease. I follow all legal guidelines to make the tenant comply or I recommend an eviction. I make every effort to avoid evictions by discussing with tenant the benefits of vacating voluntarily vs. the short and long term problems they’ll face if they choose the eviction process. Most of the time the tenants understand their position and vacate the property voluntarily.ked.
Evictions are a delicate process in which you have to follow the law to the letter. A little overlooked detail can mean the case may be dismissed and cost you to lose in court. I am not an attorney and this is why I recommend that an attorney handles this delicate process. If owner chooses to involve an attorney, owner is responsible for all eviction costs, including attorney fees.
Beware! Free Eviction Offers
Some property managers offer what they call Free Evictions. This is in most cases an astute marketing bait tactic that you will never benefit from.
This Free Eviction will only be possible if the property manager happens to also be a licensed lawyer, or staff a lawyer, or hire a lawyer out of their own money to represent you in court.
Only a licensed lawyer can represent a landlord in court. The landlord can represent him/herself if the property is not owned through a company.
The only thing your property manager can do is to begin eviction proceedings. Even if the property manager files the paperwork and you choose to defend yourself in court, there is a good chance you or your property manager can miss a small legality that will delay the eviction for several weeks. This could cost you at least double court fees plus the loss of extra rent.
Before you sign a management contract, read in the fine print the extensive exceptions and conditions you have to meet to use this benefit.
Lease Renewals are everything but automated. A lot of detail goes into the renewal process. I oversee that all is done correctly and in a timely manner, at no extra charge!
Lease Renewal and Florida Law
In the state of Florida leases can be a maximum of 1 year, and do not automatically renew. The law requires a new lease to be prepared upon the expiration of the old one. I also prepare this renewal lease, and I am vigilant of the deadlines to provide tenant required notices in anticipation of lease expiration.
Prior to lease expiration I will reassess the property’s and tenant’s position to determine if the current lease terms needs to be updated. Based mainly on the following factors I will make a recommendation on how to proceed, and handle the re-negotiation for a new lease:
Reviewing recent comparable rentals in the area will reveal if the current rent rate needs to be updated.
I look at past enforcement notices, HOA or Condo complaints, and payment history to assess the tenant performance after almost a year of tenancy.
Move -In & Move Out Inspections
- The full condition of the property is recorded in each move-in and move-out inspection report.
- Photographs are taken of all property to record the condition before and after tenant occupation of the property.
All tenants use the portal to pay their rent and other fees electronically with electronic check and all major credit cards*. For the tenant, the portal is a time saving advantage compared to mailing, depositing, or delivering payment in person.
Besides saving time, tenants can see their account payment history online. This also guarantees funds are available faster.
My duty as a rent collector is carried out proactively. Most of my tenants are very responsible when paying their rent, but the few that aren’t, quickly recognize the dynamics of our relationship and the next payment is almost guaranteed to be on time or even in advance.
Enforcing the lease terms and collecting for Late Rent, or damages is more involved than collecting rent, but I do an amazing job at it. See more about Lease Enforcement in Lease Administration.
24 Hours Emergency Support
All tenants have access to 24 hour emergency support. Depending on the nature and degree of the emergency reported, I will respond immediately or in the 24 hours following the report.
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¿What We do for our South Florida Property Owners & Investors?
We make their life easier with regards to MATT N & A REALTY & MANAGEMENT rental property ownership because...
Property Accounting & Reporting
Financial Summary and Reporting
Regular financial summaries are provided monthly or as required by the client. Reports include but are not limited to: Cash Flow, Cash Flow for any 12-month period, Cash Flow Comparison where Owner wants to compare portfolio performance. In addition, Expense and Income Reporting and well as work requested are available and provided monthly.
Advertising Your Rental Property
Marketing Your Property for Rent
As soon as we know when your property will be available, we start the marketing process. Our process includes learning all about your property by measuring the rooms, taking photographs and writing scripts for highlight videos about your property. These videos will be available on our website for prospective tenants to see the property if they are unable to visit the property. Properties from our website are syndicated out to many popular websites such as Zillow, Realtor.com, Hotpads.com.
Tenant Screening & Coordination
Tenant Screening and Background Checks
Prospective tenants will be screened to determine if they have the ability to pay, proof of employment or adequate funds to pay the rent. Past landlord verification and criminal background checks are also conducted as part of the screening process and then all information is compiled to look at the applicant in a weighted process. Leasing information from past landlords will be verified whenever possible.
We coordinate with the tenant anytime property needs to be shown for business purposes.
Maintenance & Repairs
We hire licensed and insured people to clean, paint or make repairs when necessary and answer phone call from tenant 24/7 and handle emergencies. Any work needed will be done by a licensed contractor. MATT N & A REALTY & MANAGEMENT has vetted all the contractors normally needed for repairs at your property and have proof of general liability and well as worker’s compensation insurance for any contractor used. We are licensed property managers and do not perform any maintenance. We leave that to the experts. Tenant safety and satisfaction are a priority.
Leasing Services and Renewals
We provide leasing services for any Owner than wants to self-manage his/her property and keep track of when those leases would need to be renewed. We also offer. As part of our property management services where the owner isn’t self-managing, we evaluate the market 60 days prior to lease renewal and adjust the rent price based on market conditions and owner desires. Move in and Move out walk through inspections are documented on video.
Rent Collection & Bill Pay
We report and collect the rent and provide a conduit between tenant and owner for problem resolution whenever possible. We pay all bills associated with the property at the Owner’s direction.
Rent collection services are provided to make it easy for a tenant to pay his/her rent. Options for online payments are available for 24/7 access. Tenants can also drop their payments off at our office.
Regular property inspections are performed by licensed inspectors twice a year to determine if any problems exist. Early detection of water leaks, HVAC, or pest control problems can save hundreds of dollars. Photographs document the condition at the time of the inspection. In addition, walk through evaluations are accomplished at lease renewal. Note: Property Managers are not allowed to perform “inspections” unless licensed as a Property Inspector, so any observations at the property and more of a property management evaluation which requires no license.
Eviction Process & Late Payments
Rent payments are due on the 1st of each month and considered late thereafter. We allow 2 days of grace before charging the late fee and beginning the eviction process. On the 4th of the month, the Ex-Official Constable is hired to serve the 5-day pay or quit notice on each tenant in default. The response from tenant determines what happens next. If the tenant pays, all is well, no further action needed. If tenant doesn’t pay, manager files for summary eviction with the court and obtains order for locking out tenant.
THINK IT’S EXPENSIVE HIRING A PROFESSIONAL PROPERTY MANAGEMENT COMPANY? THINK AGAIN.
Let us help you maximize your investment by setting up best price and finding you the best tenants. We will save you money in places that you won’t think about. Our asset protection plan takes care of your investment and gives you peace of mind. We think of everything so you don’t have to. We respond to all tenant concerns and solve problems they may have.
Find out how much rent you can get for your investment and get your free rental analysis in minutes!
ALL YOUR PROPERTY NEEDS IN ONE PLACE
Let us help you maximize your investment by setting up best price and finding you the best tenants.
We have specific, discreet programs designed to help you stay in control of your rental property.
Maintenance & Inspection Services
We offer these services to you with the hope of saving money long term by catching small problems before they create bigger problems.
Why You Should Hire MATT N & A REALTY & MANAGEMENT
A lot goes into managing a rental property. Have you considered it all? We think of everything, so you don’t have to.