OUR SPECIALTY... is professional leasing and
management of single family homes, condominiums and townhouse in San Diego and
the surrounding areas. Our commitment to professionalism is our number one
All rent is due on the
1st of each month and is considered late if received after the 5th of the
month. Late notices are sent on the 6th and removal proceedings are initiated
if the tenant does not make immediate arrangements for rent payment. We feel that
the collection of rent is one of our most important functions of managing your
If you wish, we will
make the mortgage payments (as well as homeowner association payments and other
relevant property service payments) for you. Simply supply us with the
necessary mortgage payment cards or coupons provided by your mortgage company
or homeowners association. Payments can be deducted from your account balance
automatically on a monthly basis.
If your property has a
large, consistently negative cash-flow each month, arrangements is needed to
keep an additional minimum balance amount in the account.
affecting your account balance is recorded and explained in detail. Our
computerized accounting system enables you to see exactly what has transpired
with your property on a monthly basis.
Copies of all work
orders and receipts are kept on file throughout the year. We will be happy to
provide duplicate copies of this information at the end of the year to help you
with your tax preparations.
In addition to the
monthly statements we also provide a complete account summary at the end of the
year. This shows you each accounting transaction posted on your property during
the year: i.e. total rent received, total mortgage payments made, total
maintenance expenses, etc. These statements are specially designed to simplify
the year-end tax preparation job for you or your accountant.
Our monthly management
fee is payable when the rent payment is received. It is automatically deducted
from your account at the time the rent payment is posted.
We want good tenants
just as much as you do! We pride ourselves in the quality of tenants we are
able to attract. Our extensive tenant screening and credit investigations help
Vacancies are expensive
for both of us. We make every effort to keep our vacancies to a minimum. Our
aggressive marketing techniques allow your property to be presented to the
largest possible market in the shortest possible time.
Applicants are required
to complete a rental application and to provide credit information and
references. As members of Merchants Credit Bureau we run a total credit check
on all prospective tenants. In addition, we report any delinquencies to the
bureau! This has proven to be extremely effective in stopping late rents.
Once a tenant's
application has been approved by Vance Properties, appointments are made to
approve the actual lease agreement. We review the lease thoroughly with the
tenant. This gives us a chance to answer any questions and to carefully explain
the tenant’s responsibilities as well as our company's policies and procedures.
This attention to the tenants needs greatly reduces misunderstandings and
eliminates many potential problems before they are problems. A copy of the
lease agreement will always be sent to you upon execution.
We undertake a move-in
inspection with the new tenant using the property condition report. We find
this helps develop a good working relationship with the new tenant and gives us
one more opportunity to encourage our tenants to take pride in their home.
Additionally, we take pictures of the property condition before and after each
Once again, we want good
tenants just as much as you do! We pride ourselves in the quality of tenants we
are able to attract.
protection, appropriate security deposits are always collected upon completion
of a rental application by a prospective tenant. Amount of deposits are based
on the monthly rental rate and the credit worthiness of the tenant. Applicants
with pets are required to pay an additional pet deposit if a pet is approved by
All deposits are
maintained in a trust checking account as required by state real estate regulations
until they are either refunded to the tenant upon the successful check-out
inspection or are forfeited to cover damages caused by lease violations.
Our main job is to
protect your investment property. We do this in two different ways. First we
make frequent drive-by inspection tours of your property. In addition, we make
regular preventive maintenance inspections of the interior of the property. It
is stated in the tenants lease agreement that we have the right to make routine
announced inspections. Tenants are always notified in writing of pending
property inspections. Inspections are conducted with the tenant present, using
the property condition report that was executed by the tenant upon move-in. We
compare for discrepancies, missing items, and any damage. At the same time we
also check for preventive maintenance items.
Realty Experts conducts
routine inspections, and tenants who are doing a good job receive a letter
thanking them for their time and the care taken in maintaining their home.
Tenants who are doing a poor job are also notified, and then we follow up with
a second inspection ten (10) days after the tenant has received the failure
report. If the tenant has not shown good faith by providing proper maintenance
or making requested repairs we will begin proceedings to correct the problem at
the tenant’s expense.
Timely and competent
maintenance is the key to protecting your investment. Our goal is to provide
you with this important service at a reasonable price using only qualified
All repair and
maintenance services are performed by independent, outside vendors and
contractors, not by company employees. Each has been selected because of their
ability to provide the best possible service at the best price.
You reserve the right to
schedule and control any or all repair and maintenance responsibilities if you
Routine repair and
maintenance will be performed as needed and will be based on urgency and
importance. For any major job, we usually obtain written estimates from three
different companies, notify you, and obtain your approval before we proceed.
We ensure the quality of
the work performed by making spot checks and follow up inspections. You are
further protected because each job is fully documented in writing and supported