Austin Office
2300 Greenhill Drive Building 2, Suite 250
Round Rock, TX, 78664
Office Hours: Monday-Friday 9:00 am-5:00 pm
By Appointment Only
Phone: 512-439-3600
Email: austin@purepm.co
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Corpus Christi Office
1257 Nile Drive
Corpus Christi, TX, 78412
Office Hours: Monday-Friday 9:00 am-5:00 pm
By Appointment Only
Phone: 361-288-8522
Email: corpuschristi@purepm.co
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Dallas-Fort Worth Office
3000 Race Street, Suite 132
Fort Worth, TX, 76111
Office Hours: Monday-Friday 9:00 am-5:00 pm
By Appointment Only
Phone: 817-377-3190
Email: dallasfortworth@purepm.co
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Resident FAQ
Information on our properties can be found on our website. We would also love to hear from you! Give us a call at 817-377-3190 and we will connect you with one of our in-office licensed Realtors to assist you. We can e-mail or fax you a copy of our available properties.
We will contact you as soon as possible to let you know that you have been approved. Then you will have 48 hours to sign the lease and pay the security deposit to secure your new home. This payment must be made in the form of a certified bank check or money order. No personal checks or cash are accepted prior to moving in.
One of our in-office licensed Realtors can schedule an appointment with you to show the property. However, should our agents’ availability not fit your schedule, we allow prospective residents to view most of our vacant properties by using the self showing option by using https://tenantturner.com/
All applications are accepted and processed on a first-come-first-served basis. Due to our fiduciary relationship to the investor, if more than one application is submitted before approval of an application we are required to select the highest-rated application. In this situation only, those applications can be applied to another one of our properties.
All applicants must view the interior of the property that they are interested in leasing prior to submitting an application. The property must be accepted on “as is” basis except when an investor has approved the repair of specific items on the Application Contingency Form.
In the event your application is denied, we make every effort to contact you promptly regarding the denial. If denied, we will provide you contact information to request a copy of your credit report directly from the credit bureau.
Our website is updated continually to reflect our current inventory of homes. Typically, new properties are added each Friday.
Typically, we can have your home ready to move into within 48 business hours after approval of your application if there are no required repairs. If there are repairs that you requested, the time frame for these will be handled on a case by case basis.
Each adult over the age of 18 planning to occupy the property must fill out an application, including spouses and adult children or dependents.
Most of our leases are for a minimum of 12 months; however, we do entertain offers for other terms, as determined by our investors. Approximately 90 days prior to the end of the initial term, lease renewal options will be mailed to your home for your selection. Should you choose not to renew your lease, your initial lease will continue on a month to month basis, usually at an elevated rent amount.
Every adult who resides in the property must be listed on the lease to have a legal right to occupy the property. We must verify the suitability of each leaseholder.
Our application fee is $70.00 per applicant. Every occupant 18 or over must apply and pay the application fee.
Yes, our residents are solely responsible for ensuring their own personal property that is located or stored upon the property leased. Any loss from the risks of damage, destruction or loss resulting from theft, fire, storm and other hazards and casualties are the sole responsibility of the resident and not the investor.
Yes, however, we would require you to secure a suitable person to guarantee the lease. This person will be considered a “Resident” and will be added to the lease as such. The guarantor would also be responsible for completing an application and paying the application fee.
It is the responsibility of our residents unless they are included in the lease, to secure utilities for their residence. It is the responsibility of every resident to supply confirmation from the utility company showing an active account prior to picking up the keys to their new home. At the termination of the lease, the resident is responsible for having all utility services disconnected and must submit receipts for water bills. Please see the utility section of our website for utility contact information.
Just like our residents that do not need a guarantor, we must evaluate the creditworthiness of all involved in our leasing process.
Typically, all residents are responsible for :
- Securing all utilities for the home, unless otherwise provided
- Lawn care, unless otherwise provided
- Maintaining a clean and sanitary property
- Promptly disposing of all garbage in appropriate receptacles
- Supplying and changing heating and air conditioning filters at least once a month
- Minor repairs to your home, including, but not limited to, to replacing light bulbs and clogged drains
- Changing the smoke detector batteries during residency (these are new when you move in)
- Taking all necessary precautions to prevent broken pipes due to freezing or other causes
- Replace any lost or misplaced keys
- Paying any periodic, preventative, or additional extermination costs desired by the resident
- Removing any standing water
- Knowing the location and operation of the main water cut-off valve and all electrical breakers
- Promptly notifying Landlord, IN WRITING, of all needed repairs
- Complying with all Homeowner Association Rules
- Following the terms of your lease
- Valid government-issued identification
- Your most recent pay stub, or other verification of your income
- Proof of proper immigration status, if not a US citizen
- Appropriate non-refundable application fee
Please note, once approved you will need to pay half of your security deposit within 48 hours and will be expected to move in not later than 2 weeks after you have been approved.
No application will be processed until it is complete, including all documents and authorization forms. Additionally, no application is complete without payment in full of all application fees due.
We accept pets on a case by case basis as determined by the owner of the property. All pets must be listed in the lease. The pet deposit for one pet is a total of $350.00. For an additional animal, an extra $50.00 pet deposit must be submitted. Pet rent will be assessed based on your specific pet factors; the range for pet rent is $25.00 to $45.00 per pet. There is no deposit or rent charge for Service/Emotional Support Animals. All prospects bringing an animal onto the property must submit an Animal Application through our third-party review board at PetScreening.com. Animals will not be authorized until the PetScreening.com application has been submitted and approved. Any damage done by the animal is the responsibility of the resident. All animals must be registered and immunized in accordance with local ordinances. At the end of the lease, the resident must provide proof of a flea treatment from a licensed exterminator. No animals can be tied on the property.
You are responsible for paying the security deposit within 48 hours of application acceptance. You will pay the first month’s rent and any pet deposit at the time you pick up the keys prior to occupancy. Should you move in up to seven days prior to month end, you will also be responsible for paying the following months full rent.
Rent can be paid by check or money order until the third of the month. After the third of the month, we will only accept rent in the form of certified funds. Additionally, late payments must include the late fees or they will not be accepted. We also offer online payments or a direct draft of your checking account. Download a copy of our ACH Authorization Form. Or, you can pay your rent securely online.
We do require a security deposit. Usually, the security deposit is the same as one month’s rent. There may be exceptions to the amount of the security deposit required. After your application is approved you have up to 3 business days to pay your security deposit and sign the lease to secure your new home. This must be paid by certified bank check or money order.
First and foremost, we operate in strict compliance with all Fair Housing Guidelines. After receiving an application we investigate each of the following:
- Rental / Ownership History
- Credit Report
- Criminal Report
- Income Verification
Typically, we can fully process your application within 2 business days once we have all documents required to complete an application. However, it is not uncommon to experience difficulty verifying your rental and/or employment information. Should we experience difficulty doing so, we will contact you to verify the information you provided is correct. Sometimes it is beneficial for the applicant to contact the person we are having difficulty getting in touch with and request that the information needed is released.
All security deposits are held in strict accordance with the Texas Property Code.
Rent is due on the 1st of the month and late on the 2nd. Rent must be in our office by the end of the business day on the 3rd of the month in order to not incur a late payment penalty. If you pay rent after the 3rd of the month there is a late fee that is assessed as defined in your lease agreement. Any current month rental payments received after the 3rd of the month must be in the form of a certified check or money order; no personal checks will be accepted after the 3rd. Additionally, all payments made after the 3rd must include the applicable late fee.
Per the Texas Property Code, you will receive notice of the disposition of your security deposit within 30 days. This will be mailed to your forwarding address.
We will send you a letter notifying you of a balance due and enclose detailed documentation regarding your charges. Payment will be expected promptly to prevent further action.
Any outstanding charges 30 days from the date of invoice will be turned over to a collection agency for processing and will become part of your permanent credit history.
We love talking on the telephone, but often our call volume is so high that we cannot answer every call that comes in immediately. Understanding the need for instant information for our clients and customers, we have invested much time and capital into developing a fully encompassing website that answers most every routine informational request we receive.
- For our investors, we offer a fully integrated investor login where they can view information on their accounts 24 hours a day. The information contained in the investor login is the exact data that we look at in the office. Virtually any report can be produced from our investor login for any period of time for which we manage your property.
- For our current residents, we offer a fully integrated resident login where the account can be viewed. Maintenance requests can be submitted online and the answers to many commonly asked questions can be found on our website. Some of our Frequently Asked Questions include “What happens if I break my lease?”, “How do I submit a move out notice?”, “When is my rent due?”. As an added convenience, rent can also be paid online!
- For our prospective residents and Realtors, all of our available properties are listed on our website with a wealth of information on each property. Additionally, the answer to most questions regarding our application process, screening process, and other pre-tenancy issues can be found on our site.
- For all of our investors, residents, and prospective residents, there are extensive forms sections with forms for virtually every situation where one might be needed.
Should the information you are looking for not be available on our website, we welcome your call to assist you in any way possible. If you do not get a live person, please leave a detailed message for the appropriate person and your call will be returned as quickly as possible.
You must submit your dispute in writing within 30 days from the date of your security deposit disposition notice.
In compliance with the Texas State Property Code, all routine maintenance requests must be submitted in writing to our office. Requests can be submitted by one of the following:
- Our Website
- Download our maintenance request form and fax it to 817-288-5511 or
- Email it directly to your property manager or
- Mail it to 5601 Bridge St. #504, Fort Worth, TX 76112 or
- You may also drop it by our office at 5601 Bridge St. #504 in Fort Worth
If your emergency is life-threatening, dial 911. If a maintenance emergency occurs during regular business hours, please call our office immediately at 817-377-3190. For after-hours emergencies, PURE Property Management of Texas has a 24-hour maintenance service that can be reached at 855-420-7873.
No, all of our service technicians are screened, licensed (if required), insured, and display the utmost in professionalism. Should you desire to be home when the service is performed, the technician will make 3 attempts to contact you and if not successful, the service request will be terminated and not re-activated. If the situation is deemed to be a risk to the property, the technician will be allowed to access the property.
Rent can be paid by check or money order until the third of the month. After the third of the month, we will only accept rent in the form of certified funds. Additionally, late payments must include the late fees or they will not be accepted. We also offer a direct draft of your checking account, at no additional fee.
Rent is due on the 1st of the month and late on the 2nd. Rent must be in our office by the end of the business day on the 3rd of the month in order to not incur a late payment penalty. If you pay rent after the 3rd of the month there is a late fee that is assessed equal to 10% of your total rent. Any current month rental payments received after the 3rd of the month must be in the form of a certified check or money order; no personal checks will be accepted after the 3rd. Additionally, all payments made after the 3rd must include the applicable late fee.
There are many factors that go into each request and we cannot set a firm schedule. However, we typically contact you the same day we receive the request to assess the situation and determine the proper course of action. Our goal is typically no more than 5 business days to complete.
No. Unauthorized repairs will not be reimbursed. Should you wish to perform work on your property, download a copy of our resident repair authorization form. All requests must be approved in writing prior to any work being performed.
We initiate the draft on the 3rd of each month.
Please contact our office immediately so we may investigate the issue.
We will notify you and expect immediate certified payment. Additionally, you will be required to submit all of your future payments by certified bank check or money order. There are fees, as detailed in your lease, associated with returned items, as well.
No. Under the Texas State Property Code, it is prohibited for a resident to withhold rent for failure to fix items submitted. Please contact our office to discuss your specific situation.
If your rent is not received on, or before, the 3rd of the month, you will receive a letter notifying you that you are in breach of your lease and payment must be made promptly. On the 13th of the month, a second letter will be mailed to anyone who has not paid their rent by that day. Eviction filings will be made on the 18th of each month should payment in full not be received by then.
Typically, all residents are responsible for :
- Securing all utilities for the home, unless otherwise provided
- Lawn care, unless otherwise provided
- Maintaining a clean and sanitary property
- Promptly disposing of all garbage in appropriate receptacles
- Supplying and changing heating and air conditioning filters at least once a month
- Minor repairs to your home, including, but not limited to, to replacing light bulbs and clogged drains
- Changing the smoke detector batteries during residency (these are new when you move in)
- Taking all necessary precautions to prevent broken pipes due to freezing or other causes
- Replace any lost or misplaced keys
- Paying any periodic, preventative, or additional extermination costs desired by resident
- Removing any standing water
- Knowing the location and operation of the main water cut-off valve and all electrical breakers
- Promptly notifying Landlord, IN WRITING, of all needed repairs
- Complying with all Homeowner Association Rules
- Following the terms of your lease
You will receive your first lease renewal letter about 90 days prior to your lease end date. The primary purpose of this letter is simply to remind you of your lease expiration and to inquire about any outstanding maintenance issues. You can expect your second lease renewal letter about 60 days prior to your lease end date. This letter will detail your renewal options. In most cases, you will have the option to renew for 12, 9, or 6 months or continue on a month to month basis. A 9-month lease will increase the proposed 12-month rent rate by $25; a 6-month lease will increase the proposed 12-month rent rate by $50, and a month to month lease will be an increase of $100 more than the proposed 12-month rent rate.
No. Even though the initial term of your lease expires on a certain date, it converts to a month to month lease and is still in full force until proper notice is given by either party. Even when your lease continues on a month to month basis, you are still required to submit a written move out notice at least 60 days prior to your move out.
Each utility company is different with regard to rates and charges. However, please explore the following links for some very helpful tips!
Electricity: lowerelectricbilltoday.com
Water: wateruseitwisely.com
Most of our leases require a 60-day notice to terminate by either party. Download the Notice of Tenant’s Intent to Vacate form and fax, email, or mail to our corporate office. It is always a good idea to call and ensure receipt of your move out notice and request an acknowledged copy for your records. Download a proper notice to vacate form.
Locks are changed immediately prior to each new resident moving in. Should you desire to change them during your residency, you must first receive written approval from our office. The work must be done by a licensed locksmith and three keys to each new lock must be provided to our office within 24 hours of the work being done.
Any extension to your move out date must be done so in writing and be agreed upon by both parties. Should you need to extend your move out date, please download the Notice of Tenant’s Intent to Vacate form, fill out the required information, including your desired move out date, and deliver to our office ASAP. If you would like to retract your move out notice, please download the Move Out Notice Retraction form and fax or email to our corporate office immediately. We will make all efforts to accommodate your move out notice revisions; however, please know that should we pre-lease your property, we will be unable to honor your move out notice revision.
Keys must be returned by midnight on the date designated in your move out notice. You are not officially moved out until the keys are returned and you may be responsible for daily rent charges until the keys are returned.
No. Per Texas Property Code Sec. 92.108. LIABILITY FOR WITHHOLDING LAST MONTH’S RENT. (a) The tenant may not withhold payment of any portion of the last month’s rent on grounds that the security deposit is security for unpaid rent. (b) A tenant who violates this section is presumed to have acted in bad faith. A tenant who in bad faith violates this section is liable to the landlord for an amount equal to three times the rent wrongfully withheld and the landlord’s reasonable attorney’s fees in a suit to recover the rent.
You will be subject to an eviction that can remain on your record for up to 10 years. You will also be liable to the landlord for three times the rent wrongfully withheld and the landlord’s reasonable attorney’s fees in a suit to recover the rent.
You must first receive written authorization from us to paint any part of the property.
Your lease details the items that you need to accomplish to properly vacate your home in great detail. When we receive your proper 60 days written move out notice, we will send you the Move Out Procedures and Estimated Costs that you signed at move in to refresh your memory about the move out process as well as our expectations.
Immediately after you vacate the property, one of our agents visits the property and performs a move-out inspection to assess the condition of the property in comparison to your Residential Lease Inventory Condition Form, assuming that you completed it within 5 days of your move-in and returned to our office. We then process your security deposit within 30 days or your move out and mail it to the forwarding address you provided in writing to our office. Please note that per the Texas Property Code, we have 30 days to mail your deposit in strict accordance with the Texas Property Code. Please note that PURE Property Management of Texas is not obligated to return a resident’s security deposit or give the resident a written description of damages and charges until the resident gives the landlord a written statement of the resident’s forwarding address for the purpose of refunding the security deposit, after which the landlord has 30 days to account.
Investor FAQ
Just as in sales the leasing market does have some seasonality. If you think about it, it makes sense. Summer months are very busy with the build-up towards August and the start of school. September usually slows down or at least feels like it after the summer rush. What surprises most investors is that November and December are usually very busy also with January being a slower month. Now with all that being said, PURE Property Management of Texas lease properties each and every month of the year. The influx of out of state relocations continues to drive the rental market. The almost weekly announcements of entire company relocations from high tax states in addition to the appeal of live style or weather continue to the central Texas strong growth pattern.
It normally takes less than 30 days to lease a property. We require our existing residents to provide a 45-day notice when they are vacating a property. Once we have received the residents’ notice, the property is placed on the rental market usually within 48 hours. Our objective is to reduce vacancy time by securing a qualified resident prior to the existing resident vacating the property.
Properties are entered into the Central Texas Multiple Listing Service advertising to over 6,000 participating realtors. Both interior and exterior photos along with a complete property description and community amenities are advertised on multiple websites. Each vacant property will have a complete video tour allowing potential applicants an opportunity to see the property 24/7.
Market conditions vary and we can not make any guarantees, but through weekly communication, you will receive an accurate picture allowing you to make any needed adjustments to rent your property for the most amount of money in the shortest time frame.
It is our policy to prohibit smoking indoors of all PURE Properties.
It’s your property, and yes you can restrict pets, however, nationwide the percentage of residents with pets is very high, and in “pet-friendly” Central Texas, it can run as high as 80% of all residents. Being open to pets does make your property available to more potential renters. Statistics have shown residents with pets have a longer residency than those that do not have pets. Additional deposits, weight and breed restrictions do apply. To protect your asset and to enlarge the pool of prospective residents which directly benefits you, PURE will guarantee that any damage caused by a pet we approve will be covered up to $1,000. However, if you feel very strongly about this issue, we will agree not to advertise or show your property to anyone with a pet. Please be aware that it is not reasonable or possible to monitor resident pet restrictions on a daily basis. Additionally, pet restrictions per Fair Housing Guidelines do not apply with ESA or Support animals.
Unlike other companies, property management is our specialty, not a sideline. PURE Property Management of Texas, CRMC, LLC. is a full-time property management company. We have earned the National Association of Residential Property Managers (NARPM) distinguished designation of Certified Residential Management Company (CRMC). The CRMC designation is held by less than 50 companies nationwide. Greg Doering holds the Master Property Manager (MPM) and Residential Property Management (RMP) designations in addition to the Texas Residential Leasing Specialist designation. Greg has written and taught several residential leasing classes as well as being asked to be a guest speaker and educator at both state and national associations and brokerages.
All team members at PURE Property Management of Texas are involved in the National Association of Residential Property Managers having earned professional designations and have been involved on numerous committees. Additionally, Greg has served on the Williamson County Association of Realtors Board of Directors and on the Texas Association of Realtors Property Management Committee. Most recently Greg served on the Board of Directors in the role of Central Region Vice President for the National Association of Residential Property Manager. Greg feels very strongly that continued education in the ever-changing property management field allows PURE Property Management of Texas to provide the best practices and sound advice for our clients.
The lease is a legally binding contract. A small percentage of residents will break their lease due to unforeseen life events and some will simply make the poor decision to leave before fulfilling their lease. The resident is responsible for rent through the entire term of the lease. If they are forced or choose to leave prior to the termination date, they will be charged for all of the following; a) all rent, unpaid fees and other non-rent charges accrued prior to the date that Investor/Agent knew or reasonably should have known of the abandonment or relinquishment of the unit, b) all damages relating to the condition of the unit, c) an early termination fee in the amount of one month’s rent.
Texas Property Code states the Investor/Broker must place the property back on the market as soon as possible to mitigate the resident’s charges.
Selecting the right resident is a critical part of property management. Resident selection is often softened when an agent is looking for a quick commission or an investor is desperate to place a resident due to a longer than expected vacancy.
One of the most important aspects of making your experience as a investor rewarding is placing the right resident in your property. Once we have an application generated from our marketing efforts, we conduct a detailed background check on the applicants. Some applicants can be very deceptive, even to the point of having friends or family members pose as former investors or employers so that the information sounds good to the investor conducting the background check.
PURE Property Management of Texas, LLC. has a stringent minimum rental selection criteria. Applicants must submit photo ID’s, and undergo a thorough background investigation which includes full criminal history, residential/investor history, credit review, paystubs for verification of income and employment, and a Homeland Security check. Once the applicant meets our minimum criteria, our office will contact you with our recommendation, and to obtain your final approval. Our office follows all the guidelines of Fair Housing, and you will only be provided with pertinent information to make an informed decision. Our office will make a recommendation; you will make the final decision. A thorough background check is crucial to avoid costly mistakes with your property. A bad resident can be a very expensive ordeal due to lost rent, extra time spent having to deal with them, and damage to the property. While no background check can eliminate the risk of a problem resident, our thorough examination of their rental history can significantly reduce your risk. PURE is so confident in our screening process that we offer our leasing guarantee that other than those situations required by law, in the event a resident does not complete the first initial year of residency, you will not be charged a second leasing fee.
Our office is open Monday- Friday from 9:00 – 5:00. Telephones are personally answered during this time and voice mail is available all other times. In addition, a maintenance vendor and a staff person are on call 24 hours per day, 7 days per week to handle emergency situations should the need arise.
It’s your money and we take it seriously. One of the most expensive times for any investor is when the property is vacant, or a resident has not paid. Rent is due in our office on the first of each month and considered late at the close of business on the third. Residents that have not contacted our office and entered into an agreed-upon payment plan prior to the rental due date are considered late. On the fourth, each late resident is sent a Notice To Vacate the property. The Notice to Vacate is the first step in the eviction process and legally notifies the resident they have three days to pay the past due rent or vacate the property. Most residents contact our office and pay immediately upon receipt of the Notice to Vacate. In the event a resident still has not paid, our office will notify you that we will file on your behalf with the Justice of the Peace for a formal eviction hearing.
Our office averages less than 30 days to formally move through the eviction process. Our intention is first to collect rent, but in the event that is not possible, we act swiftly on your behalf, filing all necessary documents and paying court fees, appearing before the Justice of The Peace, obtaining a favorable verdict, filing for a Writ of Possession, coordinating with the precinct Constable and the physical removal of the resident and all possession from the property. The process can be costly.
It is standard for the Eviction Protection Plan to be included with our property management agreement.
Our company has purchased a master insurance policy that not only covers up to $100,000 in resident liability to protect the investor’s property but a $20,000 policy to cover the resident’s contents. Residents may opt-out of this plan by providing proof of insurance by another insurance carrier. If a resident fails to provide proof of insurance, it is mandatory that they are automatically enrolled under our master policy.
PURE Property Management of Texas is a performance-based company. That means we do not collect any funds until we have earned them. Management fees are deducted from your monthly equity distributions. In short, we deduct our fees only when you are getting paid. No rent collected due to a vacancy, no fees collected for management services.
PURE Property Management of Texas does not charge any start-up, administration, or upfront fees.
We do not enter the property and recommend the client not enter the property except in emergency situations or when repairs have been requested by the resident. PURE Property Management of Texas, LLC. will conduct interior inspections of the property either once or twice per year depending on the inspection option you chose. The report will show many photos of the interior and exterior of the property. History has shown that repeated disturbances prompt residents to become unhappy and not be as willing to renew their leases. We usually try to give the resident 24 hours notice before we enter unless it is an emergency situation.
We do not pay clients mortgages. We will pay your HOA dues if you request, the request must be made in writing and all dues are paid in the first two months of the year. We will only pay a full year HOA dues and will not pay those that require a monthly or quarterly payment.
None, we are a performance-based company. We make money only when you make money. When your property is vacant and not earning a return, we are working diligently to secure the best resident. Disclaimer- If you have selected the pricing plan that includes Surevestor, that charge will be due each month during a vacancy.
Our standard lease requires either party, investor or resident to provide a 45 day written notice. Approximately 60 days before the expiration of the resident’s lease, our office will contact you and make recommendations regarding rental rates and guidance on renewing the resident. Most property management companies raise rental rates and renew residents’ leases without seeking input from the investor. This is your property and we feel it is a better partnership when you are involved.
Duplexes and single-family homes are usually the responsibility of the resident unless an investor has decided to retain the services of their own landscaping company. Investors are responsible for the tree trimming as it limits the liability of residents on ladders and preserves the value of the trees along with preventing damage to roof lines.
Evictions can happen to any investor no matter how well a resident is screened. Circumstances change in people’s lives, and they are not able to pay the rent. This is especially true when people lose their jobs, go through a divorce, or have a serious injury. When they aren‘t able to pay the rent, they also find it difficult to move. When this happens, the investor has to go through the costly procedure of evicting the resident. This happens even in the best of times.
In response to the rising cost of evictions, PURE Property Management of Texas, LLC. offers two separate options for investors to choose from. The first option is for those investors that select our Platinum plan, included in this plan is an extensive policy to protect investors in the event of an eviction. The second option is a cost-effective program that protects investors from the ever-increasing cost of an eviction. For an annual fee of $84.00 per unit, we will cover the cost for most general evictions. The program excludes a jury trial which requires an attorney, PURE Property Management of Texas, LLC. has never been involved with a jury trial as we have always mitigated a favorable outcome.
It is standard for the Eviction Protection to be included with our property management agreement.
Maintenance is an on-going concern in property management. We have found that success comes through good communication and rapid response. We have partnered with a company that has reduced maintenance coordination time by 60% and increased resident satisfaction by 87%. When a resident submits through the Property Meld system the work order is reviewed by a technician who first tries to troubleshoot virtually. (Issues such as resetting garbage disposal or a GFI switch). If the issue can not be resolved, the technician and resident can via shared calendars set and agreed upon appointment within minutes of the work order being submitted. If an issue is over $350 you are notified and consulted with recommendations on what approach to take.
PURE Property Management of Texas offers a once per year opportunity when our bookkeeping department will pay your HOA dues. At the beginning of each year, we notify each client that owns properties in subdivisions with HOA if they would like us on their behalf to pay the entire HOA dues for the year. Many investors have taken advantage as it does simplify bill payments and recording keeping as the entire yearly HOA fee is recorded on your yearly statement for tax purposes. We do not pay monthly or quarterly HOA dues on your behalf.
It depends. If you wish for us to market the property for a prospective resident, run a complete background and draw up the lease, and you are going to self manage, the charge is 100% of one month’s rent. If you are hiring us as your property manager, the leasing or resident procurement fee is 80% of one month’s rent. For more than 3 properties, discounts may apply.
The short answer is no you cannot be part of the screening process. The issue is ever-increasing and stringent rules regarding Fair Housing and Fair Credit Reporting Act. We understand you have concerns about the risk and potential damage residents potentially might do and believe us we do also. That is why we have created a screening criterion that is as stringent as the law allows. One of our responsibilities as property managers is risk mitigation on your behalf and the first area we mitigate is resident selection and screening. Once our applications department has screened a resident and they meet with our requirements you will be notified and make the final approval. We are so confident in our screening process that we offer you our resident guarantee-if a resident we approve does not fulfill the first 12 months of their lease, we will pay the full leasing commission to secure a new resident. This guarantee assures that you will never pay more than one leasing commission in the first 12-month period. (Guarantees excludes those residents as prescribed by law).
We pay investors fast! Rents are due in our office on the first day of each month and are considered late at the close of business on the third. investor proceeds are distributed via ACH directly to your account on the first business day after the fifth each month. In 2019, our office paid investors on the 4th of the month 9 times last year. We take paying investors seriously. At the time of proceeds distribution, your monthly statement will be emailed directly to you. We do not charge any additional fee for ACH distribution.
Investors requiring a physical check being processed and mailed directly to them will be assessed a minimum $5.00 per month fee for processing and mailing.
Your investor’s reserves account is a fund that PURE Property Management of Texas uses to pay for maintenance repairs or utilities during a vacancy as they arise. This account is reimbursed with rental income each period to ensure the balance remains at $350.00. These funds are returned to you at the end of our business partnership.
Great! Contact our office and we will get the ball rolling. If your property is vacant and rent ready, we can have it on the market in as soon as 48 hours. If you are trying to tie up some loose ends before putting it on the market sooner versus later, we can start our pre-leasing process and have all the documentation ready for when it fits your schedule.
Your investor’s reserves account is a fund that PURE Property Management of Texas uses to pay for maintenance repairs or utilities during a vacancy as they arise. This account is reimbursed with rental income each period to ensure the balance remains at $350.00. These funds are returned to you at the end of our business partnership.
When an individual rents a car or takes a mortgage on a home, they are required to either provide proof of insurance or purchase insurance from the investor’s company to make sure their asset is protected. Why would someone allow a “stranger” to occupy one of their biggest assets and not require the “stranger” to provide insurance coverage to you the investor? PURE Property Management of Texas has purchased a master insurance policy to protect the investor from accidents that might occur on their rental property. Not only does this policy provide up to $100,000 protection to the investor’s asset but it also provides a $20,000 renters insurance plan for the resident’s coverage of their content. Partnering with our insurance carrier allows us to offer better coverage for our investor clients.
NO! If you own rental property, then over a period of time, you will have problems of one kind or another. Whether the problems are related to maintaining the property or dealing with the resident, there will be problems that need to be resolved. Retaining PURE Property Management of Texas, LLC to manage your property will eliminate some but not all potential problems. Based on our years of experience and familiarity with the Texas Property Code, we work with you in providing options and exploring all alternatives to correct problems as they arise.
Our experience will help reduce the number of problems related to rental property. Those problems that cannot be avoided, must be solved. Our expertise will help reduce the aggravation and potentially higher expenses related to solving these problems. We are unable to keep all bad things from happening, but we can handle solving the problem for you so that you do not have to handle it yourself. We work together for the best-case resolution.
The better the condition your house is in, the better quality resident it will attract. Your home must be left in the professionally cleaned condition. Your Property Manager prefers to arrange this cleaning to ensure that the cleaning guidelines are strictly followed. The carpets must be professionally cleaned, and all debris and personal belongings removed from the house.
It is not necessary to paint, but you should consider painting any room that has dirty or marred walls. A neutral color is best. Your Property Manager will be happy to discuss any necessary repairs or painting with you. Neutral window coverings such as blinds should be left, preferably not curtains. Residents moving into a rental property do expect some sort of window coverings to be provided for privacy and safety. There should be no items stored in the property, including attics, basements, storage areas, etc. We recommend that you do not leave a washer and dryer unless it is a stack unit or an unusual size. It is typical in our area for all kitchen appliances, including stove and refrigerator, to be provided.
The residents are required to maintain the yard in the condition it is provided to them. Therefore, the yard should be freshly mowed, weeded, trimmed and the leaves and debris removed.
Most likely yes. Every year, we take over many properties with existing residents. Our office will need to review your current lease with the existing residents to ensure it is compliant with the Texas Property Code. The switch is easy and we handle all the communication and coordination to ensure your resident has an easy transition.
Not at this time but give us a call and we will be happy to refer you to several local property management companies that do.
Recently the penalties for any delays in returning a resident’s security deposit have increased substantially. In order to protect our investors’ interest, all resident security deposits are placed in a trust fund. This fund is subject to audit by the State of Texas. PURE Property Management of Texas strictly adheres to trust fund compliance regulations as it is not only the law, but it is simply a good business practice.
Our business model and expertise does not allow us to manage furnished properties
Inspections are an important and necessary part of property management. It is always important to balance the need to survey the condition of the property with the resident’s right to the peaceful enjoyment of their home. Too few, and minor repairs may become major, too many, and the resident fails to renew because of the constant disruption of property surveys.
Our office will conduct a thorough property survey prior to a resident taking possession of the property. The purpose of this survey is to document the condition of the property. You will receive a copy of this report with multiple photo documentation for your review. We offer several options regarding property surveys. Our office recommends that an additional survey of the property take place two to three months prior to the resident’s renewal date. This survey will document the current condition of the property and allow the investor to make an informed decision regarding renewing the existing resident. (Sample Survey). A second option that appeals to some investors, is a first survey conducted approximately during the first 90 days a resident takes possession and at approximately 9 months into their lease prior to renewal. The final move-out survey will be conducted at the time the resident vacates the property and will be used as a comparison with the original move-in survey for the final disposition of the resident’s security deposit.
No, we are a performance-based company. We make money only when you make money. When your property is vacant and not earning a return, we are working diligently to secure the best resident.
Our office has a 24 hour personally answering the emergency maintenance line. After hours, resident’s calls are automatically forwarded to our 24-hour emergency maintenance line. The operator answering the phone is an actual maintenance employee, therefore qualified to deal with emergencies immediately. First, a determination would be made if the call is a true emergency nature. Some residents believe an emergency is any maintenance request they demand to have repaired immediately. If it is determined the request is not a true emergency, the request would be scheduled for regular business hours, meaning no overtime needed. If the determination is that the request is a true emergency, our staff would dispatch the appropriate vendor to address the issue.
As the investor of the company as well as a real estate investor, I have always found it hard to justify when property managers add a surcharge to the investor’s maintenance needs. Our policy is we work hard to partner up with great vendors that provide a great service at a reasonable price. In short, we do not mark up or take kickbacks from our maintenance vendors. By holding to this philosophy, we have found we get the best rates and timely service and that benefits not only the investor and resident but this company as well. Good service means lower turnover from our residents. By the way, each and every invoice we receive on your behalf will be emailed to you. Remember, I am an investor also and hate last-minute surprise maintenance bills.
PURE Property Management of Texas, manages single-family homes, townhome, condominiums, along with several four-plexes. We will not manage properties with pools or hot tubs. Additionally, we will not work with investors that refuse to even do the smallest amount of maintenance issues and repairs.
First let’s clarify, an investor purchases a brand new home with a new home builder. Will PURE Property Management of Texas work with the new home warranty department? Absolutely yes! Next part of the question, specifically, will we work with a third-party warranty company, yes but … investors, especially first-time investors need to have a clear understanding that the home warranty company is not subject to the Texas Property Code. It is our experience when using a home warranty company our maintenance department has found it takes an average of 12 telephone calls to get the maintenance issue resolved. Additionally, there always seems to be a reason that the company will not correct the issue or will do so only if the investor pays an additional charge to correct a “pre-existing” issue. While all of this is taking place, your resident has an on-going maintenance issue. Keep in mind, Texas Property Code gives very specific timelines for completion of work. Poor or delayed maintenance issues can have a tremendous effect on resident retention. 46% of residents say maintenance was a factor in renewing a lease. While 31% of the residents state maintenance was the reason for not renewing a lease.
Yes, we will work with you if you have a Home Warranty company. Please keep in mind two factors when deciding if a warranty is worth the expense. First, for each incident (not call) but incident that we have to use your home warranty, our maintenance department will charge you a $25.00 fee. (Keep in mind the average of 12 calls it takes to handle a warranty maintenance issue.) Second, in the event that the delay in correcting the maintenance issue places you the investor in a potential lawsuit, our maintenance department will override and dispatch one of our preferred vendors. If the air conditioning goes out and the Home Warranty company can not resolve the issue, our maintenance department will take corrective action. These corrective actions might be calling one of our vendors to correct the issue or it might be placing A/C window units to ensure the safety and well being of the occupants.
Use our Free Rental Analysis to find out how much rent you can get for your investment.
The right rental price will ensure fast resident placement. Our goal is to earn you as much money as possible in rental income. We also realize that a vacant property earns nothing. Let us help you balance earning as much as possible by making your price point attractive to prospective residents.
Contact us about the local rental market and what kind of rents are possible.
The lease is a legally binding contract. A small percentage of residents will break their lease due to unforeseen life events and some will simply make the poor decision to leave before fulfilling their lease. The resident is responsible for rent through the entire term of the lease. If they are forced or choose to leave prior to the termination date, they will be charged for all of the following; a) all rent, unpaid fees and other non-rent charges accrued prior to the date that Owner/Agent knew or reasonably should have known of the abandonment or relinquishment of the unit, b) all damages relating to the condition of the unit, c) an early termination fee in the amount of one month’s rent.
Texas Property Code states the Owner/Broker must place the property back on the market as soon as possible to mitigate the resident’s charges.
Our office is open Monday- Friday from 9:00 – 5:00. Telephones are personally answered during this time and voice mail is available all other times. In addition, a maintenance vendor and a staff person are on call 24 hours per day, 7 days per week to handle emergency situations should the need arise.
We do not enter the property and recommend the investor not enter the property except in emergency situations or when repairs have been requested by the resident. PURE Property Management of Texas. will conduct interior inspections of the property either once or twice per year depending on the inspection option you chose. The report will show many photos of the interior and exterior of the property. History has shown that repeated disturbances prompt residents to become unhappy and not be as willing to renew their leases. We usually try to give the resident 24 hours notice before we enter unless it is an emergency situation.
Our standard lease requires either party, landlord or resident to provide a 45 day written notice. Approximately 60 days before the expiration of the resident’s lease, our office will contact you and make recommendations regarding rental rates and guidance on renewing the resident. Most property management companies raise rental rates and renew residents’ leases without seeking input from the investor. This is your property and we feel it is a better partnership when you are involved.
We do not enter the property and recommend the investor not enter the property except in emergency situations or when repairs have been requested by the resident. PURE Property Management of Texas. will conduct interior inspections of the property either once or twice per year depending on the inspection option you chose. The report will show many photos of the interior and exterior of the property. History has shown that repeated disturbances prompt residents to become unhappy and not be as willing to renew their leases. We usually try to give the resident 24 hours notice before we enter unless it is an emergency situation.
We pay clients fast! Rents are due in our office on the first day of each month and are considered late at the close of business on the third. Client proceeds are distributed via ACH directly to your account on the first business day after the fifth each month. In 2019, our office paid clients on the 4th of the month 9 times last year. We take paying clients seriously. At the time of proceeds distribution, your monthly statement will be emailed directly to you. We do not charge any additional fees for ACH distribution.
Clients requiring a physical check being processed and mailed directly to them will be assessed a minimum $5.00 per month fee for processing and mailing.
Occasionally, a large expense arises that requires the owner to send funds prior to the work being started. Our office has a process to accept either an ACH or credit card payments. Contact your property manager on this easy process to transfer funds.
