Property Management Texas: Experience Elevated

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.

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.

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 $100.00 per hour. (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.

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.

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.

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 ($100 per evaluation). 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.

Our business model and expertise does not allow us to manage furnished properties

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.

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.

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.

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 $500.00. 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 $500.00. These funds are returned to you at the end of our business partnership.

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.

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.

We do not pay clients mortgages.

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.