What You Should Expect

The purpose of this section is to present the service and benefits our property owners can expect to receive from Premier Property Management. In building a great rapport and long lasting relationship with our customers, it is important that each party understands exactly what is expected of the other. Our primary objective is to attain the goals and objectives of our customers and exceeding their expectations.

We believe that by familiarizing you with the process of how we lease and manage your rental property, we can avoid surprises that could occur later on. It is important that you realize that we will move forward with our administrative property management process as outlined herein, unless you otherwise direct us in writing. Therefore it is to your benefit to review and understand the following services that are provided by Premier Property Management.

The following is an outline of some of these benefits and services that you as our customer can expect us to automatically provide and institute on your behalf.

At Premier Property Management, we lease your home on average of 2 to 3 times faster than our competition. Of course, the rental market varies depending on market conditions or condition of the property, however in recent years it has averaged less than 30 days! This is due to our aggressive marketing and advertising your rental home the moment it becomes rent ready. In addition, as soon as the current residents give us their notice of their intent to move out,we immediately market the property.

A. You can expect that we will advertise and market your property immediately upon signing up with our company.

B. You can expect that we will advertise your vacant property on the World Wide Web within our company web site at: www.naplesppm.com and www.propertymanagementnaples.com.

C. You can expect that our leasing associates will schedule showings of your property 7 days a week to all prospective renters until your rental home is leased.

D. You can expect that all rental applicants will be subjected to:

A credit report on each adult rental applicant
An eviction search through the national eviction database
A verification of applicant's former landlord's references
A verification of the applicant's employment or income
A national "Criminal Back Ground Check"
A search of the terrorist watch list and sex offender database

E. You can expect that we will lease your property at the asking amount of rent within 15% of the agreed upon rate.

F. You can expect that once the rental applicant process is approved, we will complete and execute the lease agreement prepared by our attorney and give the residents possession of your rental home.

G. You can expect that we will conduct a "Move-In" property inspection and complete our detailed property inspection data sheets of your property. We also generally videotape each property to document move-in condition as well.

H. You can expect to be notified by our company that your property has been leased. A copy of the lease agreement is available, once all parties have properly executed it and the residents have taken possession.

I. You can expect that a minimum of one month rent and a security deposit equal to one month rent will be collected prior to a tenant moving into the unit.

Qualifying tenants:

As a property management company, we understand that placing the right tenant is the single most important step in the rental process. Each applicant is run through a battery of checks and reports that include but are not limited to:

A detailed credit report with score
National criminal background check
Collier or Lee county criminal background check
Public records searches including bankruptcy, liens, and evictions
Sex offender search
Interpol and terrorist watch list search
Rental history verification (if applicable)
Asset verification (if applicable)
And when possible, a face to face interview.

In addition to the normal financial qualifications, we always try to accommodate the housing needs of our residents to ensure their happiness.This will help to ensure that they will remain good residents and remain a tenant for a longer period of time.

Guaranteeing Residents Placed in Rental Home

We provide our property management customers with the following guarantee:

Since PPM is completely performance based, if PPM does not collect rent, we do not get paid!
We do not charge leasing commissions, therefore you have no upfront costs or double costs, should your tenant vacate the home early.

At Premier Property Management, you will never pay leasing fees period!
Note: All advertising cost are the expense of the property owner up to $150.

A. You can expect that we will attempt to renew the residents lease at least 60 days prior to the termination date of their lease agreement.

B. You can expect that we will renew the tenants lease for another year at the same or at a slightly higher amount of rent, if possible. We will not renew the lease at a lower amount, without your specific permission to do so.

C. You can expect that we will begin advertising and showing the property for lease as outlined in the leasing section above, in the event that the current tenants are not renewing their lease.

D. You can expect that we will renew the residents lease agreement, or re-rent your property to new residents, unless we have been advised otherwise.

We provide 4 inspections:

The inspection that is done prior to the residents moving in is known as the “move in" inspection. This is where we conduct a detailed inspection documenting the current condition of your property on our move-in inspection form. We also video tape the move in inspection for our records.
During the tenancy, we coordinate semi-annual inspections. These inspections are performed by a PPM team member. We provide a room by room inspection with video to show the condition of your home. These inspections are emailed to you, the owner, with the Owner's Packets that are sent each month.
When the residents move out of your property we do another detailed inspection known as the "move out" inspection. The move out inspection is done to ensure that the residents returned the rental home back to us in the same condition as when they first rented it. If damage is found, then we impose a claim on the Tenant's security deposit as required by the Florida Landlord/Tenant Laws, (F.S. 83.49), if no damage is found, then we promptly return the security deposit to the former residents.

At Premier Property Management, we do not tolerate delinquent payment of rent. We explain this policy to new residents in order to avoid any misunderstandings that might arise later. Consequently, we are extremely aggressive in the collection of rent.

Our collections policies are as follows:

All rents are due on the 1st of each month and considered late after the 4th of each month.
All residents who have not paid by the 4th of each month receive our first notice, a friendly phone reminder, placing them on notice.
Any remaining residents who have not remitted their rents by the 9th (or 8th, if the 9th is on a weekend) will be served on the 9th by our private process servers with the legal prerequisite paperwork to file an eviction against them, should they fail to remit the rents due.

NOTE: All of the above items are included at no additional cost to you as a service provided by Premier Property Management.

While it is doubtful that an eviction will ever be necessary, as we at Premier Property Management carefully screen all prospective tenants, occasionally financial hardships arise and require prompt collections methods:

Should it be necessary to file an eviction Premier will perform the following actions:

The above three items are performed by our firm.
All paperwork, (including, but not limited to) copies of the lease, and our notices served upon the resident are forwarded to our law firm around the 13th of the month, (or sooner if you request) to proceed immediately in filing the eviction action.

Most evictions are settled with the resident paying all cost and remaining in the property, however, should it be necessary to proceed further, we stand ready to assist you and your property. If, upon employing our services, you have placed a tenant (not placed by our firm) who is delinquent and you require our assistance instituting eviction proceedings, then management charges a one time fee, equal to $500 plus court cost and legal fees for our services as outlined above and our time and court participation(if necessary).

At Premier Property Management, our property management software is the top property management software in the industry.

A. You can expect to receive a monthly computerized report showing all income and expenses of your rental property.

B. You can expect to receive a year end summary statement for your tax purposes showing all of your yearly income and expenses and categorizing said income and expenses.

C. You can expect to receive timely payments of your rental income each month.

D. You can expect to have access to your rental account each month via our website.

E. You can expect that in the last month of a tenants lease, we will hold funds in our escrow account to protect you by ensuring that adequate funds are available to make your rental home "rent-ready", thereby ensuring faster lease ups and less vacancy time.

F. If you have setup Direct Deposit, you should expect your funds to be delivered by the 10th or previous business day if the 10th is a holiday or weekend.

We strive to always have the best pricing and be able to pass on the savings to our clients. We believe in the cost savings approach.

Rental homes must be properly maintained in order to preserve the value of the property and maintain a positive relationship with the residents. Florida also has laws that require landlords to comply with certain basic maintenance and repair items.

A. You can expect that Premier Property Management will not affect repairs to your property in excess of $200.00, without first obtaining your approval. NOTE: This excludes repairs deemed by manager as emergency repairs or repairs that are required to be effected to bring your property into compliance by law, governmental building, zoning, safety and municipal codes, or the restrictive and protective covenants of your homeowners association or repairs that in managers sole judgments are necessary for the safety of the tenants or your property. Manager shall proceed with these repairs and bring property into compliance, subject to funds being available in property owner’s account.

B. You can expect that if your property is vacant, we will address items necessary to improve the property's marketability to prospective renters. This means faster lease ups and less vacancy for you. Examples would include: lawn service, carpet cleaning, maid service, pool service, utilities and painting when necessary. In the event that any of these repairs were due to the former rental residents tenancy, you can expect that we will spend all of their security deposit (allowed by Florida law) first (not your money) to put your property back into rent ready condition.

C. You can expect that we will institute minor maintenance & repair items ($200.00 or less) as requested by rental applicants to secure a lease to quality residents for your rental property. To avoid the possibility of major liability to you we also change the locks between each tenancy.

D. You can expect that during the residents tenancy, we will institute minor maintenance & repairs ($200.00 or less) when deemed by us to be necessary for the preservation of your property and/or the continuation of the residents tenancy, usually occurring at the renewal of their lease. If the property owner provides manager with third party service contracts or maintenance warranties then manager shall contact said provider for covered repairs at a charge of $25. Otherwise, manager shall assume that none exist.

E. You can expect that we will only use repairmen, vendors and tradesmen that are properly licensed and insured to handle the type of work being performed on your property and pass on any discount or savings directly to our clients.

F. You can expect to receive copies of the original invoices of all repairmen, vendors and tradesmen employed to conduct repairs on your property.

At Premier Property Management, we believe that communication is an essential element in the success of our company. Our excellent communication builds the necessary rapport and trust for a long lasting relationship.

In today's business environment, no one can assume to know or read the mind of another, or be certain of their goals and objectives. Premier Property Management has gone to great lengths to be readily accessible to our residents and property owners. We are always available by phone, fax, and e-mail direct to our desk.

Who handles problems late at night?

Our property managers take turns being "ON CALL" to handle late night calls from our residents. Our 24 hour hot line will take the residents emergency calls and direct them to the appropriate manager.

Additionally, we solve many problems right over the phone avoiding what might have been an additional maintenance expense.

Premier Property Management is a FULL SERVICE Florida real estate brokerage. We perform over $40 million in sales annually for our management clients. For information on how we can help you sell your property, call your manager at 239-321-6650.