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 Rental Property Management Maintenance - It is important that preventative steps are taken to make sure that buildings are properly maintained, and that all maintenance is documented. Boilers need to be serviced before the start of heating season. Roofs need to be inspected, patched, and coated as needed. Leaking plumbing and corroded pipes need to be repaired before they fail and cause costly damage.
- All buildings need weekly documented inspections. This includes inspecting all common area spaces, boiler rooms, basements, and roofs. Problems found during these inspections are reported and addressed immediately.
- All basements must be locked at all times. Tenants must not have access to basement areas and boiler rooms. We make sure that the buildings we manage are secure and that restricted areas remain off-limits to unauthorized persons.
- All storage rooms must be locked at all times. We make sure that tenants do not have access to any areas of the building other than common areas and their individual units.
- As part of our risk management, we make sure that all roof doors have active door alarms. Each door is marked with a sign indicated that the door alarm is active with instructions to call our company if access is required by the cable or phone company. Any authorized repair technicians must be accompanied by a representative of our company. In the buildings we manage, no tenants are allowed on the roof at any time for any reason.
- Each building lobby must display the proper signage as required by New York City. We make sure that this signage is correctly placed in each building entrance.
- All hallways must have sufficient lighting at all times. As part of our scheduled inspections, we make certain that safety issue are addressed immediately. Burned out light bulbs are replaced immediately; trip hazards in hallways are removed; broken door locks are repaired.
- Fire extinguishers should be installed on each floor in all public hallways. We make certain that fire extinguishers are inspected and tagged each year and that all sprinkler systems are tested as required.
- Obstacles, debris, unsafe floor mats are removed from building hallways.
- We have established relationships with vendors providing a wide range of services including: boiler maintenance, elevator repair, licensed 24-hour plumbers, and expert locksmiths.
- We secure bids through RFP for various apartment repairs and renovations and secure competing quotations for our clients.
 Finance Services Provided In-House - Bookkeeping is performed using Quickbooks Professional and Propertyware.
- Tenant rents are deposited into client's operating trust account.
- Expenses are paid on time from operating trust account.
- Bank accounts are reconciled each month.
- Monthly reports are created for each building owner.
- Payroll is managed by Intuit Payrol.
- Year-end Quickbooks reports are provided to client's accountant with general ledger, trial balance, etc.
Leasing Service - Leases are tracked using Propertyware, a state-of-the-art tenant management system.
- All notes, rent roll, and tenant contact information is tracked by our property management system.
- Lease renewals are sent out for stabilized and non-stabilized leases at least 90 days in advance of expiration.
- Residential and commercial leasing is handled by our sister company, Living Real Estate Group, which acts as our exclusive leasing agent.
Legal Proceedings - We attend Civil Court hearings along with our attorney for all pending court actions.
- We attend ECB hearings to minimize or eliminate fines.
- We avoid unnecessary legal actions against buildings we manage by responding immediately to violations and correcting the problems that cause violations.
- We initiate the 3-day notices against tenants failing to pay rent by the due date.
- We work with our attorney to file holdover cases against any occupant who is not the tenant of record.
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