Owner Frequently Asked Questions

• Q: Am I required to make my property available to Section 8?

  A: No, you are not required to make your home available to Section 8 or other housing voucher programs.

• Q: Are you licensed?

  A: Yes, We are licensed REALTORS®. We are members of:

  • Boerne, TX Chamber of Commerce
  • San Antonio Board of REALTORS®
  • Texas Association of REALTORS®
  • National Association of REALTORS®
  • San Antonio Chapter of the National Association of Residential Property Managers
  • National Association of Residential Property Manager

• Q: What happens if a tenant does not pay their rent?

  A: If payment has not been made by the 5th - 6th day of the month, we send an eviction notice. Whether or not we eventually have to proceed with a formal eviction depends on the specific circumstances. It is usually financially better, for all involved, if a solution can be worked out. If the tenant has experienced a one-time event which caused them a financial hardship, and we have had no previous problems with them, we will normally give them a chance to catch up, if there is reason to believe they can do so. If the tenant has demonstrated an ongoing pattern of late payments, broken promises and/or evasiveness, eviction is usually the best course of action.

  Each case is unique, and we make our decisions based on what is best for you and the property in the long run. We always proceed with the legal notices required for eviction regardless of any other factors. We will simply postpone the actual filing of the eviction if the tenant is showing favorable effort toward resolution. Evictions in Texas are a simple legal matter as there is no way a tenant can prevail in court if they have not paid rent, and the landlord has properly executed the notices and filing. Full evictions, when necessary, can usually be completed in five to eight weeks

• Q: Can you put the money directly into my account?

  A: Yes, we have an ACH Authorization form filled out by you informing us where to deposit your monthly rental income. The first month we send a test amount to ensure the funds are deposited to the account you designate.

• Q: Do I get to see the lease or sign it?

  A: We upload a copy of the signed lease for your current tenant in the owner portal for your reference. You hired us to manage your property and hence as your agent we sign the lease on your behalf.

• Q: What do you do to get my property leased?

  A: Many tenants find their homes by scrutinizing the outer appearance of properties in neighborhoods where they desire to live. The placement of signs with our company name and telephone number is one of our best means of attracting potential tenants. We also acquire tenants through the Multiple Listing Service, Internet web searches, other Real Estate companies, Military Housing Office, rental agencies, walk-in business, and referrals from satisfied clients.

  • FOR RENT SIGNS - "For Rent" signs are normally placed on a rental property thirty (30) days prior to the property's availability date. For new property, the sign is placed on the date the unit first comes under our management or, if necessary, when the property is in a showing condition. Unless restricted by Neighborhood Associations or City Ordinances, signs are placed in the yard where they are visible to traffic.
  • MILITARY - Properties are posted at AHRN.com which is the major source of our military tenants.
  • WORD OF MOUTH / REFERRALS - We regularly receive referrals from our current and past tenants, friends of our tenants, and from other Broker's agents.
  • INTERNET LISTINGS - We have developed a web page, which provides information on rental homes to families that are planning to relocate into the San Antonio area. Our properties are posted online and listings are updated regularly.
  • CORRECT PRICING - Even the best properties will not lease quickly if overpriced. We analyze the market to be certain your home is priced according to current market conditions.
  • THOROUGH PREPARATION - The most desirable properties, priced well, will not lease quickly if they are not in top condition. Properties must show well and have "curb appeal". We make sure your property is presented in a clean and attractive condition so that it will catch the attention of a good, qualified tenant.
  • WE SHOW YOUR PROPERTY PERSONALLY - We have motivated leasing agents, who are all licensed REALTORS®, who personally show your property. Potential tenants ARE NOT permitted self viewing of any property, they MUST be accompanied by a licensed agent.

  Normally, there are three factors that make a property difficult to rent - undesirable neighborhood, it does not show well, or the rent is not competitive. If one of the last two problems appears to be a factor in marketing your property, we will make suggestions to correct them. We do our utmost to keep all properties rented, not only for your benefit but also because our income is based on a percentage of the rental income. Some Rental Facts -- Monday is the busiest phone day.- Renters visit three to five properties before making a decision.- It usually takes two visits for a renter to make a decision.- Over 75% decide to rent in the spring or summer.- 58% of the prospective tenants use the Internet.

• Q: Do you sell real estate too?

  A: Yes, we do also buy and sell Residential Real Estate. We would be happy to assist you in either the purchase or sale of residential/investment properties. Owners may be eligible to receive a discount if they use us to represent them in the sale of their properties.

• Q: How and when do I get my checks?

  A: Owner distributions are made via ACH and we try to deposit by the 10th of each month or earlier.

• Q: How is rent collection handled?

  A: Rent payments are due on the 1st of each month. If a tenant moves into a property on any day other then the 1st we prorate that month’s rent and ensuing months rent will be due on the 1st. The tenants pay via their online tenant portal via eCheck, direct deposit, or ACH.

• Q: How long of a lease do you sign?

  A: We recommend a 12-24 month lease.

• Q: How much security deposit do you charge the tenant?

  A: One month’s rent.

• Q: How soon can you start managing my property?

  A: We can start the process immediately. Contact us so we can find out more about you and your property and see if we would be a good match for your wants and expectations. Please contact us if you have other questions or wish to discuss letting us handle your property.

• Q: How informed will I be about what happens with my property?

  A: We believe that you hire a property manager to manage the property for you, not to assist you in managing it yourself. We offer a turnkey style of property management service which is most appreciated by those property owners who prefer to be "out of the loop" on all but the most important matters related to the management and leasing of the property. We don't pester you with small details, questions, information or "updates" about your property or tenants, except for those matters which will have a significant impact on your monthly cash flow. Instead, we simply take care of the things you have entrusted us to handle on your behalf.

• Q: What happens if the tenant does not pay their rent?

  A: If payment has not been made by the 5th - 6th day of the month, we send an eviction notice. Whether or not we eventually have to proceed with a formal eviction depends on the specific circumstances. It is usually financially better, for all involved, if a solution can be worked out. If the tenant has experienced a one-time event which caused them a financial hardship, and we have had no previous problems with them, we will normally give them a chance to catch up, if there is reason to believe they can do so. If the tenant has demonstrated an ongoing pattern of late payments, broken promises and/or evasiveness, eviction is usually the best course of action.

  Each case is unique, and we make our decisions based on what is best for you and the property in the long run. We always proceed with the legal notices required for eviction regardless of any other factors. We will simply postpone the actual filing of the eviction if the tenant is showing favorable effort toward resolution. Evictions in Texas are a simple legal matter as there is no way a tenant can prevail in court if they have not paid rent, and the landlord has properly executed the notices and filing. Full evictions, when necessary, can usually be completed in five to eight week

• Q: Who holds the tenant security deposit?

  A: If you are currently holding your current tenant's deposit, you should send it to us at the time we take over management of the property. Any new deposits that we receive are held in our deposit trust account