PROPERTY MANAGEMENT FAQ'S
Answers to questions frequently asked by owners seeking property management services
WHY 3Z PROPERTY MANAGEMENT?
We are a locally owned company taking great pride in providing honest and professional services that we would expect from someone managing our investment. 3Z Property Management is dedicated to working with a smaller number of clients and providing superior service.
Our Property Managers are professional members of the National Association of Residential Property Managers (NARPM) and adhere to the highest Code of Ethics and Standards of Professionalism. We attend classes on an ongoing basis to keep up to speed with the continuous changes in the industry.
Managing properties in a rapidly changing industry means we have to keep up to speed with cutting edge technology to deliver the best results to our clients. We are proud to have 100% of our tenants paying rent online, which avoids issues with checks lost in the mail. We have a strong online presence which assists with leasing properties quickly. We have vendors and solutions for all aspects of property management.
WHAT TYPE OF PROPERTIES DOES 3Z MANAGE?
We manage single family homes, small commercial buildings, condominiums, townhomes, duplexes, and other multi-family property.
WHAT ARE YOU AREAS OF COVERAGE?
We offer property management services in San Marcos, New Braunfels, Martindale, Kyle and Buda TX. Please contact us if you are interested in management services in another area as we have access to a database of fellow NARPM property management professionals that we will be happy to put you in touch with.
HOW LONG WILL IT TAKE FOR 3Z TO LEASE MY PROPERTY?
This is the most commonly asked question and the answer is always, "it depends." It is impossible to provide an answer to this question because vacancy perioid vary pending property condition, location, time of year and a number of other factors. Our goal is ALWAYS to lease your property as quickly as possible.
The first time leasing your property can take longer especially if the property is first leased in "non-busy months." When we first lease a property we will make sure to end the lease during a time frame that we feel will be in your best interest to finding new renters quickly for the following leasing season.
We are proud that once a property is leased the first time we have been successful at maintaining a 7 to 10 day turn around time before new tenants move into your property. Unlike many companies we will pre-lease your property long before the current tenants move out vs. waiting until it is vacant to allow showings.
HOW WILL YOU MARKET MY PROPERTY?
We market all of our properties here on our website, as well as, syndicating the information to all of the home search websites including: Trulia, Zillow, Homes.com, etc.
Some management companies do not list properties on the local MLS, which in our opinion, slows down the leasing process. It is important to know that there are three overlapping MLS systems within the Central TX area and listing the property on the correct MLS is crucial to getting the property leased quickly.
3Z Management will list your property on up to three MLS systems pending the location of your property: Central TX MLS, Austin MLS, and San Antonio MLS. We also market our rental properties to other real estate and apartment locating companies that may not have access to the local MLS to ensure mazimum exposure.
WHAT IS YOUR FEE STRUCTURE?
Please contact us to inquire about our monthly management fees and leasing fee.
WHAT SERVICES ARE INCLUDED WITH 3Z PROPERTY MANAGEMENT?
Our goal is to deliver our owners a paycheck each month (pending no unforseen maintenance expenses) and let us handle the rest. While our property management fees don't include all services we have carefuly structured our fees to provide affordable and professional management services.
HOW DOES 3Z MONITOR THE CONDITION OF MY PROPERTY?
We drive by the properties we manage as often as possible and train our maintenance staff and vendors on what to look for, so they can notify us of violations upon visiting properties for maintenance or repairs. If violations are reported then tenants will be notified, and management will handle each violation accordingly. Owners will be notified of violations and any changes to property condition.
A member of our management team or third-party vendor will also be hired after the commencement of the initial management agreement to complete a detailed photo report of the property condition. The photographs will be kept on file showing the condition of the property at the start of our management term.
In addition to the property condition report, the professional photographs for advertising purposes will be taken. The cost of the photo report and professional photography package will be $250 and this one-time cost will be deducted from the first month of rent. The condition reports are extremely beneficial as they include detailed pictures of property conditions at the time the property is handed over to 3Z. The reports can be used to compare with future condition reports and monitor damages and needed repairs caused by tenants. At the end of each lease agreement the tenants will be charged for the cost of the move out inspection report if they cause any damage to the property. Landlords also have the option of paying for a detailed property analysis half way through the tenants’ lease upon request. Please contact management for further details.
WHEN CAN I EXPECT PAYMENT EACH MONTH?
We are very proud that we have 100% of our tenants paying rent online, so we don't have to worry about lost checks in the mail.
We initiate payments to owners on the 15th of each month, which gives us time to make sure all payments have processed. It also allows time for management staff to receive and payout vendor invoices for repairs before initiating the monthly payments. Payments will be initiated to your preferred bank account.
Please keep in mind that if the 15th falls on a holiday or weekend, Management will initiate funds the following business day.
Please be sure to have a minimum of three months of reserves set aside for mortgage payments as transfer times vary and can take anywhere from 2 to 5 days to process into owners’ accounts once initiated on our end. We are unable to refund owners for late fees caused by late mortgage payments or costs in the event of unexpected vacancy or repairs. We advise all owners to have plenty of their own reserve funds in the event of emergencies.
If you need a copy of our “Authorization for Electronic Payment” agreement, then please email a request to Info@3ZManagement.com.
WHAT IS YOUR PET POLICY?
In our experience the majority of renters have animals, so we ask our owners allow us to follow our standard pet policy, which have been put into place based on years of experience. We have found that properties that are not pet friendly take much longer to lease.
Our standard pet policy is no more than two pets under 35 LBS with our standard pet deposit. Pets over 35 LBS may be considered at the owner's discretion and will be charged a higher pet deposit. All pets are subject to an additional $25 per month pet rent.
WILL YOU SPEND MONEY ON REPAIRS WITHOUT MY AUTHORIZATION?
For repairs and maintenance that exceed $500 you will be contacted for authorization. There are instances when emergency repairs or maintenance requests must be handled as quickly as possible to ensure the safety of the tenants or prevent further damage to the property. Under these circumstances we will make every reasonable attempt to notify the owner, but may initiate the repair until we are able to contact you.
I WANT TO MANAGE THE PROPERTY ON MY OWN. IS THERE AN OPTION TO ONLY UTILIZE YOUR LEASING SERVICES?
Yes, there is a leasing option available for owners that want to self-manage their property; however, we highly suggest speaking with us before deciding to manage a property on your own as there are many factors that should be carefully considered. It is also important to make sure your property is up to rental code and complies with Texas Property Code and International Property Management Code (IPMC ®) regulations for rentals.
For owners that decide to utilize only our leasing services we will charge a leasing fee of 150% of one full month’s rent and 3Z Management will be responsible for finding tenants, screening applicants and writing a lease agreement if requested.
For Landlords that will self-manage the property, 3Z Management staff will not be responsible for providing services pertaining to the management of the property including, but not limited to: collecting security deposits, rekeying locks, handing keys to tenants, coordinating move-ins, repairs, collecting monthly rent, make readies, evictions, etc.
Please contact us for more details and we will be happy to explain the process in more detail.
HOW ARE MAINTAINANCE REQUESTS HANDLED?
Tenants are asked to submit all NON- emergency maintenance requests via the tenant online portal set up for each property as all requests must be in writing. Submitting a request via the portal ensures that the request is sent to all appropriate members of our team. We have a team of highly qualified, licensed, and insured contractors on standby to take care of repairs and maintenance issues.
CAN I VIEW THE RESULTS OF THE TENANT SCREENING REPORT?
We are not authorized to share screening results under any circumstances; however, we can provide an overall summary of what the applications look like.
3Z Property Management has a strict set of criteria in place when screening tenants. We use the same criteria with all applications we process and abide by all Fair Housing laws. Our tenant selection criteria is available upon request and can also be found under the "Application" section of our website.
3Z management will make the final decision on whether or not an application is approved or denied in order to make sure all applicants are treated the same. For this reason, owners can not get involved in the application process.
Our application process is thorough- we have been in business since 2012 with no evictions or late paying tenants.
WILL YOU COLLECT A SECURITY DEPOSIT?
3Z Management always collects security deposits for a property and will also charge pet deposits if applicable. The security deposit is the same amount as one month’s rent, plus an additional $200. For example, if the advertised rent amount is $1400 then the security deposit will be $1600. If pets will be living at property then a separate pet deposit will be collected.
HOW DO I GET STARTED WITH 3Z MANAGING MY PROPERTY?
You can contact us via email at Info@3ZManagement.com or by calling 512-566-4200 to set up an initial consultation for us to meet in person and view the property.
Upon visiting your property, we will determine whether your property is a good match with our portfolio, discuss the management agreement, marketing strategies, and make note of any items that may be needed per Texas Property Code rental requirements.