Huston Associates Real Estate offers two specific types of property management services:
Our most comprehensive & sought-after service provided for our clients.
Advertise on our website at no cost to you & on our free rental list at no cost to you.
We will Advise & Consult with you on the market rent for your property and make recommendations when necessary regarding any work needing to be done prior to marketing. When your property is vacant and ready to rent, our office will market and advertise your property on our website which is syndicated to various rental websites such as Realtor.com, Yahoo Classifieds, and other similar rental property websites. We also syndicate & pay for inclusion in the Zillow Rentals Network which also includes Trulia & Hotpads. We will respond to inquiries with specific instructions on showing the property, create & produce a video tour of the home, along with providing our criteria, qualifications, and an application. We will schedule appointments and show the property. Potential residents are required to complete a written application, pay processing fees, provide written verification of income, and grant permission to contact prior residences for references. Application(s) are processed by obtaining Credit reports, along with searching the public records for unlawful detainer actions and criminal records. Typically, it takes 7-21 days to rent a property to a fully qualified tenant depending upon market conditions. If two or more separate applicant(s) are being considered at the same time, the most qualified applicant(s) will be selected based upon our criteria. Owner will be charged $75/month AFTER an initial 30-day period while the property is on the market being advertised for rent. If applicants meet the qualifications and are approved, we collect the deposit within 24 hours. Advertising is then cancelled. We prepare the contracts, addendums, and disclosures for their signatures. Tenants move into the property within two weeks or less unless other arrangements are made in advance. If applicants are rejected, we send the required notice along with a copy of their credit report. Interior and exterior photographs are taken showing the condition of the property just prior to resident’s move-in, with an email link sent to the new resident & property owner as well. Rents are due on the 1st of each month, payable by the 5th at our office location. Residents pay by money-order/cashier’s check or using our FREE ACH service with rents withdrawn from their accounts on the 5th day of the month. Late Fees are posted to delinquent accounts on the 7th of each month (and reviewed & waivable by management). Clients are required to keep a $500 “reserve” in their account at our office. Interior inspections are performed on a periodic basis and is a provision in the rental agreement. When inspections are performed (if permission is granted by resident) a report with recommendations will be sent to you. We provide instructions to the residents when a notice to vacate is initiated or received. After residents vacate, we will report to you and coordinate with you any necessary work. We will prepare and send the Deposit Disposition Report to the former residents. In those rare instances when rent is not paid, or they fail to vacate; there is no other recourse other than an eviction. We will coordinate the entire process: serve the initial notices to start the process, hire an attorney on your behalf to file the necessary court documents, appear at the hearing if necessary, and retake possession of the property when the sheriff performs the lock-out.
There are TWO OPTIONS we offer to our clients:
1.) With an initial annual contract, our fee is 8% of the gross rents collected monthly, renewing monthly thereafter. We do collect 8% of late fees, tenant charges, uncollected rents, etc.
2.) Without an annual contract: our fee has an initial $795 set up charge per account, thereafter 8% of gross rents collected monthly. We do collect 8% of late fees, tenant charges, uncollected rents, etc.
Norbert G. Huston, Broker/Realtor
Huston Associates Real Estate Inc (DRE#01059682) 3138 Pacific Ave, Stockton CA 95204 Office: 209-464-9441 Cell/Text: 209-992-1301