Simmonds Real Estate Inc. Property Management
To provide No Nonsense Reasonable Cost Professional Residential Property Management to our clients with low cost fees by eliminating junk and other excessive fees that other companies charge. During my 36 years of active Air Force service, I saw the good, bad and really ugly in property management offices. Our pledge in our property management division is to provide you the owner with reasonable cost and comprehensive property management service. We specialize in meeting the property management of both owners and tenants.
Don't be fooled by No Monthly Fee Management Companies who Will Charge You for Everything including Initial Inspections, Initial Contract, Renewal of Contracts, Trip Charges and Everything Else They Can Think Of!
We would be pleased to email you a copy of our property management contract and our rental screening criteria in advance so you can see what our contract looks like versus the other companies that are filled with extra costs and conditions.
We are members of the San Antonio Board of Realtors, the New Braunfels Canyon Lake Board of Realtors , Houston Board of Realtors and the Schertz Chamber of Commerce
Our Property Management
National and State Criminal Background Checks, Skipped Tenant and Previous Eviction Checks, Sexual Offender Checks, Three Credit Bureau Check with Combined FICO Scores, along with verification of rental history (if they have rented before) and also employment verification. We maintain written documentation of all our rental applications and and all of the verifications we make concerning tenants
We use a combination of national systems for checking on all aspects of our tenant applications and also a system called "App Folio" which lets you as the owner look into the system portal at any time to see your account balance, any repair issues and so forth. It also allows a tenant portal to easily request repairs, pay their rent and contact us on any other issues 24/7 ensuring that we take care of the owners interest first but never
negate our responsibilities to the tenants.
San Antonio Multiple Listing Service and New Braunfels Multiple Listing Service, Military Base Housing Network (web site), and placement of the property on approx. 30 other lease/rental types of web sites such as Trulia, Yahoo real estate and others.
Owners Rental Income
We receive rents during the first four days of each month. Once the tenant has paid the rent on your home, we place your proceeds of the rent into the account of your choice either on the day we receive the rent or the following day (except for holidays). If we have an issue such as a returned check (which is rare), you as the owner have your funds in your account and we will deal with the problem check - bottom line you have your money. We transfer funds electronically to USAA and to Randolph Federal Credit Union on a daily basis and we deposit funds personally in other institutions such as Wells Fargo, Chase, Bank of American and other financial institutions.
Scheduled Interior and Exterior Inspections with full CD Rom Recording Kept on File in our offices as a baseline condition report before the tenants move in. We follow that up with requiring the tenants to provide us with a 16 page "move-in" written condition report after they move into the property. We also provide a 60-90 day walk-thru after the tenants occupy the home to determine tenant compliance with the requirements of the lease - AC filters being changed regularly, is there now that 90 lb dog in the back yard we did not know about and so forth.
24 Hour Digital Pager Number for Tenants to Contact Property Managers, Required Professional Cleaning of Carpets Prior to Tenant Move-in and Required Professional Cleaning of Carpets When Tenant Vacates, Trusted List of Service Providers - We DO NOT Add On any fees to our vendors - what you pay for Services is that the vendor charges.
Monthly Printout Emailed to Owners (if desired), Full 1099 MISC information at the end of each year for IRS purposes, Dedicated Trust Account to Maintain Security Deposits and other applicable deposits.
Rekey of Home
Texas Property Code requires full rekey of the home within 7 days after the tenant move in. We use several service providers to meet this requirement. Normal Rekey is ranges from $ 69.00 to $ 225.00 depending on the age of the home. Rekey of the home is required by the Texas Property code and not dictated by Realty Executives.
Post Tenant Evaluation
Approximately 45 days out from the Expiration Date of the Lease, we determine if the Tenant wants to extend the lease and discuss the situation with the Owner. If the Tenant decides to vacate, we send information on our normal Cleaning Requirements and again conduct a full CD Rom inspection of the home after the Tenant Vacates. We maintain the Security Deposit and any other Deposit until any Issues are Resolved.
Errors and Omissions Insurance
We maintain through the Hartford Company 1 Million Dollars of insurance including Fair Housing and other Discrimination coverage. Simmonds Real Estate Inc. does not nor will we discriminate and we comply with all Fair Housing and ADA laws. We also have an highly experienced property management attorney on retainer if needed.
Commission and Fees
We charge a straight 10% of the lease rate per month. We never add any other fees to our internal charges and we DO NOT charge what we call "Junk Fees" that other companies charge (see below).
No charges for our services until we have a qualified and approved by the owner Tenant in your Home. We do not require any "up front" fees or money. We also do not require any reserve funds from the owners. Absolutely no money up front period.
Generally, the initial charges after your tenant occupies your home are Realty Executives Lone Star 10% monthly fee, a one time commission payment to the Company/Agent that procures a qualified and acceptable tenant ($ 250.00 one time fee) and the charge for Rekey of the home. The other two possible charges are for professional carpet cleaning and professional cleaning of the home before the tenant moves in if you want our company to schedule through one of our service providers. Any Fees are taken out of the First Months Rental Income when you have a tenant in your home.
Selling Your Home:
The majority of other property management companies provide in their management agreements that you have to "sell" your home using their company if you are using their property management services. We DO NOT. We will work with you if you decide to sell and ensure you get total real estate services on the sales side with very reasonable commission costs.
WE DO NOT CHARGE THE FOLLOWING FEES
THAT OTHER COMPANIES CHARGE
Absolutely No Upfront or Reserve Money
We do not charge 1/2 to 1 months Rent When a Tenant is Found
We do not charge 1/2 to 1 Month remt or any fee to Renew a
Tenant Lease or Extend the Lease
We do not add Charges for Trip Charges and So Forth
We do not add charges on top of what our Service Providers charge you
We do not have a business relationship with vendors we recommend
Our recommendations are based on years of experience with these vendors
who have proven to us to provide quality services at realistic prices
We do not, as most companies do, put in their property
management agreement the Requirement that You HAVE
to use our Company if You Decide to "Sell" in the Future
We Do Not Require This - Never Will
If your do decide to sell at a later date, we will lower significantly
our normal commission to list, market and sell your home
Royce S. Simmonds, Designated Broker-Owner
Visit Resume on this Web Site for Royce's Background
to include 36 years Air Force service (15 Enlisted/21 Officer)
Debra C. Simmonds, Associate Broker-Owner and Marketing Manager
Robert Simmonds, Owner and Designated Property Manager
Member of the National Association of Residential Property Managers
Kristy Simmonds Kinney Owner and Office Manager
Tiffany Stephens, Licensed Realtor and Property Manager
Karen Macias, Our Property Management Inspector CD/Rom Inspections
BIG Inspections Inc. - Additional Contract Property Inspector Digital Photos
San Antonio Retail Merchants Association (SARMA)
Our contractor for credit check, employment verification
background checks and rental history verification