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Action Realty: We Produce & Direct Your Next Move

Our Property Management Services

A Complete List

The following is a list of the tasks we commonly perform for owners.

 Evaluate the property and determine an accurate rental rate

  • Perform detailed documentation of the interior and exterior including photos.
  • Offer recommendations on repairs and cosmetic improvements that maximize monthly rent while providing good ROI.
  • Gather data on rental rates in the area and work with owners to determine the optimal rental rate. Rent research will vary, but should include looking at the recently rented comparables according to size and type.
  • Discuss with owners the pros and cons of different policies such as accepting pets, allowing smoking etc.
  • Install a lock box

 Market the property for rent

  • Prepare home for rent.
    • Clean home and optimize interior appeal.
    • Manicure landscaping to increase curb appeal.
  • Create ads tailored to the property and advertising medium. Some of the mediums commonly used are:
    • Paid and free rental listing websites.
    • Online publications.
    • Signs
    • MLS
    • Fliers
  • Work with other realtors and leasing agents to find a tenant.
  • Field calls from prospects for questions and viewings.
  • Meet prospective tenants for showings throughout the week and weekend.
  • Provide prospective tenants with rental applications that are legally compliant with fair housing laws.
  • Collection applications with application fee.

 Tenant Screening and Selection

  • Perform a background check to verify identity, income, credit history, rental history, etc.
  • Grade tenant according to pre-defined tenant criteria.
  • Inform tenants who were turned down.

 Tenant Move In

  • Draw up leasing agreement.
  • Confirm move in date with tenant.
  • Review lease guidelines with tenant regarding things like rental payment terms and required property maintenance.
  • Ensure all agreements have been properly executed.
  • Perform detailed move in inspection with tenant and have tenants sign a report verifying the condition of the property prior to move-in.
  • Collect first month’s rent and security deposit.

 Rent collection

  • Receiving rent.
  • Hunting down late payments.
  • Sending out pay or quit notices.
  • Enforcing late fees.

 Evictions

  • Filing relevant paperwork to initiate and complete an unlawful detainer action.
  • Representing owner in court.
  • Coordinating with law enforcement to remove tenant and tenants possessions from unit.

 Legal

  • Advise in the event of a legal dispute or litigation.
  • Refer owner to a qualified attorney when necessary.
  • Understand and abide by the latest local, state and federal legislation that apply to renting and maintaining rental properties.

 Inspections

  • Perform periodic inspections (Inside and outside) on a predefined schedule looking for repair needs, safety hazards, code violations, lease violations, etc.
  • Send owner periodic reports on the condition of the property.

✔ Financial

  • Provide accounting property management services.
  • Make payments on behalf of owner (Mortgage, insurance, HOA dues, etc.)
  • Detailed documentation of expenses via invoices and receipts.
  • Maintain all historical records (paid invoices, leases, inspection reports, warranties, etc.).
  • Provide annual reporting, structured for tax purposes as well as required tax documents including a 1099 form.
  • Advise owner on relevant tax deductions related to their rental property.
  • Provide easy to read monthly cash-flow statements which offer a detailed breakdown of income and itemized expenses.

 Maintenance, Repairs, and Remodeling

  • Provide and oversee an in-house maintenance crew.
  • Establish a preventative maintenance policy to identify and deal with repair needs.
  • Provide a network of licensed, bonded and fully insured contractors who have been vetted for good pricing and good work that is up to code.
  • Assign jobs to different parties (in-house employees, handyman and professional contractors) based on who will do the best job for the best price.
  • Maintain outdoor areas.
    • Leaf and snow removal.
    • Landscaping
    • Removing trash and debris.
  • Maintain and monitor a 24 hour emergency repair hot-line.
  • Larger renovation or rehab projects.
    • Provide recommendations on how the project can maximize rental income.
    • Prepare preliminary cost estimates.
    • Get multiple independent bids for the work.
    • Act as general contractor overseeing the work.

 Tenant Move Out

  • Inspect unit and fill out a report on the property’s condition when the client moves out.
  • Provide tenant with a copy as well as estimated damages.
  • Return the balance of the security deposit to the tenant.
  • Forward any portion of the owner’s portion of the tenant deposit to the owner or hold in owner reserves for repairs.
  • Give owner recommendations to perform cleaning, needed repairs or upgrades.
  • Re-key the locks.
  • Put the property back on the market for rent.

This is intended to be a comprehensive list of our property management services, it should give you a fair idea of the scope you can expect from our company’s activities.


 What Are The Benefits of Using a Property Management Company?

A competent property manager can add significant value to your investment, which is why many seasoned real estate investors will tell you that a good management company is worth their weight in gold. Here are a few ways that a good property manager earns their keep:

 Higher Quality Tenants

Think of tenant screening as the moat and draw bridge around your castle. It is certainly possible to get a bad tenant out of your home once they are in, but it’s a real hassle and you are so much better off never accepting them in the first place. A thorough screening process results in reliable tenants that:

  • Pay on time.
  • Rent longer.
  • Put less wear and tear on the unit.
  • Generally cause less problems.

By allowing a management company to handle the screening, you will also be shielding yourself from rental scams directed at owners, and discrimination lawsuits resulting from an inconsistent screening process. This kind of experience takes time, and insomuch as it means avoiding bad tenants, scams and lawsuits it is arguably one of the most significant benefits a property management company will provide.

 Fewer costly and time consuming legal problems

Veteran landlords know it only takes one troublesome tenant to cause significant legal and financial headaches. A good property manager is armed with the knowledge of the latest landlord-tenant laws and will ensure that you are not leaving yourself vulnerable to a potential law suit. Each state and municipality have their own laws, these plus federal law cover a number of areas including but not limited to:

  • Tenant screening
  • Safety and property conditions of the property.
  • Evictions
  • Inspections
  • Lease addendums
  • Terminating leases
  • Handling security deposits
  • Rent collection

Avoiding a single law suit can more than pay for the property management fees, and spare you time and anguish.

 Shorter vacancy cycles

A property manager will help you perform three critical tasks that affect how long it takes to fill your vacancies:

  • Improve and prepare the property for rent – A property manager will suggest and oversee cosmetic improvements that maximize revenue.
  • Determine the best rent rate – Too high and you are stuck waiting, to low and you’re losing money every month the tenant is in the unit. Determining the optimal price requires knowledge of the local market, data on recently sold comparables, and access to rental rate tools.
  • Effectively market your property – An experienced property management company has written hundreds of ads and understands what to say and where advertise in order to get a larger pool of candidates in a shorter period of time. Additionally because of their volume they can usually negotiate cheaper advertising rates both online and offline. Lastly, they are familiar with sales and know how to close when they field calls from prospects and take them on showings.

 Better tenant retention

While it’s easy to see the effects of lost rent, there are other equally serious problems with a high tenant turnover rate. The turnover process involves a thorough cleaning, changing the locks, painting the walls and possibly new carpet or small repairs, not to mention all the effort associated with marketing, showing, screening and settling in a new tenant. This is a time-consuming and expensive process that can often be averted by keeping tenants happy and well cared for.

A good property management company will have a time-tested tenant retention policy that ensures happy tenants with lengthy stays in your properties. These kinds of programs require a consistent, systematic approach, which is where a good property management company will shine.

 Tighter rent collection process

The way you handle rent collection and late payments can be the difference between success and failure as a landlord. Collecting rent on time every month is the only way to maintain consistent cash-flow, and your tenants need to understand this is not negotiable. By hiring a property manager, you put a buffer between yourself and the tenant, and allow them to be the bad guy who has to listen to excuses, chase down rent, and when necessary, evict the person living in your property.

If you let them, your tenants will walk all over you. They have to be trained to follow every part of the lease or deal with the consequences. Property managers have an advantage because tenants realize that they, unlike the owner, are only doing their job and are obligated to enforce the lease terms. Many property managers will tell you that it is considerably easier to manage other people’s units rather than their own for this reason.

Regarding evictions, there are strict laws concerning the eviction process, and doing it wrong, or trying to evict a “professional tenant” can be a MAJOR fiasco. A good property management firm knows the law and has a good process for obtaining the best possible outcome given the circumstances. Never having to handle another eviction can be a compelling reason to consider hiring a property management company.

 Assistance with taxes

A property management company can help you understand which deductions you can claim, as well as organize the necessary forms and documentation to make those claims. Additionally, the property management fees themselves are also tax deductible.

 Lower maintenance and repair costs

Good maintenance and repairs keep tenants happy and preserve the value of your investment which makes them a very important part of land-lording. By hiring a management firm you gain access to both their in-house maintenance staff, as well as their network of licensed, bonded and insured contractors who have already been vetted for good pricing and quality work. This can translate into significant savings compared to going through the yellow pages and hiring a handyman yourself. Not only is the firm able to get volume discounts on the work, they also know the contractors and understand maintenance issues such that they are capable of intelligently supervising the work.

Increase the value of the investment
Preventative maintenance is achieved through putting systems in place that catch and deal with maintenance and repair issues early on, before they grow into larger more costly problems. This requires a written maintenance check program, detailed maintenance documentation and regular maintenance visits. The management firm can also offer you suggestions and feedback on upgrades and modifications, both how they will affect the rent you can charge, as well as their impact on maintenance and insurance.

 Personal benefits for owners

  • Less stress – Avoid having to deal with middle of the night emergencies, chasing down rent, evicting people from your property, tenants who wreck your property, rental scams, lousy vendors, piles of paperwork.
  • More freedom – Live and invest wherever you want with the constraint of needing to be near your properties. Additionally you can live and travel without the requirement of always being available in the event that your tenants have a need you have to tend to. Once you have found a good management company, it doesn’t matter if you live in the same state. Some landlords live in other countries and simply collect their check every month without ever seeing the property.
  • Free up more of your time – Time is money, and for many investors, their time can be more profitably spent in areas other than servicing their properties. When you focus on asset management you’re working ON your business, when you manage your own properties you work IN it. Additionally you have more time to spend with family or friends doing things you enjoy.

A final thought
Of course, this is an ideal scenario. These results can only be expected if a management company is competent, trustworthy and a good fit for your property. A poor choice of a management company can produce many headaches of its own.

You can ALWAYS count on ACTION REALTY.
We produce RESULTS!

 

 

Our Office Location

  • Action Realty
  • 305 Martha Lee Dr.
  • Hampton, VA 23666

Contact Information

  • Office: 757-249-1400
  • Direct: 800-446-1137

Success Stories

  • Rachel Lane was very helpful by explaining and walking us through the home buying procedures and was so patient with us when we didn’t understand or if things didn’t go as planned. Her willingness to do whatever we needed/wanted helped our home buying experience go smoothly.

    Jeff and Melanie
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  • Weddy Carter and Action Realty are fantastic, very supportive and overall a TERRIFIC real estate agency. Weddy helped me out in every way possible. I strongly refer all to Action realty. Thank you again Action Realty!

    David Pitre
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  • Professional from start to finish is the service that we got. We could not have found a better Realtor than Weddy Carter. When we started the process, she left no questions unanswered. Every step of the way she kept us informed of what was going on. I personally like to use people that come recommended to me, but in looking for a Realtor this time I went with experience, reviews, and how fast she gets results.

    Annie & Anthony Scott
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  • We made an excellent choice in selecting Weddy Carter as our agent to sell our home in “Farmington”. The property SOLD in two weeks!!! We were amazed by our agent’s professionalism, hard work and extreme attention to details which made the entire process stress free and seamless. We will always recommend Action Realty to anyone!

    Ruby Parks
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  • My agent Weddy Carter was a joy to work with. She is very knowledgeable and professional about her business. She is also very client friendly and if I needed anything I could call or email her and she would respond! Not only she would respond but she would take care of the matter right away. She is by far the best and would love to work with her again in the future.

    Klancy Friday
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  • We used the services of Mrs. Weddy Carter to purchase our first home in Newport News, VA in 2005 and we meet with great success in reaching that milestone. In 2007, we decided to sell that home and buy a newer home, we again went with Weddy Carter through the process and things went very well for us.

    Johnny & Lafondra Brown
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  • “Rachel was an absolute pleasure to work with! I went into the home buying process expecting to have to do all the leg work and for it to be stressful but Rachel did everything she could to ensure that the whole process was as easy as possible . Thanks to her I had a great first time home buying experience!”

    Chris Whatley
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  • “Rachel, You did a great job! – Thank you.”

    Mr. Johnson
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  • When my husband and I moved to this area we contacted Weddy Carter with Action Realty to assist us with the purchase of our first home. Weddy was exceptional and provided first class service! She is extremely knowledgeable in her field and walked us through the buying process and explained everything to us every step of the way.

    Aaron and Rosita Goodrum
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  • From day one David Washington has been completely comforting and made this an enjoyable experience. He was east to reach and willing to put in the time to make sure we found our perfect home.

    H. C. Redfield
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  • Lauren is and was very efficient and more than willing to show any property with little notice. I will be recommending her to family and friends.

    Frankie Bristow
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  • Weddy Carter and Action Realty is the best we have dealt with hands down. The professionalism and “wanting to please” attitude is felt every step of the way. From the moment we walked in the door it felt as though we were family. This may be hard to believe, but it is true. We found a house in less than 10-days because of Weddy.

    Stephen & Maria Decker
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  • Weddy Carter was the most professional and energetic realtor I’ve ever worked with! Her meticulous attention to detail, tireless effort and intuitive nature ensured that we found the right tenant to rent our home. She is an agent with a bundle of positive energy who is finely focused on obtaining superior results.

    Grant Thomas
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  • Weddy Carter, We cannot thank you enough for selling our home in FOUR DAYS!

    You need…

    To sell or buy a home with a finger snap…Weddy Carter

    To sleep at night while your agent is working…Weddy Carter

    Arthur & Yemi Solomon
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  • Weddy Carter is #1 in my book. She listed my townhouse and it was sold in 3 weeks! That is amazing in today’s market. I would definitely recommend Weddy to anyone who is in the market to buy or sell a home!

    Cindy Lambert
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  • Working with Weddy has been a pleasure. She sure knows her stuff! Her professionalism and her advice were essential to the sale of our home. She was very proactive and advertised our home in every media possible. Weddy also kept us informed every step of the way.

    Ian & Rebeca Rosado
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  • After meeting Weddy Carter five years ago, I knew that she would be the only one trusted person to sell my house while I lived several states away…Call it gut feeling! It was her strategic preparation plan coupled with years of experience and the great team she surrounds herself with that made a difference.

    Muminah Abdullah
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  • As first time sellers, we were very nervous in regards to the entire selling process. Weddy Carter of Action Realty was the most professional, trustworthy and courteous realtor throughout the entire process. We couldn’t have asked for a better experience.

    Travis and Carla Williams
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  • ” Rachel was very helpful throughout the entire process, and still is after. She was very knowledgeable and answered any questions we had promptly. She was also very flexible with our schedules to show us properties. Any offer or proposal we had made she was quick to act, and get what we needed done and ready for us. She handled every situation very professional she was able to respond to us in an effective manor and help us close on the right house.”

    Tiffany and David
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  • We love our new house! Our Agent David Washington was amazing! He was very informative and explained the entire process very well. He answered all our questions whenever they came to mind. He was very pleasant to work with and made our home buying experience wonderful! We got the home we wanted at our terms! Thank you!

    Mr & Mrs. Littlefield
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  • Weddy carter and Action Realty were incredible in assisting us in locating and purchasing our first home. Weddy was extremely accessible and helpful, always more than willing to meet with us and answer our questions in a timely and professional manner. She was instrumental in ensuring that we found a home appropriately priced, was within our budget and more than meet our needs. Weddy went above and beyond her responsibilities to ensure our experience was fun, exciting, and successful! Weddy is an awesome person and I would highly recommend both her and Action Realty to anyone!

    Amber Mitchell
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  • It is with much thanks that I say to you Weddy, that I am so grateful I had you as my Realtor. I feel very comfortable trusting you to deliver the type of service I needed during such an emotional time. You were everything I needed and more!

    Diane Willis
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  • Our Agent was Weddy Carter and she was a dream come true. She was just what we needed. She gave us ideas to prepare our home for selling and explained everything to us in detail. She was available and returned all of our calls in a timely manner. I especially like the fact she kept us informed on the interest of buyers and walked my wife and I through the selling process.

    Mr. & Mrs. Callahan
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  • I would like to thank Lauren Borrelli of Action Realty for handling the sale of my home. The sale went quickly and without any problems for me because of her. She was very professional and yet very personal in helping me with this move. Again, thank you, THANK YOU!!

    Vermelle D. Graham
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  • Lauren made the process of buying a home so easy. She was on the spot with answers to all my questions and even found a great lender for me.

    Matt Morris
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  • Weddy Carter is the epitome of professionalism! She is an extremely knowledgeable real estate agent and she leads from the front. My home buying experience was fantastic and I give Weddy Carter all the credit. She worked out a really great deal for me and I am 100% satisfied with the service I received from my agent. Simply OUTSTANDING!

    Brian Mills
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  • This experience was a joyful one for us. After 25 years in military service, our first home buying experience with Weddy could not have been better. Absolutely first rate!

    Steve & Barbara Schwaiger
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  • “Lauren was amazing!! She answered every question with knowledge. I could call her at anytime and she was happy to help. Thank you so much!!”

    Jaime Moore
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  • Rachel is an awesome realtor I have already referred her to some people from us for their realtor. I was very pleased with her expertise and performance while selling my house. I hope we do business together again. You are a very special person and I want to say thank you again.

    Cheryle Watson
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  • “We have just moved from California to Virginia to be near our family. We contacted Tammy Daniels at Action Realty after seeing her name on a listing near our daughter’s home. We looked for homes on the internet and with the help of our son-in-law coordinating with Tammy we found just the perfect home in the Colony Pines neighborhood of Newport News.

    Tammy was so supportive and offered assistant at every step along the way, needless to say we are very happy with the outcome. Our furniture arrived on July 4th! Tammy has continued to make us feel welcome to our new home with her follow up phone calls and email messages.

    We would be happy to recommend Action Realty and especially Tammy Daniels.”

    Gene and Jane Patterson
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  • Lauren was very helpful in helping us find a house. She answered any questions we had and was available day and night. I would recommend her to my friends and family!

    Christina Johnson
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  • This was our first home buying experience and it couldn’t have gone any better. David was always helpful and made this so incredibly easy for us. We were very pleased!

    Courtney Goodson
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  • One word to describe Weddy Carter as a realtor “Awesome”. Our home was on the market less than a week and we received a great offer. We closed in less than a month! Thank you Weddy for all you have done.

    Jeff Jeglum
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  • It has been an extreme, seamless, pleasure working with Weddy Carter and Action Realty. She exceeded all of our expectations. She made selling our home very easy and worry free. We would highly recommend Weddy Carter to anyone who needs to sell a home fast! Not only she was our Realtor, but she became a friend! Thank you so VERY much!

    James & Christine Wainright
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  • What can I say except that, I am completely pleased with the full service provided to me by Weddy Carter of Action Realty. She knows when and how to take action! She clearly has the knack and sound judgment needed for guiding a quick and fruitful home sale. She is an extremely dedicated hard worker who aligns with your needs precisely. She has an outstanding wealth of knowledge and a great eye for details. She most certainly delivers! This is my second transaction with Weddy and I will most likely utilize her services again!

    Diane Willis
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  • Weddy Carter knows her job and took the time to make sure we were happy with the whole buying process. She is a true professional.

    Roy & Diane Evans
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  • My real estate agent Mrs. Carter is a true professional and always provided outstanding customer service. My Hubby and I really appreciate her efforts on selling the house. Mrs Carter made the entire process of selling the house completely stress free. Her hard work and dedication was instrumental in selling the house.

    John & Melissa Terry
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  • Our Realtor was Lauren Borrelli. She was very knowledgeable and friendly. She was there every step of the way. I would definitely recommend her and Action Realty to my friends.

    Julio Larios
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  • Weddy is very professional and easy to work with. The entire home buying process was made very simple and Weddy was AMAZING!

    Derek Welch
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  • Rachel Lane was an outstanding agent to work with as she made our first time home buying experience stress free and enjoyable. She provided us with great guidance and helped educate us on anything we had questions about. Her positive attitude and enthusiasm made our home buying experience fun and unforgettable! We recommend Rachel and Action Realty with our utmost confidence!

    Nick & Aya Raimondi
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