Residential Property Management

• We charge 10% of the monthly rental price for property management services. We provide a referral fee for realtors referring owners to our services.
• We can help you come up with the perfect rental price that helps keep your property occupied and helps make you money.
• We assess safety, aesthetic concerns, and available amenities to recommend improvements to maximize rental value.
• We can advise you regarding tenants’ pets and deposits.
• We can provide advice on occupancy levels for your property.

We take the challenge of a vacancy personally. In this business, time is money.

•  We advise on the right channels to put your property in front of quality tenants and have demonstrated successes for clients ranging from modest investors to professional athletes.
• Your rental listing will be advertised on multiple platforms such as Zillow, Trulia, and MLS. 
• We accept calls, arrange appointments during the week and weekends, and staff each appointment.
• We also solicit feedback from each visitor. Based on that feedback, we may fine tune pricing and details of the listing or recommend upgrades to the unit.

When an applicant does not qualify, we respectfully follow-up to explain our decision. For our clients, this can often be the most difficult part of the process. We review criminal, credit, income, and employment history. We take this thorough approach to ensure your peace of mind.

We do everything possible to help tenants transition into their new homes.

• We handle paperwork to ensure you are fully compliant with the terms of your HOA, help you acquire any needed licenses, and advise you on how to incorporate or address tenant requests for any modifications to the lease.
• We review essential details with the tenant to ensure they are familiar with terms of the lease and our online tenant portal that manages payment and maintenance.
• We collect and retain the tenant security deposits. We track any interest and facilitate the appropriate payment.
• We coordinate move-in date and details, and are on-site to do a walk-through during move-in.
• From our library, we provide a range of documents and helpful references to provide tenants information about their new homes and communities.

As an investment property, we understand that you may be relying on the cash flow from your tenants.

• Open Window works closely with tenants to ensure timely payment to you. We have great confidence in the tenants we select.
• In the event rent payments are not received in a timely manner, we assertively handle collection of the late rent payment, issue late fee notices and collect late fees from tenants as required.
• We provide our tenants with a convenient online portal that makes rent payments easy.

Properties can be full of surprises, but we are on call to prevent them from becoming inconveniences. We live and work near our units and understand how much it means to have a helping hand when you need it most.

Twice a year, we check inside and outside each unit like it is our own. We involve you in all decisions regarding any maintenance.

•  We use this process as an opportunity to flag any concerns, prepare preliminary cost estimates, and explain the impact of any work on rental income.
• Following this check, or as desired throughout the year, we can recommend contractors who can perform good work at competitive rates. We can also facilitate multiple bids for work.
• Depending on the nature and scope of work, we also advise how to split a project among multiple people.
•  In northern states, we winterize all of our units at the same time each year to make sure we protect them and preserve their value.
• We provide a convenient maintenance app to our tenants for easy and timely resolution to any issues.

Our business office prepares supporting paperwork for complete transparency into the day-to-day management of your property.

• We document all expenses.
• We maintain legal and payment records on your behalf.
• We share monthly cash flow statements that reflect income and a detailed accounting of any expenses.  
• We provide your 1099 form for tax purposes.

We stay up-to-date on local, state, and federal laws that pertain to property owners and tenants. While extremely rare, legal actions are needed from time to time, and we are here to help.

• We file relevant paperwork to initiate an Unlawful Detainer.
• We work with law enforcement to remove tenants and their possessions.
• For complex legal matters, we can also make referrals to legal professionals.
• Tenants may not always follow HOA covenants. We are there to work with owners and tenants to ensure that residents stay compliant with HOA rules. We respond to HOA complaints.