Onyx Management Group provides management and leasing services for a wide array of multi-family properties. Utilizing the results of extensive market analysis, the property team positions each property correctly in its market and sub market and develops aggressive marketing campaigns as well as effective resident retention programs.
Time and again, our occupancy levels and rental rates outperform the market. We are known for taking under performing properties and turning them around. By devising capital improvement and marketing plans, we can move successful properties into even more profitable categories. Our hands-on approach expedites the lease-up process by minimizing make-ready time and maximized income for investors.
Renting or leasing a residential apartment building can be a daunting job for both owner and tenant. Onyx management group can ease the burden for both parties. Our close supervision and hands-on approach to property management will enhance your property's appeal to the community and provide for better qualified and more responsible tenants.
|
|
|
 |
Vacancy Showing
This time consuming yet extremely important function is happily taken on by our knowledgeable staff. Because of our experience we can quickly match the potential tenant to property, speedily screen the applicant and arrive at a sound business decision quickly. Thus satisfying all concerned.
Lease/Rent Collection
The management of rent collection is a function we perform routinely. With our computerized reporting you are in immediate touch with the financial status of your property.
Eviction Coordination
Regrettably, some situations call for dramatic intervention. We do not avoid the unpleasant duties such as eviction of recalcitrant tenants or from providing collection services for non-payment.
Supervision and Maintenance
We provide management and supervision of janitorial personnel, HVAC, pest control and other maintenance functions. We respond to special maintenance requests with speed and efficiency.
Property Inspections
Our main job is to protect your investment property. We do this in two different ways. Our property management specialists make frequent driving tours by the various properties we manage. Exterior inspections are very important, because a property that is well maintained on the outside is normally being taken care of on the inside, too. In addition, we make regular preventive maintenance inspections of the interior of the property.
KEY POINTS: The right for us to make routine, announced inspections is part of the tenant’s rental agreement. Tenants are always notified of a pending property inspection. The inspection is conducted with the tenant present. We use a property condition report. At the same time we check for preventative maintenance items. Tenants who are doing a good job receive special thanks congratulating them on the pride and care taken in their home. Tenants who are doing a poor job are also notified in writing. We follow up with a second inspection shortly after the tenant has received the report. If the tenant has not shown good faith by providing proper maintenance or making the requested repairs, we will begin proceedings to correct the problem at the tenant’s expense and/or move the tenant out.
Inspections fall into five categories: Start-up, drive by, periodic, move in & move out.
Start-up: When we accept a property for management, a thorough inspection is conducted of the interior and exterior, whether occupied or vacant. A written report is maintained in the property file describing the property condition, personal property included (with full descriptions), amenities, number and type of rooms, etc. This report lists any items that should be done to provide safety and habitability as well as any suggested improvements to enhance the rental value and preserve the integrity of the property.
Drive by: A drive by inspection is made on each property on a routine basis, usually every ninety, to one hundred twenty days. This may alert us to any developing problem based on such things as trash accumulation, neglected landscaping, unauthorized vehicles or pets, etc. Any of these findings could trigger a complete interior inspection.
Periodic: Complete Interior and exterior inspections are made annually on all properties. Cursory inspections are done any time we handle a tenant maintenance request. We ask maintenance workers to let us know if they noticed any other problems.
Move in: At the time the lease/rental agreement is signed at the unit the tenant also signs an inspection form that stipulates that the unit is in excellent condition. The only items noted are those items that are not in excellent condition. These are listed as For Information Only, so that the tenant is not charged for those defects at the time they move. Pictures are taken at the time of the move in.
Move out: A move out inspection is performed by an outside contractor after the tenant vacates. A report as well as pictures of needed repairs, cleaning and items to put the property in rent condition, are listed with associated costs. Our original move in report is compared with the move out condition. Adjustments for wear and tear are determined and the security deposit return is calculated accordingly.
Emergency Service
Emergencies happen and we are "on the spot." Our on-call emergency service is available 24 hours a day, seven days a week.
Bill Payment
Sound financial management demands that the timely payment for monies owed be a priority. This function along with income is the backbone of sound facility management and a service we cheerfully provide.
Capital Improvement Estimates
Keeping loyal tenants or attracting new ones is important. Property upkeep may require capital improvements. We obtain estimates for the work required and oversee the work through satisfactory completion.
Financial Reporting
Our policy of presenting monthly reports by the first week of the following month helps the property owner prepare for property and/or income taxes. Also, a property portfolio analysis can be made available on request.