Step 1 · Criteria
Written down before advertising.
What we do, in detail
Four services, run to the two Florida rules that decide whether an arrangement is sound.
Program 01 · Consistent written criteria
Tenant placement
Screening uses written criteria applied identically to everyone, which is both the fair housing requirement and the only defensible way to turn an applicant down. We will not take instructions to prefer or exclude applicants on any protected basis, and an owner who wants that is an owner we decline. Inconsistency is where fair housing complaints actually come from.
Step 2 · Market
Shown to whoever applies.
Step 3 · Screen
The same tests for everyone.
Step 4 · Lease
Signed, with deposits handled.
Step 1 · Receive
Deposit and advance rent.
Step 2 · Deposit it
Separate account or bonded.
Step 3 · Notify
In writing, within 30 days.
Step 4 · Move-out
Statutory procedure followed.
Program 02 · Separate, never commingled
Rent and deposits
A security deposit goes into a separate account for the tenant's benefit or is bonded, never into operating money, and the tenant gets written notice within thirty days saying where it is held. On move-out the statutory claim procedure and notice periods are followed, because a claim made outside them is simply forfeited — which owners discover when they try to deduct for damage.
Program 03 · Licensed trades
Maintenance coordination
Spending limits and authority are agreed in writing, so an owner is never surprised by an invoice and we are never guessing at a threshold. Work requiring a licensed contractor goes to one; an unlicensed handyman on work that needed a license creates a problem for the owner, not for whoever hired him cheaply.
Step 1 · Limits
Authority agreed in writing.
Step 2 · Triage
Urgent, routine, or owner's call.
Step 3 · Engage
Licensed where required.
Step 4 · Record
Invoices and photographs kept.
Step 1 · Agree format
What you want to see.
Step 2 · Report
Income, spending, vacancy.
Step 3 · Say it plainly
Including overpriced rent.
Step 4 · Review
Pricing revisited periodically.
Program 04 · Including vacancies
Owner reporting
Statements show the vacancies and the months that underperformed rather than an annualised figure that smooths them away. We also tell an owner when the rent being asked is above what the market will carry, which costs us the higher management fee and avoids a property sitting empty for two months to protect a number.
Got a rental property in southwest Florida?
A free first conversation, with no obligation, and our license number to check.