MANAGEMENT FEES 

Ø      A professional system designed with your success in mind.

Ø      You receive a marketing team focused on just homes and townhomes.

Ø      We do not work on apartment or homeowner association problems that will compete for your property's time.

Ø      You will receive a special marketing program for your home. This could include as many as nine or ten different marketing methods.

Ø      Your property can be scheduled for open house showings as well as by individual appointments.

Ø      All new accounts are carefully selected so that your property will receive proper attention. This avoids problem properties that will reduce our ability to serve you.

Ø      Our standard Management Fee is 8% of the monthly rents collected with a $75.00 minimum fee.

 Ø   $250.00 Start-UP Fee. 

     $150 (Fully Refundable Owner Reserve) to create an operating reserve account for each individual home.

Ø      Additional fees will be charged for advertising, major repairs, or other services requested by the owner.

Ø      There is no monthly management fee when the property is vacant.

Breakdown of Fee’s:

1. 8 % of the Monthly Gross Rent ($75.00) minimum
2. $250.00 Start-Up Fee.
3. Leasing commission fee of $250.00 (payable to Realtors for finding new tenants (Taken from the 1^st Months Rent).
4. $ 150.00 Operating reserve account for repairs and/or Advertising. (100% refundable if not used).

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ADVERTISING

How Alliance Properties Customizes The Marketing Of Your Home

Our customized marketing plans can frequently reduce an owners marketing expense by 75% from other traditional approaches. (Based on surveys and feedback.) This is important to you because vacancy can be your largest expense. Some of our methods include:

Ø      Websites: Alliance Properties places your property on a number of high performing worldwide and localized websites. Digital pictures of your property are used frequently as well. This is a very strong method of marketing and extremely cost effective.

Ø      Local newspaper or magazine ads. Specific newspapers like Review Journal or magazines can be a very good marketing vehicle. It depends on the property location, price and characteristics. We can advise you on this.

Ø       Alliance Website. This is our 24-hour, 7 day a week information center that shows available properties, pictures and provides applications to rent. Great for residents moving into the area and who are researching from their current location.

Ø      Yellow pages. Alliance Properties is a advertiser in local yellow pages to draw prospective renters.

Ø      Multiple listing service for rentals. This service enlists the aid of all licensed real estate agents in our area. It includes a powerful shared computer database and also includes 8 High Quality Photos of your Property!

Ø      Corporate employers. We share rental availability with local employers.

Ø      Weekly analysis. Each week Alliance Properties will update you with a current marketing analysis so that together we optimize the marketing plan. The goal is to have a very short vacancy.

Ø      Yard signs are placed in strategic locations (where allowed) to attract attention to the property.

Ø      Advertising is placed in the Las Vegas Review Journal the cost is varied depending on size and Length of Ad.

Ø      Rental listing will be added to the Multiple Listing Service exposing the property to thousands of real estate agents.

Accounting

Alliance Properties Reporting Services

We pride ourselves on our thorough, accurate record keeping. Our computer system allows us to provide services that would be difficult or impossible with a conventional manual accounting system.

Ø      Accounting is done on single-entry cash basis with separate income and expense ledger maintained for each property, just as if your property had its own checking account.

Ø      Each property always has its own separate complete accounting record.

Ø      All work orders and bills are kept on file throughout the year and copies are sent to you with each monthly statement.

Ø      Alliance Properties provides detailed records to help you manage your property finances.

Ø      Complete Cash Flow Statements on a monthly basis using the Yardi Property Management Accounting System.

Ø      Supply monthly rental statements along with direct deposit to your account.

Rental Payments

Ø      Rent is due on the first day of the month. If rent is not paid by the fifth day of the month the door will be posted with a five day pay or quit on the morning of the sixth.

Ø      Alliance Properties will handle all evictions and late payments according to Nevada Real Estate law. The cost of this service will be charged to the tenant to max degree.

Ø      Our evictions are processed timely and renters not  paying will be evicted typically on or before the end of the month.

SCREENING TENANTS

Ø      Each tenant must fill out application and must provide employment and other applicable information, which is verified to help ensure that we rent to quality residents.

Ø      Employers and previous landlords are contacted to ensure that they can afford the home they would like to rent and that rent was paid on a timely basis.

Ø      All tenants will be screened using professional landlord tenant screening systems. This system simultaneously tracks evictions, tenant and credit history for anyone moving from any part of the United States.

Ø      Credit histories are reviewed to ensure that the prospective tenant is creditworthy. Our screening procedures are designed to minimize the risk of renting to an individual that will cause a loss to occur.

 INSPECTIONS

Ø      The home is inspected and imprinted photos are placed in the file before each tenant takes possession of the home and upon move out.

Ø      Each home is inspected annually or upon evidence that the tenant may be in violation of their lease. Photos are taken at each inspection to document the results of the inspections.

Repairs & Maintenance

Ø      Maintaining your property keeps it productive.

Ø      The future value of your real estate investment depends upon maintaining its overall physical condition. We make a point of keeping income properties at their competitive best.

Alliance Properties will:

Ø      Pre-negotiate discounts with a group of certified preferred vendors to ensure high quality, quick turnaround and reasonable rates for our clients.

Ø      Regularly inspect properties to make sure everything is in order, providing you with a detailed report.

Ø      Hire, supervise, and terminate all independent contractors and employees required for the operation of the property.

Ø      Supervise maintenance and arrange for alterations and improvements as may be required.

Ø      Recommend and supervise improvements to keep the property competitive and at it's income-producing best.

Ø      Administer preventative maintenance schedules to avoid costly emergencies.

Ø      Repairs are completed on a timely basis as the the tenant or home owners requests them.

Ø      We will notify the owner of the property in advance of any repair that exceeds $250.

Tenant responsibilities include payment or performance of the following:

Ø      Minor repair & maintenance items caused by the tenant

Ø      Change HVAC filters every 30 days

Ø      Replacement of sprinkler heads

Ø      In case of sprinkler system failure the tenant is responsible to hand water until the system can be repaired.

Ø      Upon move out the tenant must provide management with proof that the carpeting has been professionally cleaned.

Ø      It is understood that appliances, if any, are for the benefit of the tenant and the tenant is not obligated to repair or replace these items.

Ø      Tenants are responsible for window breakage and screen repair.

Ø      A 10% charge will be added to major repairs and replacements that require bids, scheduling of contractors, and/or contractors oversight and inspections of completed work.

Pets

Ø      Most families have pets.  Your home will be marketed to a much larger group if you do not exclude pet owners as potential residents.

Ø      A pet deposit of $250 will be collected.  If the pet is not sufficient to offset damage caused by the pet the security deposit will be retained to make up the difference.

Ø      Should the security deposit not be adequate the tenant is personally liable for the costs of all damages the pet may have caused.

UTILITIES

Ø      Tenants pay for water, power, gas, and trash disposal. 

Ø      The owner will pay taxes, mortgages, HOA dues and sewer. 

Ø      The tenant’s pay for landscaping and pool services, if desired, unless the owner wishes to provide them.

HOAs & TENANTS

Ø      Copies of HOA rules and regulations must be provided to each tenant.

Ø      The owner is responsible for the payment of HOA dues and is responsible for the actions of their tenants with respect to HOA rules and regulations. 

Ø      Fines, if any, will be assessed by the HOA against the owner.  Our lease stipulates that these fines are to be paid by the tenant.  If the tenant refuses to pay the fine, the amount will be deducted from the tenants rent payment and eviction procedures will be initiated.

DEPOSITS

Ø      Deposits are collected at the time the tenant indicates they want to rent the home.

Ø      Should the tenant change their mind prior to signing the deposit is retained.

Ø      Should they not qualify an amount is retained to cover the costs of the credit check.

Tenants forfeit deposits for breaking a lease or causing damage. Should a tenant cause more damage than the security deposit can cover, the account will be sent to a collection agency for collection. Collection agencies work on average 30/70 split. There are no up front costs for using these services.