We’d Love to manage your property
Premier Rental Property Management
We can help you to maximize your income, reduce your risk and protect your investment.
Premier RPM’s Owner Services
Showing Off Your Property
- We will personally show your property to prospective tenants. We do not believe in allowing tenants to see your property without Premier being present, unlike other companies.
- Lockbox will be placed on the property for any REALTORS to show your property.
- This is when our management fee will begin. You will only pay us when a tenant is in your home.
- We will be the only contact for you and your tenants. Both you and the tenants will have my mobile phone number and email for any questions or concerns.
- Your check will be mailed between the 15th and 20th of each month. Direct Deposit is also available.
- We can handle repairs on your behalf. If we do, we add 10% to any bill or you can also handle the bills yourself. If we handle it, we will send you a financial statement and a copy of the invoice marked paid.
- If the tenant does not pay or they break the lease conditions, we will handle the eviction process.
- We send any outstanding balance to a collection agency and that balance will stay on their credit until it is paid.
- We have a detailed and thorough application process.
- We check references, past employment, past addresses, credit, criminal and verification of income.
- We have access to any filings that are recorded at a courthouse.
- We look at each person’s information on a case-by-case basis to ensure a good tenant for your property.
When The Tenant Moves Out
- We can start marketing the property 30 days before the tenant moves out.
- Once the tenant has vacated the property I review the Move-In Checklist to make sure the property is in the same condition as when the tenant moved in.
- If the property needs repair because of the tenant, we get the tenant to pay for any items which are their responsibility or take it out of the security deposit before we return it to them.
If you are an investor interested in the purchase of rental property in North Carolina, who better to purchase investment property from than a management company. We cover over 14 counties in North Carolina, so we know the rental market.
We are a licensed real estate company and are a member of the National and local Association of REALTORS. Typically if you purchase investment property through us we give you several months of free property management, depending on the size and value of the property.
- We will personally inspect the property before the tenants move in to ensure cleanliness and all items are working properly.
- We will assist the tenants with all utility transfers.
- We will make sure the tenant’s move goes smoothly and I will collect the move-in checklist from them three days after they move in.
Our Property Management Fees
9% of the monthly rent collected Leasing commission is 1/2 of one full months rental rate.
Renewal Fee is a $200 flat fee each time a lease renewal is executed with an existing tenant.
We add 10% to any bill associated with your property.
Frequently Asked Questions – How it Works
Below you will find answers to common questions regarding the Property Management and Leasing Service available to you. You should ask these same questions of any Property Management company you are considering. If you have more specific questions not answered below, feel free to contact us.
What type of rental properties do you manage?
We manage residential single family homes, duplex, condos and apartments that are in good to excellent condition. Safe, well maintained, in desirable neighborhoods, that attract good, quality renters.
If you own a duplex, 4plex, condo, apartment or House, ( that is rundown that you do not wish to improve), we’re happy to help you find another good property manager who handles that type of property. .
What is your style of philosophy of Property Management?
We believe that you hire a property manager to manage your rental home, not to assist you in managing it yourself. We offer a turnkey style of property management service which is most appreciated by those property owners who prefer to be “out of the loop” on all but the most important matters related to the management and leasing of the property.
We don’t pester you with small details, questions, information or “updates” about your property or tenants, except for those matters which will have a significant impact on your monthly cash flow.
Instead, we simply take care of the things you have entrusted us to handle on your behalf.
What if I want to be informed or involved to a greater degree than you just outlined?
For some property owners, our system is not a good match, and we understand that. We are very up front about the fact that we don’t want you to hire us if you expect to be involved in minor details or decisions related to the management and leasing of your property.
We simply haven’t designed our systems and procedures to accommodate that level of involvement by owners. We can instead refer you to another property manager who accommodates the level of involvement you desire.
Under your "turnkey" system of property management, how informed then will I be about what's going on with my property?
The general rule of thumb is this; if something has happened, or is about to happen, that will disrupt your ordinary monthly cash proceeds by more than 1/2 of the months rental rate, we will let you know about it.
An example would be that we receive a 30-day notice from your tenant, and therefore expect a a turnover, along with related expenses. We want you to be informed and prepared for it.
Another example would be that your A/C unit has failed during the middle of a hot summer; we’ve determined that the 12 year old compressor needs replacing and have initiated the work to replace it.
We’ll call to let you know what has happened and the expected financial impact on the following month’s statement. But we don’t seek approval or require your involvement real-time in the decision.
Finally, for new owners that seem a bit nervous, we do tend to accommodate a “break in period” whereby we will in fact keep you a bit more informed than usual during the initial lease-up and make-ready maintenance process.
We do want you to be comfortable working with us going forward, so the start-up process may involve more communication, if you so desire, than is outlined above. You will settle in and become comfortable with us very quickly though, and after the initial period of getting started, we’ll revert to our normal routine and level of communication
Our “turnkey service” philosophy that was outlined above. If something in your home is legitimately broken, worn out or in need of repair, we are going to have it fixed or replaced without consulting with or informing you.
What are the benefits of using a professional property manager?
Utilizing the services of a Professional Property Management Company relieves you from the burden of unexpected and untimely tenant demands and repair issues. It also provides you with a tested and true vendor team (via your property manager) to handle repair and maintenance issues at your rented home. Having a Property Manager handling the details of managing your rental home allows you to focus your time and talents on other matters in your life instead of worrying about your property. As an individual Landlord, it would be hard for you to remain aware of all the laws and nuances of managing tenants and handling repairs. We handle it all for you, turnkey.
Will you use my Home Warranty Company, such as American Home Shield?
No. We won’t use American Home Shield or any other Warranty Company on any repair issues at your home under any circumstance. We have no direct control over the vendors sent by home warranty companies, so it doesn’t work use them on rental property repairs.
How many years of property management experience do you have?
Premier RPM has been managed and leasing rental homes in North Carolina since 2005.
To which professional organizations do you belong?
North Carolina Association of REALTORS
Charlotte Regional REALTORS Association
Greensboro Association of REALTORS
Catawba Valley Association of REALTOS –
As Realtors, we are able to place your home for lease in the Multiple Listing Service, exposing it to other central Realtors and Leasing Agents, and we abide by the Realtor Code of Ethics.
Why are repairs so important?
Nothing affects the reputation of a Landlord or a property management company more than the manner in which repairs are handled. Tenants judge us by almost no other measure. It therefore makes little sense to entrust vendors we don’t know, whom we have no relationship with or control over, with the reputation of our company and the relationship with your tenant.
Instead, when repairs are needed, we will send our trusted vendors with whom established relationships and excellent communication exists, and they will provide the quality service we require in a professional and timely manner.
How big is your Property Management company?
We are a small Broker-Owner operated company, managing about 250 single family homes. In selecting a property management company, you will find companies of various sizes, some manage 1,000s of homes with large staff. Also National brands with operations that are not even in North Carolina. We remain intentionally small and local, and believe you receive better service as a result.
Why is Smaller Better?
The advantage to a “small shop”, such as ours, is that you have a single contact person who always knows everything with regard to your property, tenants, accounting, repairs, etc. You’ll never get transferred from person to person, or department to department. You simply call your Agent. He/She is your Manager, maintenance coordinator – everything.
The property management industry is starting to undergo consolidation. Large national real estate franchises are buying smaller companies and expanding into as many markets as possible. Sometimes, the person you talk to doesn’t even live in this state. Many don’t even have local leasing staff. Instead they allow tenants into your home unescorted with a lockbox code.
I Don’t Actually Own an Investment Property Yet – Can you help me buy one?
Yes, many of the homes we manage were purchased through us by investors who were shopping a property manager to line up before buying.
In addition to the roughly 250 homes we manage, we help buyers and sellers with about 20 sales transactions per year.
How do you determine the rent value of my home when it needs to be rented?
We generally just know the rent value based on location, size and condition. But each time your home comes up for rent, we conduct a market analysis to determine how much homes similar to yours have been renting for recently.
Once we determine a starting value, we add or subtract based on the time of year, competition from other available rental near yours, the condition of the property (older vs. newer carpet, age of appliances, floor plan, etc.), and other relevant market factors.
As a general rule, we believe it’s a good idea to price your rental property at or slightly below market value and get it rented quickly. Vacancy is your worst enemy and we work hard to prevent excess vacancy loss. Sometimes owners get hung up on trying to squeeze out a little bit of extra rent, but we will council you against being overly optimistic at risk of extended vacancy loss.
Will you allow tenants to have pets in our property?
We do, however we can state in the advertising that no pets over 35 pounds, and limit on the number if desired. We also prohibit certain aggressive breeds of dogs such as Pit Bulls and Rottweiler’s, Chows, etc…
We do charge a nonrefundable pet fee which on average is about $250, which goes directly to the owner.
If you instruct us to market the home as a No Pets property, we are happy to do so, and will not allow pets at all. Or you can instruct us to allow pets.
Be aware that not accepting pets eliminates a lot of prospective renters, so the more restrictive the pet policy, the greater likelihood of a longer vacancy.
Do you allow smoking in our rental home?
No. Every lease for every home we manage includes a “no smoking” provision.
Do you use a well written lease agreement that protects me and my property?
Yes. We use the most recently updated North Carolina Association of Realtors Residential Lease Agreement and Addendums, we also have Addendums that we have added over the years, Hardwood Floor Addendum, Utility Disclosure, Trust Fund Agreement.
How strictly do you enforce the lease agreement after the tenant moves in?
We enforce the lease strictly, including pet policy, unauthorized occupants, vehicle limits, HOA Rules, lease term, and all other terms and conditions of the lease agreement. If we become aware of a lease violation, the tenant promptly receives a violation notice and is required to cure the violation to avoid further action.
How do you handle repair requests from tenants?
We provide tenants a convenient online form which allows them to submit repair requests from any device. We strive to respond to and complete most ordinary repair requests within 1 to 3 business days.
Repairs and property condition issues offer the greatest opportunity for friction and ill will between landlords and tenants. A property manager walks the line between a tenant who wants things fixed ASAP, and an owner who is sensitive to repair expenses. We in fact want the tenant to enjoy a well maintained home in which everything functions as designed and intended. It’s to your advantage that this happens, as a happy tenant is more likely to remain in the property at lease renewal.
This is where the rubber hits the road on the “turnkey service” philosophy that was outlined above. If something in your home is legitimately broken, worn out or in need of repair, we are going to have it fixed or replaced without consulting with or informing you.
In many instances, we will quiz the tenant about the problem and attempt to solve it over the phone. This is commonly accomplished with problems such as tripped breakers or GFI outlets (reset breaker), malfunctioning garage openers (check the eye-beams), disposals (reset button), dishwashers (wall switch), HVAC (thermostat not set properly, filter door loose or intake blocked), etc.
This by the way is where we as a “small shop” can offer a more personal level of repair troubleshooting and diagnosis than a large property management company with an impersonal “repair pipeline” process. Essentially, before spending your money on a service call, we attempt to troubleshoot and solve the problem. Once it’s determined that a legitimate problem exists, and that a service call is needed, we send a vendor who we have probably been using for more than 10 years and whom we trust to take care of the problem.
What bills will you take care of getting paid for me, related to my rental property?
We will pay any bill or invoice generated as a result of repairs. We add 10% to all bills, bills will be uploaded to your Owner’s Portal and year end profit loss statement located on your Portal will have all bills for tax purposes all on one sheet for your accountant.
When will I receive my owner statement and check each month?
Your monthly proceeds will be initiated for electronic deposit directly to your bank account each month starting on the 15th, we pay owners 10 days after tenant payment has been received. Property statements are emailed out the day we initiate payment to the bank.
What is the process once I decide to have you manage my home?
We will visit your home to make sure it meets our condition requirements. Then we will send you a management agreement and initiate the process of assuming management of your property.