A professional property management company, such as, Brunson Property Management, will give you the peace of mind that comes with knowing your property is in the best hands possible. Perhaps you are relocating or finally retiring. Maybe you have just inherited a property and don't have the experience, or you are a busy professional with no time. Perhaps you administer a trust and need a third party to handle the trust's real estate holdings. Whatever your needs, Brunson Property Management will manage your property as an income-generating business, keeping expenses low and your income high, and relieving you of the day-to-day details of rent collection, maintenance demands, and tenant relations.
How do I decide what to charge for rent?
With nearly 40 years in the property management business, we have a thorough knowledge of the market and changing rents. Based on our analysis and consultation with you, we will determine an asking rent for your investment that is both competitive and profitable.
Can I see the application and approve tenants?
Brunson Property Management typically interviews and approves tenants. Our staff is trained in issues such as credit screening and is fully compliant with the Fair Housing laws of the State of Indiana and the U.S. Government. Both state and federal laws strictly protect the privacy of owners and tenants. As such, the responsibility lies with Brunson Property Management to be very careful in choosing tenants. In other words, it's to our advantage to choose carefully!
How do you handle security deposits?
When the new tenant places their initial move-in fees with Brunson Property Management, the security deposit goes directly into a separate escrow account, and is held there until the tenant moves out. If there are damages beyond normal wear and tear, unpaid rents or utilities when the tenant vacates, they will be deducted from the security deposit. A full accounting is given of the escrowed deposit money, and the balance is refunded to the tenant within 45 days (the legal time allowed in the State of Indiana). We want you to know that we consider this an important time in the management cycle, and we will protect your interests.
Can I use my own vendors?
While we are happy to use your own vendors, one important benefit of Brunson Property Management is that we have developed relationships with vendors, such as plumbers or electricians, who charge competitive rates and are reliable. Because we have given them a significant volume of business over a period of time, you, as the owner, benefit from these vendors' excellent service and prices.
How do you control expenses? Can I approve all work on my property?
Brunson Property Management always attempts to improve your bottom line, and one way is to control expenses. For major repairs, such as re-piping or re-roofing, bids are obtained and we will obtain your approval. However, if there is an emergency, such as a burst water heater, or a routine repair is requested, such as a leaking faucet or broken toilet, we will go ahead with the work and keep you informed. Our vendors are reasonable and reliable, otherwise Brunson Property Management would not utilize their services. In addition, if it is discovered that a tenant caused the damage, we charge the tenant for reimbursement of the repair expense.
What's the most efficient and effective way for me to communicate with Brunson Property Management?
We try to be available around the clock, but as in your own life, it is not always possible to attend to everything at once. We monitor emails and voicemails closely at all hours of the day, so please do not be discouraged if you don't get a "live person" when you call the first time (although it is highly likely you will). Please leave your name, return phone number and/or email, and detailed message, or CONTACT US. We will stay in contact with you at every step of the way until your question or situation is resolved to your satisfaction.
How much will it cost me to move into a Brunson Property Management property?
In most cases, a lease through Brunson Property Management is initiated when the first month's rent plus security deposit (which is equal to the amount of one month's rent) is paid in full, plus any additional fees (e.g., a pet fee, if allowed per terms of the contract). No other fees are required up to this point, as Brunson Property Management does not charge any application or background check fees.
A damage deposit serves to insure compliance with the terms of the lease. Brunson Property Management has the fiduciary responsibility to keep and manage your security deposit until the lease ends and an accounting of any damages is taken. Damages to the premises caused by the tenant or his/her guests other than normal wear and tear, or to cover unpaid rents or fees (including late fees) owing upon the termination of the lease are deducted from the deposit. Any or all of the remainder of the deposit is refunded to the tenant within 45 days of the termination of the lease.
What happens if my roommates leave? Will I be held accountable for the entire rental amount?
We prefer that all persons (18 or older) living or intending to live at the property sign the lease, particularly when they are not minors or dependents. Ideally, everyone should share the responsibility, especially in those cases where payments are being made by more than one adult tenant. However, all lease agreements are legal contracts which are binding on all parties (tenants) to the agreement. Regardless of how, or why, one party to the lease stops paying their share of the rent, the other parties are responsible for the full amount of the rent to be paid by the due date.
What payment methods do you accept, both for my deposit as well as my monthly rent?
Brunson Property Management accepts cash, money orders, cashiers checks, deposits directly to our bank (listed in the lease agreement) and can even accept payment through PayPal.
Can I bring my pet(s) with me?
It depends on what is specified within your lease or contract. Generally, if a pet is allowed within the terms of your lease, there is a nonrefundable $400 pet fee for each pet required to be paid along with the first month's rent and security deposit. Even in the case of an accepted animal, you may face eviction if your pet is too loud, destructive, disturbing and aggressive or is an animal/species considered inherently dangerous.
Who is responsible for repairs and where does Brunson Property Management responsibility end?
Brunson Property Management is responsible to maintain the residence in a generally good and habitable state of repair. The tenants are responsible for keeping their home clean and hygienic. Any repairs which are easily completed and under $100 are expected to be paid for by the tenant (such as light bulb replacement, clearing a clogged sink or toilet, animal stain removal). The tenant is liable for any damages beyond reasonable wear and tear or a major mechanical failure due to gross tenant negligence or damage.
How soon will the costs for rent increase?
Leases are usually 12 months long and a rental rate, generally, will only be increased after an agreement has been reached by both parties or after a previous lease has come to an end. While there are always legitimate reasons for raising rents, Brunson Property Management always try to be reasonable and objective when faced with this decision, and we keep the interests of both our owners and tenants in mind. In our experience, we have found that owners are far more willing to keeping rents stable if the tenant occupying their property is agreeable and pays their rent consistently and on time. We review all leases prior to their yearly anniversary term, and if we decide to give a rent increase you will be notified at least 30 days in advance.