Services/Fees at a glance

Services/Fees | Single Family | Multi Family | Commercial | HOA Management | Criteria/Forms

Many property management companies are reluctant to tell you upfront their fees and you don’t find out until they charge you.  Some even get kickbacks or incentives from vendors that end up costing both owners and tenant’s money.  At Umano Property Management, we strive to do better.  Our “True and Accurate” accounting methods, as well as our transparency make certain that there are no surprises or extra costs. We charge minimum and maximum fees we charge both tenant and owners and strive to be fair when we charge them.  Here are our fees at a glance (Note; these are our typical fees, ultimate fees will be determined on the exact circumstance and scope of work negotiated)

SFH/Townhome/Condo

• Leasing & Management: 50-75% leasing commission of first months rent, 8-10% management thereafter
• Renewal Fee: $250 Flat fee (includes inspection)
• Leasing only: Full month’s rent
• Management only: 8-12%
• Multi-Family

Multi-Family

• Management: 4-7%
• Leasing Fee: Varies on property
• Lease-up Commission: Varies on property

Owner Receives: Late Fees, NSF fees, MTM Fees, Deposit Forfeiture, Rent premiums (storage, pet fees, etc)

Umano Receives: Notice Fees, Lockout Fees, Lease Break fees, Convenience fees

Commercial

• Management: 4-7%
• Leasing Fee: Varies on property

Our services include:

• Leasing Services
  • Establish rental market value of units
  • Advertising & marketing of property including on websites such as Zillow, Trulia, HotPads, Craigslist and Rentals.com among a myriad of different sites
  • Staging of units when warranted at no extra cost to owner
  • Qualifying and screening of applicants:
  • Preparation and Execution lease agreement
• Leasing-Up Services (for Multi-Family only): include everything above plus:
  • 90 Day marketing plan
  • Community Outreach plan
  • Social Media plan
• Management Services
  • Collection of rents and late fees
  • Move in/Move out and periodic inspections
  • Supervision of maintenance and repairs
  • Administration of tenant deposit(s)
  • Payment of bills (repairs, mortgage, taxes, etc.)
  • Computerized accounting, monthly statements to owners with copies of bills
  • Service of violation notices
  • Rental increases (based on market demand)
  • Access to legal services and advice
  • Mystery shops available
  • Monthly, Quarterly and Annual reports include Updated Rent Rolls, Market Surveys, Income and Expenses, Operating Budgets, and Income Forecasts

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Single Family

At Umano Property Management our business model is based on people and exceptional service.  In fact, our model is “Happy Tenants, Happy Owners!” Whether you own a home or investment property, we provide a full menu of management services for you including marketing, tenant screening, maintenance and accounting.  Here are some of the reasons to work with Umano:

• Marketing - At no cost to you, we advertise & market your property including on websites such as Zillow, Trulia, HotPads, Craigslist and Rentals.com among a dozens of different sites.  We also use relationships with Corporate Relocation and our internal network to place a tenant sometimes before it’s even on the market!  You will be certain that your home or investment property will receive the exposure it needs to minimize vacancy and days on market.
• Tenant Screening- We use a professional screening service which follows our set criteria to ensure the right tenant is found for your property.  
• Lease Agreements- We provide lease agreement that covers your property appropriately and protects you as the owner.  These forms are constantly updated to reflect the ever-changing local, state and federal law changes that affect rental housing. 
• Accounting- With our True & Accurate Accounting method, you can be rest assured that we will maximize your return and with our online system, funds are directly deposited into your account.  We also keep it legal by sending you year-end tax forms that will not only help optimize your tax benefit, but help when selling in the future!  In addition, most all reports are provided online that you have access to 24/7
• Maintenance- We have developed relationships with an array of qualified vendors including painters, roofers, electricians, plumbers, cleaners, handymen and more!  We have negotiated special pricing with many of these vendors which we pass on to you so you know you are getting the best price!
• Portfolio Management- Whether you’re an established or new investor, we work with clients to identify, purchase and manage properties quickly as well as strategize an investment plan.  With Umano by your side, you are sure to grow your real estate portfolio to suit your needs and tolerance.  We know- we have an invested interest- Your success is our success!

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Multi-Family

At Umano Property Management, we specialize in the management of multi-family properties.   Whether you own a small 5-20 unit, a midsize 20-80 unit or anything above, the systems and processes we put in place with the inherit scales of economies found in multi-family means your property is managed more efficiently and effectively.  Here are a few ways we stand out when it comes to management of multi-family properties:

• Free Property and Lease review- we guarantee we will find 3 cost savings or income opportunities for your property, or your first 3 months are free, before you even sign anything!
• Budget Scrutiny- Our guarantee to find cost savings or income opportunities doesn’t stop after you sign, it just begins!  We will periodically scrutinize the budget for these opportunities while keeping up with market trends.  With Umano, we have an eye on your bottom line!
• Dedicated Supervisor- Whether you have an on-site manager or not, a dedicated property supervisor will be assigned to your property and tasked to visit your complex on a regular schedule, typically twice a month.  This person will be the contact for the On-site manager and tenants. With Umano as the point of contact, we handle the day-to-day issues to ensure your tenants are both happy and in compliance, so you can enjoy the fruits of our labor!
• Vendor discounts- We have a full array of vendors available to maintain your investment.  We have negotiated special rates and discounts with these vendors to ensure you are getting the best price for the best value.  If a job is too large, we will obtain multiple bids so you can compare the best value for your money.
• Scheduled maintenance service- Consistent property upkeep and maintenance is the best way to keep tenants happy, maintain integrity and avoid problems from getting any worse.  By using our technology, we will set an appropriate maintenance schedule which holds our staff accountable to your property.  With our eyes on the property, you will have better peace of mind knowing your property will be well taken care of!

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Commercial

We’re a professional, experienced and committed property management company committed to making your property as profitable as possible- dare we say that we love property management! And we’ve taken that love of property management to managing Commercial properties.  Here are some of the reasons why to choose Umano for managing your commercial property:?

• Customized solutions- You can hire Umano for full service, or chose from a menu of services, including marketing, tenant screening/leasing, maintenance and accounting for your commercial property.  All at competitive rates- we guarantee it!
• Personalized Service- Big property management companies, particularly that manage commercial properties, serve clients just as large.  Our clients look for a more personal company, without the “corporate” feel.  Owners looking for individualized service from a local property management company find Umano is the right size for them.
• Maximize Income- Whether you prefer to implement a Common Area Maintenance (CAM) or gross rent, where maintenance is built in, we strive to keep rents at an optimal level.  We will adjust rents when necessary to market level while at the same time maintain the relationship with the tenant.

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HOA Management (Coming soon) 

Umano Property Management has most recently come into managing HOA boards and properties, though it brings the same level of commitment and customer service to this area as it has from Single Family and Multi-Family management.  We know most board members are unpaid volunteers looking for a professional management company to keep harmony within their community.  At Umano, we take the people approach- whether they are board members, homeowners, vendors or other affiliates, we work to produce results.  Here are some reasons more HOA boards are choosing Umano:

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Criteria & Forms

Many property management companies are reluctant to tell you upfront their fees and you don’t find out until they charge you.  Some even get kickbacks or incentives from vendors that end up costing both owners and tenant’s money.  At Umano Property Management, we strive to do better.  Our “True and Accurate” accounting methods, as well as our transparency make certain that there are no surprises or extra costs. We charge minimum and maximum fees we charge both tenant and owners and strive to be fair when we charge them.  Here are our fees at a glance (Note; these are our typical fees, ultimate fees will be determined on the exact circumstance and scope of work negotiated)

• Umano Criteria & Disclosure
• Sample Contract- SFH/Townhome/Condo
• Sample Contract- Multi-Family
• Sample Contract- Commercial

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