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| Key Personnel | top |
We have listed some key individuals who have extensive experience and training in their respective areas of oversight. We manage single family homes and through our sister company Ascend Commercial Management, LLC, we provide Commercial Property Management.
George D. Spaven, Jr., Owner
Licensed by the California Department of Real Estate
15+ years in Real Estate Property Management and Real Estate Sales.
23 years of management experience.
GRI graduate (Graduate of the Real Estate Institute).
Member of IREM (Institute of Real Estate Management).
CE - Continued education specifically in Tenant and
Landlord law and conflict resolution.
Kelly R. Valle, Senior Accountant
Held Real Estate license in the State of California and Utah.
24 years of experience in Real Estate ranging from Customer service specialist, to Sales, to Loan set up and processing, to Accounting. Her attention to detail is a tremendous asset.
Extensive experience in Accounting.
Lupe Renteria, Property Mgr. Assistant
Over 25 years of Customer Service experience, this includes Conflict resolution, Office Management and Multi-tasking. Preliminary screening and review of Tenants application and preliminary background review. Liaison between management, landlords, contractors and tenants.
Extensive training and experience in bookkeeping and payroll.
The experience and training that our key individuals and other staff possess is what helps us to provide our clients with quality service. We are a company that believes in being proactive and not waiting to be reactive.
| Communication | top |
Our telephones are answered by a person. We do not use answering machines during normal business hours, but voicemail is available 24 hours per day.
Your property will be assigned to a Property Manager. In the event the Property Manager is not available, other Managers and Assistants are available to talk with Owners, Tenants and Vendors.
An emergency staff member is available 24/7 for urgent matters.
| Initial Tenant Contact (If property is occupied) | top |
Initial set-up would include, but not limited to:
A welcome letter introducing ourselves.
Arranging appointments with current Tenants for walk through.
Address questions and concerns.
Assess any need for maintenance/priority.
Assess for any potential risk management issues.
Obtain current Lease/Rental Agreement(s), Tenants History, Personal Information and Accounting Records from Owner if available.
| Marketing | top |
Our marketing is arranged to best suit your needs and target qualified clientele. We only manage properties where we have become very familiar with the market conditions in that area and realize maximum rents while minimizing vacancies.
| Tenant Screening Process | top |
We evaluated our Tenant selection process and continually revise our Tenant Lease Agreements to reflect the most update legal mandates. We thoroughly screen applicants and monitor our properties regularly. To ensure the best qualified Tenants are selected for the properties under management, we have adopted the following screening process.
Tenant Screening and Selection Process:
Completion of our Rental application.
Supporting documentation, i.e.: valid driver’s license, valid social security card, and/or Tax identification number.
Last two checking statements and last two tax returns in the event tenant is self-employed. Investigate for Non-sufficient funds activity, and how it was resolved.
Full credit check from the major credit reporting agencies.
Debt ratio is determined in order to determine if Tenant is qualified.
Civil and Criminal background check for bankruptcy, collection accounts, late payments, Unlawful Detained Actions – Evictions. Criminal check for criminal activity, this includes checking The California Department of Justice’s “Registered Sex Offender” Data base.
Verify current and past employment.
Investigate Tenant’s current and past rental history. Includes, payment history, condition of property when Tenants vacated, would the landlord re-rent to the Tenants.
Property Manager Screening and Selection Process:
A Property Manger verifies and reviews all documentation submitted.
A Property Manager will personally determine if Tenant is qualified. (Owner may be involved in the selection process if requested)
At the direction of a Property Manager, a team member will notify Tenant whether he/she is qualified. If qualified, a $500.00 deposit is required and collected before the property is taken off the market. Once the Tenant moves in, the holding deposit becomes part of the move-in deposit. The move in date in most cases shall not exceed 30 days. This allows the Tenant to make all the necessary notifications.
| Accounting | top |
Our Computerized Accounting Program is quick, clear and concise. All accounting is electronically and manually backed up to prevent any lost data. Our reports can be adjusted to meet your needs.
Benefits:
All accounting is done in-house.
Rent monies are sent directly to us, the Tenant has no idea where you live, and cannot contact you directly.
We can pay any or all of the expenses associated with your property, if requested.
You set a limit as to the amount that can be spent for maintenance and repairs. Any expenditure beyond that limit must be authorized by you.
Usually within 3-5 days of receiving all rents, we can issue you your check with a full accounting of what has been collected and what expenses have been dispersed.
We will serve three (3) day notices to “Pay Rent or Quit” if rent has not been paid by the fifth day of each month.
| Legal Actions | top |
Unlawful Detainer Actions “Evictions” are not a common occurrence, but time and unforeseen occurrences do happen. People go through divorces or may suffer some type of calamity.
These actions are referred to local Eviction Attorneys who we have worked closely with for many years. The Spaven Company L.L.C., works with the Eviction Attorneys, from the beginning to the end of this process.
We also screen the success rate of our contracted Eviction Attorneys. We currently hold a 100% success rate in those rare cases when this type of action is needed.
| Fee Structure | top |
Management Fees are 8% of the collected rent ($100.00 is the minimum fee).
Leasing Fee(s) are 35% of one month’s rent.
DISCOUNT ON LEASING FEES:
(a) If writing “New Lease Agreement” with existing Tenant(s), the fee is 25% of one month’s rent (if applicable).
(b) Writing “Lease Agreement” with new Tenant(s) if Owner(s) shows the Premises to perspective applicant(s), the fee is 20% of one month’s rent.
Notice: Our fees reflect a level of service to manage your properties effectively and as promised, not to just obtain a contract.
| Repair and Maintenance | top |
We have been successful in obtaining and maintaining a very qualified list of contractors and vendors because of the number of properties we manage. The following is a list of the professional trades we have access to:
Appliance Repairs Cabinet Repair/Replacement
Carpet Cleaning Carpet Repair/Replacement
Concrete Repair/Replacement Concrete Walls
Crime Scene Clean up Door Repair (Interior/Exterior)
Drywall Repair/Installation Electrical
Fencing-All Phases Flooring-All Phases
Garage Doors – All phases Gardening/Landscaping
General Contractors – All Types General Handymen
Heating/Air Conditioning Home Cleaning Services
Locksmiths Painting/Stucco Repair
Plumbing Pool Maintenance – All Phases
Pool Repairs – All Phases Roof Repair/Replacement
Screen Repair/Replacement Security Systems
Septic Systems – All Phases Termite & Pest Control
Texture Coating Tree Care/Maintenance
Wall Paper – All Phases Water Softener Service – All Phases
Window Cleaning Service Window Repair/Installation
The Spaven Company L.L.C., uses only independent, unrelated vendors and contractors and does not receive referral fees or profit in any way, as we feel that this would be a conflict of interest. This assures that the property Owner receives competitive rates for all work and services.
We use only licensed, bonded and insured contractors, which is mandatory and reviewed annually.
We have staffing that track and monitor all maintenance requests. Our Accounting
procedures also notify us if there seems to be unusually high cost or repeat cost for
repairs at a specific property.
