Marketing and leasing
Professional photographs, a written listing, syndication to the major rental portals, and a person who answers enquiries the same day they come in.
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What we do, spelled out
Property management is a long list of small obligations. Here is the whole list, split by the kind of building you own.
Included in every management agreement
Whatever the asset type, these come as standard. There is no bronze, silver and gold tier where the useful parts sit behind the top price.
Applicant screening
Credit report, income verification, employment check, prior landlord references and eviction history, applied to written criteria for every applicant.
Lease preparation
New Jersey compliant leases with the required disclosures attached, executed electronically, and stored where you can retrieve them.
Rent collection
Online payment for residents, direct deposit to you, and a defined follow-up sequence the moment a payment is late.
Maintenance coordination
A 24-hour line for emergencies, licensed and insured vendors, and written approval from you before any non-emergency spend above your set limit.
Inspections
Move-in and move-out condition reports with photographs, plus periodic interior checks so problems surface while they are still cheap.
Accounting
A monthly owner statement, bills paid on your behalf from rent receipts, and a year-end package with 1099 filing.
Compliance
Municipal registration, certificates of occupancy and inspection, lead paint requirements on older housing, and smoke and carbon monoxide certification.
Legal coordination
Notices served correctly and on time, and if a matter reaches the county courthouse, we prepare the file and appear alongside your attorney.
Residential management
Single-family rentals, two- and three-family houses, condominium units, townhouses and garden apartment buildings up to about forty doors.
- Rent set from closed comparables, not asking prices
- Showings run by a person, not a lockbox code
- Security deposits held in a New Jersey trust account with interest as required
- Renewal conversations opened ninety days before expiry
- Turnover managed as a scheduled project, not an emergency
- Rent-leveling and rent-control rules applied town by town
Commercial management
Retail storefronts, mixed-use buildings with apartments over shops, professional office suites and small flex or industrial space.
- Triple-net, modified gross and full-service leases administered correctly
- Annual CAM reconciliation with the backup documents attached
- Tenant certificates of insurance tracked and renewed before they lapse
- Escalations, options and expiry dates diarised years ahead
- Build-out and tenant improvement work supervised to the drawings
- Vacancy marketed to tenant brokers as well as direct enquiries
Short-term and Airbnb management
Furnished nightly and weekly rentals, corporate and insurance housing, and shore properties. Higher revenue, and considerably more moving parts.
- Listing built and optimised across the major booking platforms
- Pricing adjusted for season, local events and day of week
- Turnover cleaning, linen service and restocking between guests
- Guest identity verification and written house rules
- Municipal short-term rental registration where the town requires it
- State occupancy fee and hotel tax collected and filed
- Noise and occupancy monitoring so neighbours stay neighbours
What we commit to
These are the promises we make in writing when you sign. If we miss them, it costs us, not you.
Thirty days’ notice, either way
No multi-year lock-in. If the service stops being worth the fee, give us thirty days and we hand over every document, key and deposit in order.
No mark-up on maintenance
You pay the vendor invoice. We do not add a percentage on top of repairs, which means we have no reason to recommend work you do not need.
Repairs done right the first time
If work we arranged fails because it was done badly, the return visit is on us, not on your statement.
A person, not a queue
Owners deal directly with the principals of the company. There is no call centre, no ticket number, and no escalation path to work through.