Licensed, experienced, dedicated, & dependable team members. Managing your real estate assets is an integral part of our real estate services, not a sideline. The principals are also investors and work with investors, and we have a team of licensed professionals for all property care, maintenance, repairs, renovations and emergencies.
COMPREHENSIVE TENANT QUALIFICATION
Good tenants who pay the rent, take care of the property, and are good neighbors mean better returns on your investment. This begins with proper and timely screening. Through our online, automated systems, we are able to screen a tenant on the spot when showing a property and make profitable rental decisions quickly. This includes a complete analysis of:
- Credit worthiness as reported by national credit bureaus, including NSF checks and fraud detection
- National criminal search that includes sex offender and terrorist database searches
- National eviction history database search
- Resident rental history including payment performance and collections
We can then phone verify references and screening results as needed. The initial screening can be done on the spot electronically, at which time we can take a deposit and lock in a Tenant. We then verify appropriate information by phone. The qualification process can take up to two business days to complete but is generally complete the same business day.
ATTORNEY PREPARED LEASES AND EVICTIONS
Not only is it a best practice to have an attorney prepare the lease and handle all evictions, in the State of Florida, a Broker/Property Manager is not allowed, by law, to draft a lease, therefore, there will be an administrative charge to the Owner/Landlord of $35 for attorney's fees for preparation of the lease. The lease fee is included in all renewal fees and paid by Sand Dollar Property Management. The law firm preparing the lease deals primarily in Landlord/Tenant Law and will be Wilkins Law Firm PLLC. The charges to cover these attorney's fee(s) will be collected from the first monies received. The attorney will be available to you and us at no charge for phone consultations in the event of disputes with the Tenant(s) or related issues and will provide a reduced price eviction if the attorney files evictions in the county where the property is located.
Lease preparation includes fully completed lease with optional clauses, additional agreement section, addendums such as mold addendum and pet addendum. Any errors are covered by the law firm and if the lease is not consummated or the deal falls through, then the charge is waived.
In addition to residential leases and eviction filing, they handle security deposit disputes, discrimination defense and general property management related litigation. They are available to us by phone, fax and email.
If a tenant qualified by Sand Dollar Property Management breaks the Lease Agreement for any reason within the first three (3) months of tenancy, we will waive our customary leasing fee and re-rent your property for free.
Accurate, timely, and complete reports that make your tax preparation easier. All documentation is in your online portal. We also have a real estate specialist CPA who manages the books and is available for you to hire for your taxes.
EXPERIENCED, LICENSED SERVICE PERSONNEL
Maintenance, repairs and other services done by licensed and insured vendors, plus we are able to get volume rates and pass that along to owners. On-call emergency personnel available too.
Available by telephone, website, fax, mail, email, & personal appointments. You have a personalized portal where you have access to information about your property 24/7. You can also send us messages via the portal. We actually answer the phone, return phone calls and show properties.
We are open for business from 9:00 a.m. to 5:00 p.m. weekdays. After hours and on weekends we are available by telephone or email for messages at 407-246-7118 ext. 804, and someone is always on call for tenant emergencies. As for tenant calls - our property managers answer the phone or return calls up to 7pm at night and will show properties on the weekends, unlike most property managers.
DETAILED PROPERTY INSPECTIONS
We begin our relationship with a free property evaluation. Once you have hired us, we do an initial "Rental Ready" 132 point comprehensive inspection and written report with photos. No less than quarterly, we inspect and take pictures of the exterior of the property during tenancies. Bi-annually, we inspect the interior. If you want the more thorough property review annually by a licensed home inspector, there is a flat fee of $150 for that. Sand Dollar Property Management does provide, at our expense, a licensed Property Inspection of your property every 2 years.
You may be paying too much and getting too little! Compare services AND prices. We do not nickel and dime you. Our rates are among the fairest in Central Florida. Our services are among the best. It is true "hassle free and turn-key" cash flow investing. We treat your property as our own investment and we don't let it sit vacant for months.
THE Sand Dollar Property Management ADVANTAGE
Our staff is professional, courteous, informed and experienced. Our team members hold a FL Real Estate License, and/or are investors. By capitalizing on the concept of economies of scale, we can offer multiple services that would be cost prohibitive for individual owners and smaller companies. We have one of the strongest marketing programs in the industry, utilizing the most up to date marketing techniques available in the industry. We stay on top of changing trends and legal issues to protect our client's interests. We also have emergency maintenance contact center on call 24 hours a day to stabilize emergency issues that could lead to much larger problems or increased liability for the owner.
HIGHEST, BUT BEST RENT
The dirty little secret about property managers is this: with a $1000 monthly rent, a property manager only loses $5 per month if the rent is reduced to $950 to rent it fast and easily. You lose $50 per month. Their goals may not be in line and may even be contrary to yours - especially if they do not know nor understand your financial and investment goals as an investor. That's $600 per year to you that may mean hitting your returns or not. Plus, when you raise rents, you start at $950 and not $1000. There is a CATCH!
Conversely, if the rent is too high, it could take 60 days or more to rent, and you lose even more. Lost rent because of unnecessary vacancy time is income never recovered. We have a sure-fire way of knowing within 7-14 days if the rent is too high - no waiting for 30-60 days to realize it needed to be lower.
Sand Dollar Property Management are investors. We do a Rent CMA and use other means available to us to determine the highest but BEST rent to rent fast AND meet your investment goals. Our marketing is second to none in getting exposure for your property. Besides the traditional methods and progressive internet marketing tools, we have a few very non-traditional and creative ways to blend these two opposing forces of highest, yet best rent.
Because we are also investors and have worked with investors for years, we have learned to carefully and objectively research the real world, rental rates of properties. We check online and in newspapers to see what properties are currently available for rent, in a specific neighborhood or zip code. Our goal is to find 4 or 5 similar properties so we are comparing apples to apples. Unless you have something very distinctive and more than worth it to a tenant, if you price your rental $50 above what other similar properties in the neighborhood are priced at, it will sit vacant a long time.
A strong Market Analysis and an HONEST assessment of market rent are critical for a successful property management campaign. Let our Property Manager provide you with a Comparative Market Analysis (CMA) so that you will know exactly how your property stacks up in the current rental market. This analysis will also highlight any improvements that are recommended for your property.
There are a large number of things inside and outside your rental that need to be checked carefully so tenants are not turned off.
CAREFUL 132 POINT INSPECTION OF YOUR PROPERTY
We begin our relationship with a free property evaluation. Once you have hired us, we do an initial "Rental Ready" 132 point comprehensive inspection and written report with photos.
We check everything, from ensuring the closet doors are hung properly in the bedrooms, to looking under the sink for any water leaks. It is vital we are thorough, because each of the areas on our checklist will either offer a positive or negative impression to tenants. However, the average property manager or landlord often just does the minimum to get a house ready for rent. This is a mistake and results in the property sitting vacant for months, and eventually, renting to a lower quality tenant, who typically pays the rent late and doesn't take care of the home.
MANAGEMENT FEES - ONLY ON RENT COLLECTED
- We do not charge management fees when your property is vacant - unless the vacancy is required by you or it is an eviction.
- We do not charge management fees on uncollected rent.
- We do not charge owners nor tenants any administrative fees to oversee maintenance and repairs.
EASY TERMINATION POLICY
Every Management Agreement will eventually end, whether it is a year later or twenty years later. However, are the conditions for termination difficult or easy? Can you do it any time or does it have to be within a narrow window of time only at the yearly anniversary? The Sand Dollar Property Management, LLC Agreement is easy and flexible as you will find anywhere. We are confident that you will not want to terminate, but if you do, we make it easy - no need to force lots of fees out of you if you do not want to stay. PLUS, we make it simple and easy to sell your property and transfer your management agreement.
These are the provisions:
NOTE: Termination by LANDLORD is effective when actually physically received by BROKER BY CERTIFIED MAIL.
- If a Lease Agreement has not been executed and no Tenant placed, you may terminate immediately in writing at any time and the only costs are any out of pocket expenses related to your property or $300 whichever is greater.
- In the event this agreement is terminated and a tenant(s) has been placed, one month's rent is the termination fee as set forth in the Management Agreement as long as the Tenant placed in the property shall remain in the unit.
NO MANAGEMENT FEES AFTER TERMINATION
Many Management Agreements stipulate that if you terminate the Agreement and the tenant remains in the property, you could owe fees to the former agent as long as the tenant remains. The Sand Dollar Property Management, LLC Agreement has no such provision. We will assign the Lease to the owner or another agent at no other charge as long as all fees to date are paid in full. [However, the Broker's (Property Manager) rights provided for in paragraph 4 and 16 THROUGH 18 of the Management Agreement shall survive such termination.]
NO SALES COMMISSIONS TO Sand Dollar Property Management, LLC!
Many Property Management Agreements stipulate that if you decide to sell your property, you could owe a commission to the management agent even if they did not sell the property. The Sand Dollar Property Management, LLC Agreement has no such provision. Owners referred to Sand Dollar Property Management by another agent or Realtor, will be referred back to that Realtor to sell the property. We work with Sand Dollar Realty Group, Inc. [with one owner, Rob Arnold, in common] and you will be referred to an agent or Realtor of Sand Dollar Realty Group, Inc. if you do not have one. [Note: Richard H. Zwick is a principal in and a property manager with Sand Dollar Property Management, LLC and a licensed Realtor/ Broker Associate with Sand Dollar Realty Group, Inc. and you may be referred to Richard to sell your property.]
We give passionate attention to detail in marketing, screening for good tenants, & finding high quality, inexpensive repairmen. We have a process for attracting a constant stream of quality tenants. We have a process for every area of our business, including providing an online Portal for Tenants and Owners.
Accounting, automated rent collection, payments, service requests, tools, sharing docs, screening and online marketing are all handled through our dashboard, website and portals. Our marketing methods have been developed through experience and many are "outside the norm" with excellent results. With all of these systems, we have a unique edge with first rate performance.
WE RESPOND TO PHONE CALLS AND SHOW PROPERTIES ON THE WEEKEND
Why would we put this in the section about being "unique"? Well, let me ask you - how many times have you tried to get your property manager or Realtor on the phone? When did they return your call? Does your property manager show properties personally or on the weekends? Are they reliable and show up on time? Have you ever rented and tried to get a property manager on the phone let alone show a property on the weekend? Go ahead...call some ads. See what happens.
We are open for business from 9:00 a.m. to 5:00 p.m. weekdays. After hours and on weekends we are available by telephone at 407-246-7118 ext. 804, and we do return calls. Someone is always on call for tenant emergencies. As for tenant calls - our property managers answer the phone or return calls up to 7pm at night and will show properties on the weekends, unlike most property managers.
Areas We Serve
- Central Florida
- Orange City
- Port Orange
- Lake Mary
- Altamonte Springs