Our goal is to maximize the return on investment for our clients AND provide quality housing for our residents. It is called property management, but we call it asset management and protection - of your building and your cash flow. Our mission is to offer personalized and professional services to both our owners and residents by building strong relationships, utilizing the latest technology, implementing effective marketing strategies, and following consistent systems all with honesty and integrity throughout every facet of our business. We strive to stay on top of market changes and industry trends and adapt accordingly.
Our Values are a great place to see if we are compatible to work together. We are not the cheapest (not the most expensive either) and are not interested in providing the cheapest service. We DO endeavor to provide exceptional service and results.
WE ARE INVESTORS TOO. 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 an 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.
We pick up the phone and return phone calls, in addition to giving you 4 other ways to get in touch with us.
Discover how Sand Dollar Property Management makes owning rental property easy and how it has a unique edge with first rate performance.
Our role is to achieve our clients objectives while preserving or increasing the value of an investment property and generating income for our clients. We advertise our properties, screen tenants, negotiate leases, collect rent, schedule maintenance for your property, keep accurate records, and provide regular reports and communication with our clients.
We manage all residential properties including multi-unit properties, mobile home parks, single family homes, condominiums, and town homes throughout Central Florida, including Volusia, Seminole, Lake, Orange, Polk and Osceola Counties.
We operate in strict compliance with the FL Landlord/Tenant Law and work closely with the leading Landlord/Tenant Attorney in the state. Before we offer a property for lease, we thoroughly inspect the property to ensure that all governmental ordinances are complied with. We also advise our clients re: recommendations that will maximize their return on investment. We have found that by offering a quality product, maintenance requests and complaints are minimized and resident retention and satisfaction are increased.
The number one expectation is a clean property in rent ready condition, and an owner who will maintain it.
Yes. Upon signing a management agreement with Sand Dollar Property Management, owners will make an initial minimum payment of $500:
We charge from 8%, with superior service and understanding of investor needs only on rent we successfully collect. Check out our pricing. Our leasing fee to find and place a qualified tenant or to renew a tenant depends on the plan you choose - ask us for your options.
Multi-unit and multi-family properties along with Mobile Home Parks are by proposal.
Yes we do. Contact us to review your property. We can send a tenant placement packet that spells out everything to do a tenant placement with us and our fees. Minimum is one month rent. You have options for other services too.
A $29 per work order fee OR 10% maintenance coordination fee is charged, depending on which pricing plan you choose. To avoid any conflict of interest, we do not operate an in-house maintenance department. Instead, we contract with independent licensed and insured vendors who are qualified to perform the services needed on your property. We do not accept rebates from vendors, nor do we charge fees to tenants to oversee maintenance or repair services, believing that any savings should be passed along to you, the property owner. All discounts offered to us by a vendor passes on to the owner. Owners may view all repairs and charges in their online portal.
If rent ready renovations or major upgrades/renovations are needed, we charge a fee to oversee and manage that - it is based on the work needed.
Maintenance, repairs, and upgrades greater than $5,000.00 must be contracted directly between Owner and Contractor in order to comply with Florida statutes. We are glad to assist in obtaining bids and managing the process. We have a trusted contractor one of our key vendors.
Sand Dollar Property Management requires each client to maintain a balance of at least $500.00 in the property's maintenance reserve for expenses associated with the management of the property. All client funds are held in a maintenance reserve in strict compliance with the FL maintenance reserve Guidelines.
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, we pay Heist, Weisse and Wolk PLLC to draft a new least with each new tenant and renewal lease, to protect you, the owner.
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. Because they deal with Landlord/Tenant Law everyday, we follow their recommended practices and procedures for collections.
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.
Equity distributions are made on the 15th of each month direct to your bank account. Net proceeds, less reserve, are directly deposited into our client's accounts through the Federal Reserve's electronic ACH transfer system. Monthly statements are available in the Owner Portal as well. Should there have been any maintenance items, or other expenses, the original invoices are also in the Owner Portal.
Sand Dollar Property Management endeavors to ensure a minimal amount of inconvenience to all of our residents by providing a 24 hour emergency contact center as well as a quick response to routine repair and maintenance requests. Maintenance requests are submitted through the Tenant Portal. Maintenance requests are handled by our licensed contractors with skilled, licensed, and insured subcontractors. We strive to exceed the minimum standards and have found that by providing a quality home we can attract a higher quality resident and command higher lease rates.
We require a valid certificate of insurance, listing Sand Dollar Property Management LLC as an additional insured party to be on file at all times - there is usually no additional cost associated with this.
Pets are accepted on a case by case basis, as determined by our clients. There is a one time non-refundable pet fee and an additional security deposit for each pet paid by the resident, which may vary depending on the number and size of pets. Pets that are classified as a vicious breed are not accepted at any time. For more complete information about accepting pets please contact us or consult your Owner Manual in the Owner Portal.
Since more than 80% of people in the US have pets, we do recommend accepting them. We offer owners Pet Protection up to $1,000 in pet damage (to a maximum of $1,000 per lease) if these costs exceed the amount of the tenants’ security deposit.
We believe in prompt and thorough communication with our clients. We have provided 24/7 access to all information and communication through the Owner Portal. Every staff member has their own telephone extension, voice mail and e-mail. We send out monthly statements and quarterly newsletters in an effort to keep our clients informed.
Below are some of the instances that we will initiate additional communication:
Your lease rate is going to be determined by several factors including the condition of the property, location, and the rental rates for competing homes in the immediate area. The markets that dictate lease rates vary vastly from the markets that influence the value of properties. Please contact our office and we can discuss this with you as it relates to your specific property.
Through our affiliation with Sand Dollar Realty Group LLC and reputable, experienced and established local REALTORS we can assist you in the acquisition and disposition of investment property. Should you have an established relationship with another REALTOR, we can assist you by working with them to make the process smooth.
Sand Dollar Property Management does require security deposits from all residents, usually the amount is equal to one month's rent. As required by FL Law, the FLORIDA SECURITY DEPOSIT (Florida Statute 83, Sec 83.49), these funds are held in a separate escrow account at an insured bank within Florida. Security deposits cannot be disbursed until the resident vacates, after providing proper notice.
All leases in Florida are governed by the FL Landlord/Tenant Law and provide for the covenant of quiet enjoyment. As a result, we do not enter the property and recommend the owner not enter the property, except in emergency situations or when repairs have been requested by the resident. History has shown that repeated disturbances prompt residents to become unhappy and not be as willing to renew their leases. We do however do bi-annual interior inspections, along with exterior inspections with pictures between the iunterior inspections.
Our lease provides that the resident give a minimum 30 day written notice that the lease will be terminated, with termination not permitted on any day other than the end of the month.
To begin management of your property we will need the following:
If it is a lease assumption, then we need the following in addition:
You begin the process with an application and property evaluation. Then you and your prospective property manager will determine if working together is a good fit for both.
Management fees are deducted from your monthly equity distributions or paid through your Owner Portal.
Yes, our clients have full access to their accounts. You will see the same data that we have in the office and be able to prepare your own customized reports, 24 hours a day, 365 days a year.