Discover when it's time to find a new property management team and how to transition smoothly.
Hiring a property manager should bring relief, giving you peace of mind as they handle the day-to-day responsibilities of your rental property. However, not every company lives up to that promise. Some struggle with communication, lack expertise, or fail to maintain reliable systems. This can leave you feeling out of touch and anxious about your property's management.
At Andren Homes, many of our clients in Santa Cruz have switched to us after experiencing frustrations with other property management companies. Here are the six most common reasons they decided to move on:
1. You Can’t Get in Touch with Them
Communication is crucial in any relationship, and it's especially important with your property manager. If reaching them feels like an ongoing challenge, it may be time to move on. Your property manager should respond within one business day or sooner, particularly when urgent issues arise. If your messages go unanswered, that’s a significant red flag.
2. Your Property Stays on the Market Too Long
A skilled property manager understands the factors influencing rent prices—market trends, neighborhood appeal, and property features—and prices the property to attract quality tenants quickly. If your property lingers on the market for 30 days or more, it's a sign that they may not have priced it appropriately. Ask about their average time to rent properties to get a sense of their efficiency.
3. Repairs Aren’t Handled Promptly
Dealing with maintenance is challenging enough without having to wait weeks for a repair. A competent management team should have established relationships with reliable vendors who deliver quality work quickly at reasonable rates. Delays in even straightforward repairs may indicate poor organization or weak vendor partnerships, which can lead to owner frustration.
4. Non-Compliance with Local Laws
Property managers should be knowledgeable about laws regarding fair housing, security deposits, and tenant selection, among other areas. Ask if the company trains its staff on these regulations and has legal support available for any disputes. A lack of expertise in these areas can expose you to legal risks.
5. Infrequent Property Inspections
At a minimum, your property should be inspected once a year to catch maintenance issues and ensure lease compliance. During these inspections, your manager should provide a detailed report, including photos, so you know your investment is being looked after. If inspections aren't happening, or you don’t receive inspection reports, this is a cause for concern.
6. You Don’t Trust Them
After speaking with your property manager, you should feel reassured that your property is in capable hands. If you’re left feeling uneasy, it may be time to find a new manager. Trust is essential, and if you don’t believe your current company is managing your property effectively, it's time to consider other options.
Steps to Switch Property Managers
Notify Your Current Manager: Once you've decided to switch, review your contract for any cancellation policies and notify your current manager. If there's a termination fee, budget for this cost. Providing feedback on why you’re leaving can help them improve their services.
Keep Your Tenant Informed: Coordinate with your current manager to notify the tenant about the upcoming change. Clear communication helps ensure a smooth transition.
Prepare for Potential Costs: Be aware of cancellation fees and any overlap in management fees when switching companies. This could result in additional costs for the month of transition.
Collect Necessary Documents: Make sure you gather essential documents, such as:
Keys
Lease agreements and any addenda
Property condition reports
Tenant ledgers and applications
Contact information and renter’s insurance details
Having these items ready will help your new property manager get up to speed.
In Conclusion
A reliable property management company is essential for your peace of mind and the success of your rental property. If your current company is not meeting your expectations, it may be time to explore other options.
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Logan Andren
Logan Andren is the founder and CEO of Andren Homes Property Management. Since launching the company, Logan and his dedicated team have simplified the rental property experience for numerous Santa Cruz homeowners. Their mission is to enhance the lives of their clients and community, focusing on providing exceptional service and fostering lasting relationships. DRE #02002055
Get in touch with us:
✆ : (831) 291-5043
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