Our goal at W.S. Perry Company, LLC is to make the Owner’s process, from leasing to on-going management, as hands-off and stress-free as possible. We utilize an accounting-based software program and strive to communicate effectively with all parties of the process. We are also investors, and we take care of our managed properties right alongside our own, exercising a high level of care.

Services and Fee Breakdown

Step 1 - Assessment

Run an assessment of market lease rates. Discuss likely range of lease rates and if those are viable related to the current value and/or expenses of the property. If looking at the property as an acquisition, run pro-forma analysis to assess if the range of lease rates are viable to the acquisition price range. 

Step 2 - Leasing Services

Paperwork - Send listing documents for review and execution. 

Photography and Coming Soon - Schedule professional photography. Send property information to our office. Share with other companies seeking tenants through these networks prior to MLS. 

Online Listing - Upload property to wspco.com (leasing arm of Management Company) and to the MLS. Upload to wsperry.com (dedicated property management website). Send property to all major real estate search engines and make available to any service capturing MLS data feed. 

Social Media -  Post property information to our Instagram and Facebook pages.

Show and Convert - Coordinate showings with Showing Time. Provide email updates regarding showing activity and feedback from agents/prospective tenants. Follow up with agents and owners based on feedback. Convert prospects to tenants.

Step 3 - Management

Paperwork - Send management docs for review and execution. (When handling management and leasing, this is sent concurrently with lease listing docs.) 

Make Ready - Walk property and give feedback or recommendations for make-ready. If approved by Owner, coordinate vendors for work (e.g., cleaning, painting, flooring, landscaping, mechanical servicing etc.). 

Application Processing - Post property to wsperry.com so prospective tenants can apply online. Process application: Comprehensive background check consisting of credit, criminal, and eviction history search is conducted.  Income and prior rental history is verified. Results are compared to a set criteria in accordance with Fair Housing Regulations. Prospective tenants are either approved or denied 

Sign Lease, Collect - Upon application approval, draft the lease agreement. Once all parties have signed (Tenant and Property Manager - on behalf of Owner) Tenant is invited to create portal access via our website. Portal is used to set up on-line payments and access lease documents. All rent collections, security deposits, and charges are billed via the tenant portal. 

Move In - Move-in condition form is provided upon move-in for Tenant to note any pre-existing conditions. Information provided on this form is compared to the condition of the property at move-out.

Maintenance - With Tenant in place, W.S. Perry Company, LLC, becomes the main point of contact. Tenants can submit maintenance requests through the online portal. All maintenance requests are managed by Management on the Owner's behalf. Vendors are paid directly by Management and cost is deducted from next month’s rent.  Management works to make sure Tenant understands expectations and their responsibility to the property. Our software system is designed to make communication as easy as possible for Management and Tenant by sending reminders to change air filters and notifying Tenant regarding cold weather precautions and freezing pipes. 

Disbursements - After rent monies are collected, management fee and expenses from the previous month are deducted. Net remaining balance is paid to Owner via direct deposit. 

Statements - Each month Owner will receive an account statement. At the end of the year, a year end statement and 1099 of gross rents received are issued to Owner.

Move Out - Upon move out Management will walk the unit to assess for repairs or necessary updates. Any issue determined to be the responsibility of Tenant (cleaning, paint touch up, personal property haul off, carpet cleaning/replacement, yard work etc) will be deducted from Tenant deposit. Any remainder of the deposit is refunded to Tenant.

Notice - We pride ourselves on keeping a close eye on lease expirations and seek to gain renewals or notice of non renewal, 60 days prior to lease expiration. This way we are ready to place the property on the market in a timely manner and not have too much time lapse between tenants.

Fees

Please contact us to discuss. Value of rental rate, and/or number of units managed can affect the fees.