On-site residential property managers are individuals who live in apartment complexes, and are responsible for various daily activities and issues that arise from tenants and building owners. Each state has its own unique laws regarding on-site property managers. According to California Code of Regulations Title 25, Article 5, Section 42, any multi-family property with 16 units or more is required to have an on-site manager. Frequently, owners of large apartment complexes hire multiple on-site managers, or entire on-site management teams.
Contingent on the size and nature of the apartment building, the responsibilities of on-site apartment managers vary, however the following items make it to our list of:
Nine Essentials for Successful On-Site Residential Property Managers:
1) Vacancy Marketing: In today’s market, the most popular means of marketing and advertising apartments is generally online listings. Popular websites such as www.craigslist.com or www.postlets.com are used, especially in large cities such as Los Angeles. There is a plethora of other modes of advertising, such as placing visually-gripping signs for people who are scouting the neighborhood for apartments. A diligent and motivated manager will use creativity and thought in marketing all vacancies.
2) Showing Vacancies: Once the unit is advertised, the on-site property manager will hopefully begin receiving phone calls or emails from prospective renters. Individuals who show an interest in seeing the apartment set an appointment with the leasing agent, or go to view the apartment at its “open house”.
3) Hold Open Houses: Many times, an on-site manager will hold an “open house” function for prospective renters. An open house is what it sounds like – it’s when the house, or apartment, is open for public viewing. Anyone who is interested in viewing the apartment may show up to take a tour of the residence. The main purpose of holding an open house as opposed to meeting with prospective tenants individually is to save time, by allowing multiple people to simultaneously tour the unit.
4) Respond to Tenant Requests and Concerns: Tenant issues are vast, and vary from simple maintenance requests to noise disturbances caused by neighbors. It is the job of the on-site manager to hear out all of the tenants’ requests and to handle them strategically. For example, in the event that there is a tenant that causes too much noise, the on-site manager may issue a warning to the tenant, or may compile an official list of guidelines for the community in order to minimize future dispute over what is appropriate behavior and what is not tolerable.
5) Report to the Property Owner: The on-site manager talks with the property owner or the property management team (or both) on a regular basis. Although the property owner has hired an on-site manager, he or she may also hire a property management company to take care of various elements that the on-site manager is incapable of handling on his or her own. Therefore, the on-site manager must report to the management team on a regular basis, and have a close relationship in discussing and solving issues that arise.
6) Care for Common Use Areas: Common areas differ depending on the apartment complex. Some large complexes have luxurious amenities such as gyms, pools, and even coffee shops, while other complexes’ main featured amenity is a washing machine. Regardless of the standards of the building, part of the on-site manager’s job is to ensure that the common use areas and amenities are maintained and are safe for tenant usage.
7) Periodic Building Inspections: The on-site manager regularly inspects the property, to ensure that the building is being maintained, and that any issues that need attention are addressed. Generally, the on-site manager will walk around and through the building with a categorized checklist, and will make notations when necessary. A few of the things that the inspector looks for are: landscape appearance, tenants’ mail boxes, electrical safety and condition, and other safety items such as fire extinguishers.
8) Guest Policy: Some apartment complexes have arrangements with their tenants regarding their guest policy. Sometimes there are guest parking spots, and other guest services. The manager is responsible for ensuring that the guests are legitimate, and do not abuse their rights as guests. In the event that it is necessary, the on-site manager is responsible to take further action and report issues to security or the police.
9) Rent Collection: When signing a lease for an apartment, tenants agree to pay an allotted sum of money – commonly known as their rent payment – by a specific day of each month. In most cases, the resident manager is authorized to accept rent payments, and is responsible for delivering notices to tenants who are late in paying their rent, (and collecting the late fees from them).
Visit www.mcmprop.com for additional information regarding Los Angeles property management services.
