Q: How Much Do You Charge?
A: Our management fee is a percent of the monthly rent depending on the rental amount, location and number of properties. There is a $75 minimum monthly fee.
Q: How much is the leasing fee?
WE CHARGE 60 PERCENT OF THE FIRST FULL MONTHS RENT. THE LEASING FEE IS SPLIT BETWEEN THE LISTING AND BUYING BROKERS.
Q: Are your fees negotiable?
A: Our fees are some of the best in the Industry! We do not have room to negotiate. We are confident you will not find a better property management company for what we charge.
Q: Are you licensed?
A: Yes. MDA Realty & Management, LLC. and our agents are licensed with the Texas Real Estate Commission. We are members of the National Association of Residential Property Managers (NARPM) the National Association of Realtors, Texas Association of Realtors
and the Austin Board of Realtors. We subscribe to a high standard of ethics and recertify regularly to maintain our Industry credentials.
Q: Why choose us to manage your property?
- You can turn the headaches over to us and begin to enjoy life again.
- Added convenience and peace of mind knowing that your property is being well taken care of and that the short and long term value is being preserved and maximized.
- As a professional management company, we can often leverage our size and negotiate better rates for services such as maintenance, extermination and pest control services, capital improvement projects, advertising and much more.
- The value of experience in the industry. You can be certain that we will be maximizing rents and attracting quality tenants that will rent longer. This will immediately add an increase to your bottom line while reducing the added expense of costly
- Reduced vacancy rates.
- Through continuous monitoring, periodic inspections & oversight of your property, we are able to handle minor maintenance issues before they become major costly repairs.
- 24/7 Maintenance. We understand that not all emergencies conveniently happen during normal business hours so we have an after hours maintenance call center. If an emergency maintenance issue arises that must be handled immediately, tenants can contact
us 24 hours a day / 7 days a week to relay their maintenance needs and have someone respond immediately.
Q: Marketing Your Property
Setting the correct rental price
Even the best properties will not lease quickly if they are overpriced. We analyze the market to be certain your home is priced according to current market conditions.
Prior to placing a property on the rental market or renewing a lease, we do a comparative market analysis and determine the most economical and profitable rental rate that can be charged. After a property has been exposed to the market for two weeks without renting, we look into the possibility that the asking rent is too high. We will then consider lowering the rent so that the property will not sit vacant.
What do you do to get my property leased?
In the Round Rock/Austin market – the Multiple Listing Service (MLS) is the most effective marketing tool by far. When a home goes into the MLS – it spiders out to many other websites making your property visible to the world. To maximize your exposure we include a Virtual Tour with all of our homes. Your property information is entered in the Austin Multiple Listing Service giving access to over 9,500 REALTORS®. We pay a leasing fee to the agent who brings us a qualified tenant, whether the agent is from our office or from another Real Estate company.
We Personally Show Your Property
We have motivated licensed REALTORS®, who personally show your property. Several management companies are now using unescorted showings by allowing prospective tenants to enter and view your home using a coded lock box WITHOUT a Realtor present. We will only allow showings by licensed Realtors.
For Rent Signs
“For Rent” signs are normally placed on a rental property thirty (30) days prior to the property’s availability date. For a new property, the sign is placed on the date the unit first comes under our management or, if necessary, when the property is in showing condition. (Unless restricted by the Neighborhood)
Q: Can I reach you after hours?
A: Of course. After hours we can be reached at 512.248.0022
and our automated phone system will direct you or assist you.
Q: Can you put the money directly into my account?
A: Yes! We can deposit your proceeds directly into your bank account by ACH. We will email your monthly statements and upload them to your owner portal. You may login to the online portal to view your monthly statements 24/7.
Q: Do I get to see the lease or sign it?
A: Absolutely. Once lease is signed a copy will be provided to the Owner.
Q: Do you sell real estate too?
A: Yes. MDA Realty & Management, LLC. is a turn key Real Estate Firm who can help you Buy, Sell and Manage Real Estate. Many of our investment property owners will, at some point, decide to sell and no one is better to list the property on the market
and secure the best price than us - because we know the property so well. Many of our clients have purchased their property thru us and then allowed us to market and find well-paying tenants.
BUY YOUR NEXT RENTAL PROPERTY THROUGH US AND WE’LL PLACE THE FIRST TENANT FOR FREE!
If you buy a rental house using MDA Realty & Management, as your representative, we will lease the house to your first tenant for free! Contact us at 512-248-0022 for more details.
We are a one stop shop qualified to handle all of your real estate needs. Whether buying, selling or renting, you are in good hands with the MDA Realty & Management team.
Q: How and when do I get my checks?
A: We process statements and rent proceeds on the 10th of each month (unless the 10th falls on the weekend or holiday - then it will be on the next business day). You should receive your statement and rent proceeds on the next business day - providing
the property is occupied and the rent has been paid on time. Disbursements are made by ACH direct deposit into the owners’ accounts and statement notifications are emailed along with being posted into the Owner Portal.
Q: How is rent collection handled?
A: If payment has not been made by the 4th – 6th day of the month, we send an eviction notice posted to the front door of the home. Whether or not we eventually have to proceed with a formal eviction depends on the specific circumstances. It is usually
financially better, for all involved, if a solution can be worked out. If the tenant has experienced a one-time event which caused them a financial hardship, and we have had no previous problems with them, we will normally give them a chance to catch
up, if there is reason to believe they can do so. If the tenant has demonstrated an ongoing pattern of late payments, broken promises and/or evasiveness, eviction is usually the best course of action.
Each case is unique, and we make our decisions based on what is best for you and the property in the long run. We always proceed with the legal notices required for eviction regardless of any other factors. We will simply postpone the actual
filing of the eviction if the tenant is showing favorable effort toward resolution. Evictions in Texas are a simple legal matter as there is no way a tenant can prevail in court if they have not paid rent, and the landlord has properly executed the
notices and filing. Full evictions, when necessary, can usually be completed in five to six weeks. If the tenant can fully catch up with rent and late fees during that process, an eviction can be halted at anytime.
Q: How long of a lease do you sign?
A: All leases are in writing and normally cover a period of one to two years. Longer leases are not recommended. With the owner’s approval, during slower rental periods, we may accept leases for less than one year in order to have the lease expire during
a more active rental period. On occasion we may elect to place a tenant on a month to month or 6 month rental lease to accommodate sale of the property by the owner, a tenant’s pending departure, or moving the property into a more active rental period
such as the summer.
Q: How do you handle renewals?
A: We'll research current rent comps and send them to you, review the tenant's payment history and check the condition of the property. Once you approve the new rental rate we'll negotiate the new terms with the tenants, prepare the lease renewal documents, obtain all signatures and then upload the executed lease renewal docs to your owner portal.
Q: How much security deposit do you charge the tenant?
A: The security deposit is typically based on one month’s rent but the credit report based on risk assessment may necessitate a higher deposit.
Q: How soon can you start managing my property?
A: We can start managing your property as soon as the Property Management Agreement has been signed. However, if your property is currently being managed by another Property Management Company, a 30-day notice typically must be given to that company for
release of the property, the tenants and financial information to be transferred over. We can assist you with transferring to our company with a simple email to your current manager. We are a well-respected company who has acquired numerous properties
from other management companies. We can help take the pressure away from you by helping to facilitate a smooth transition.
Q: What about Client Communications, Accounting & Monthly Statements?
- We use a professional, highly rated, solid accounting software and management database program (AppFolio).
- We contact our clients for all major decisions and repairs over $300 (except for emergencies)
- We provide electronic monthly statements through our secure Owner Portal on our website.
- Our detailed monthly statements show all income and expenses and will include work orders and detailed repair invoices.
- We provide year end summary statements and a 1099, making tax preparation a snap.
- Your proceeds are electronically credited to your bank account through Direct Deposit.
- We accept electronic payments through the Owner's Portal from e-checks and credit cards to ease make-ready and other major item costs.
Q: What type of properties do you manage?
A: We specialize in Single-Family homes, Duplexes & Townhomes.
Q: Who holds the tenant security deposit?
A: The security deposit is held by MDA Realty & Management, LLC as required by the Texas Real Estate Commision. The funds are kept in a Trust Account until the tenant moves-out of the property. Within 30-days after move-out, the deposit is returned to
the tenant - if all provisions of the lease agreement have been met. Payment for damage to the property, due to neglect by the resident, is deducted from the security deposit to cover any repair costs. Any deductions from a deposit must be supported
by copies of bills for the expenditure, or otherwise authorized in the Lease Agreement.
Q: How do you make sure the tenants are taking care of my property?
A: Careful tenant selection helps protect your property from being rented to unqualified people. During the lease term, we may have occasion to enter the property for repairs or maintenance reasons and we will use that opportunity to examine the property.
Additionally, at the owner’s request, we can schedule a 6 month property inspection by OnSight Pros to see how the tenants are maintaining the property. We make sure the air filter is being changed, that the smoke alarms have batteries, that
there are carbon monoxide detectors and that there are no unreported problems at the property.
We will also schedule an inspection by OnSight Pros prior to when the tenant renews the lease. This protects both you and your property. The right for us to make routine inspections of the property is an included part of the tenant's lease
Q: How informed will I be about what’s going on with my property?
A: Aside from any special considerations unique to you or your property, our rule of thumb is this: If something may cause a potential interruption in your ordinary cash flow (loss of tenant or major repair), we will let you know about it right away.
Otherwise non-emergency items will be notated in your monthly statements. Of course, we encourage you to contact us anytime you have a question or wish to discuss something.
Our general rule of thumb is; if something has happened, or is about to happen, that will disrupt your ordinary monthly cash proceeds by more than $300 (per repair - not total invoice) we will let you know about it. An example would be that
we receive a notice-to-vacate from your tenant, and therefore a turnover is imminent along with related expenses - we want you to be informed and prepared for it. Another example would be that the A/C unit has failed during the middle of a hot summer;
we have determined that the 12 year old compressor needs replacing. We will email and/or call to let you know what has happened and the expected financial impact on the following month's statement.
Q: How do you handle maintenance requests?
A: Tenants may submit maintenance requests though our website, email, mail, or our preferred method of entering requests through the tenant portal. After receiving a repair request and determining that it is a legitimate problem, we will send the appropriate
service vendor to make the repair. We tell our tenants that we are able to handle most repair requests within 1 to 3 working days, and, in fact, are usually able to do so. Comfort items such as air conditioning, no hot water or heat, receive highest
priority and are usually attended to the same or next business day.
Q: Who is responsible for maintaining the yard?
A: In almost all of our leases, the tenant is responsible for yard maintenance which includes watering, cutting grass, weeding, reseeding if needed, trimming shrubs and flowers. Owners are responsible for trimming limbs that are on or near roofs. The
area around the driveway, sidewalks, curbs and gutters are considered to be part of the yard and need to be kept free of weeds, grass, and leaves. For security reasons, hedges and bushes should be trimmed so they do not to block the view from windows.
In some cases where an owner has put a lot of money into landscaping, we recommend doing the yard work for the tenant with a professional landscaper. This would be built into the lease and would afford the owner to ask for more in rent.
NOTE: Owners should not expect tenants to perform the type of upkeep that owners would do such as leaf removal, fertilizing, heavy trimming, mulching, etc. Tenants will usually cut the grass and trim. Unfortunately, the courts have taken the
same opinion in the matter. Judges would not expect tenants to pay thousands of dollars to trim trees on the property they have lived at for 12 months.
Q: Do you use the cheapest maintenance people you can find?
A: We do not! We have access to “all-around general” maintenance technicians who are skilled in a wide range of home repairs including painting, fence & drywall repairs, light plumbing and electrical. We save our owners money by using these technicians
for the majority of multi-trade and make-ready tasks. Another benefit of using these technicians is the opportunity for checking out the overall general condition of the property – something that a single trade vendor will not do for you.
Q: What if a have a Home Warranty?I
A: We prefer that the owners do not use a Home Warranty Company to make repairs at their rental property. It is possible for us to accommodate a home warranty – but read this first!
There is a HUGE problem in the home warranty industry. Try searching Google with the name of your favorite home warranty company and the word `complaints’ or `fraud’. You will be amazed. Find out how many people feel like they got
burned, turned down wrongfully, or got seriously bad service. When it comes to exclusions and small print, Warranty contracts say a claim can be denied for lack of maintenance, improper maintenance, improper installation, pre-existing problems, code
violations and numerous other reasons.
Warranties are typically purchased by home sellers or their real estate agents to avoid lawsuits if something breaks in the first year. The contracts come with loopholes. You need to carefully read your service agreement to determine what
is and what isn’t covered. You don’t have control over who does the work. The home warranty provider contracts with local service companies to perform the actual inspections and repairs. You don’t get to choose, and scheduling repairs can sometimes
be a trial taking days for immediate service. The service technician may also try to sell you unneeded services.
So what is a homeowner to do? Many consumer advocates would say it’s better to “self-insure” — setting aside a reasonable sum each year to cover routine maintenance and finding reliable local contractors to do the work.
So when might a home warranty make sense? If you are trying to sell a house, a home warranty can give buyers some peace of mind and may reduce the chances of your being sued should an appliance or system break down after the sale.
Q: Do I need property liability insurance?
A: Be certain that you have adequate Property and Liability Insurance coverage. The Residential Property Management and Leasing Agreement requires the owner to carry insurance adequate to protect all parties.
IF YOUR RENTAL PROPERTY IS VACANT BEYOND 60 DAYS, REQUEST THAT YOUR INSURANCE AGENT ADD A VACANCY CLAUSE
TO YOUR POLICY. WITHOUT THIS CLAUSE YOUR INSURANCE IS INVALID.
Have your agent name MDA Realty & Management, LLC as an additional insured, or property manager in your liability policy. We need this proof of insurance in our files. We must be provided copies proving coverage no later than thirty (30)
days after signing the Residential Property Leasing and Management Agreement.
Q: What Is Your Pet Policy?
A: No pets may be kept on the property without MDA Realty & Management's written authorization. Our properties have restrictions on the number, size and type of pets allowed.
We recommend, due to the fact that 70% to 85% of today’s renters have pets, that owners allow pets – or be open to negotiation with a tenant who may have them.
We require a $35 Animal Administration Fee per Approved Animal at Lease Signing and a $20 Monthly Animal Administration Fee. Of course, the tenants are liable for any damage caused by pets. PLUS, MDA Realty & Management will cover any pet-damage
which exceeds the tenants security deposit up to $500. No more than two pets per household are permitted without specific approval.
Unauthorized pets found on a property can result in eviction and/ or numerous additional charges to include a one time fee and a daily charge. We take unauthorized pets very seriously.
We are extremely careful when selecting tenants who wish to bring pets with them. All pets must be pre-screened through PetScreening.com
If you do not allow pets, it may double or even triple the time it takes to rent your property. If you will not allow pets, please let us know in writing, or we will assume that pets are allowed and follow our normal pet policies.
Most Property Insurance Companies do not allow certain Breeds, either purebred or mixed. These breeds are known as Dangerous Breeds. Pit Bulls, German Shepherds, Mastiffs, Rottweilers and Dobermans are some of these breeds. An insurance company
will reject the insurance on a property because of dangerous breed dogs and that is why we don’t allow these types of dogs.
Therefore, dogs fully or partially of the following breeds will be rejected: Akita, American Bulldog, Bull Mastiff, Mastiff, Chow, Doberman, German Shepherd, Husky. Presa Canario, Pit Bull, Siberian Husky, Staffordshire Terrier, “Wolf Dog”,
Bull Terrier, Pit Bull Terrier, Rottweiler and any combination of these. Other breeds may also be rejected by landlord.
Tenants will be evicted for misrepresenting any of the above types of dog, as well as for being in possession of any poisonous, dangerous, endangered species or otherwise illegal pet. Our pet policies are strictly enforced, and any breach
will be grounds for termination of the lease agreement at the tenant’s expense.
Special consideration is given to “Service Animals” that assist a tenant with special medical needs.