Property Management

 Your home is more than likely the most valuable investment you have, therefore, Advantage Homes is honored when an Owner selects us to protect their assets and interests.

To help you achieve the same comforting feeling as our current Owners already express, below is a list of commonly asked questions and concerns: 

Q: What type of rental properties do you manage?

A: We manage residential real estate in the Kansas City Metro Area; from Kansas City, KS, to Gardner, & Blue Springs, MO to Independence. We primarily manage 1 to 4 unit properties and are open to larger multifamily properties as well. We do not manage commercial property nor do we perform HOA management services.

Q: How much rent can I get for my house?

A: Many factors can affect the rent price on a home, such as location, cleanliness, layout, etc. To receive a rental estimate as well as tips to get your top dollar, please contact our office to set up an appointment.

Q: How do you find renters?

A: Homes are advertised on the a network of sites. All homes are also advertised on our company web site, with customers being driven to this site from all the major search engines, affiliate real estate agents, mortgage brokers, and other strategic web advertising. We do not recommend print media.

Q: How long will it take to find a renter?

A: Homes are priced to get a lease signed within 3-6 weeks of the listing date, though there is no guarantee.

Q: Do your agents show our house?

A: YES, we personally show properties to potential tenants. Many management companies are going to a system where prospects come to the office, get a key, view the property and return the key after viewing. This process is poor service, and leaves property owners vulnerable to theft and losses.

Q: How do you qualify a tenant to rent my house?

A: Tenant screening is the most crucial step in property management. We verify credit, employment, income, criminal background and sex offender registries. We also get references from previous landlord/management.  Advantage Homes also requires the prospective tenants to earn at least 3x the rent amount, for gross income.

Q: How do you make sure homes are being taken care of?

A: Homes are viewed routinely during maintenance calls, drive by inspections and at least once a year during the renewal inspection.

Q: What happens if a tenant stops paying rent?

A: Our rent is due on the first of each month, and late as of the 2nd.  Advantage Homes does not offer a grace period, to protect your interest, and get the rental funds to you ASAP to cover your mortgage payment. If a tenant falls behind, we immediately encourage you to approve the file, to go to eviction. While we screen carefully to avoid this situation, we understand the concern it can pose to investors and believe swift action prevents greater damages.

Q: How much do you charge for management?

A: Our management fee is 8% of the monthly rent.

Q: Are your rates negotiable?

A: No, but ask about our discounts for volume customers.

Q: Do you have a tenant placement fee?

A: Yes, it is the equivalent of first months rent.

Q: Are there any other administrative fees?

A: Yes; a one time $150.00 for each unit is charged.  This fee covers the cost of a detailed move-in & move-out inspection; both written inspection and portfolio of digital photos.

Q: Am I responsible for doing repairs?

A: Yes.  It is an Owners responsibility to keep the structure of the property as well as any included appliances in good, working order. 

Q: Will I be notified about repairs?

A: Yes.  Advantage Homes utilizes an online mangement program, Propertyware, which notifies you when a work order has been submitted.  Our property management team then goes to work; either Advantage Homes preferred contractor is hired to complete the repair or your preferred vendor on file is contacted to arrange repairs with the Renters.

Any repairs under $350 will be completed, invoiced, and deducted from rental proceeds. If a repair is going to be more than $350 we will do our best to contact you, but in the end if it needs done we will manage accordingly to protect our owners interest.

Q: What do you charge for repairs?

A: Repair costs vary depending on skill level needed and time to complete. We work hard and fast to keep costs down and usually save owners 30-60% over using a different contractor.  Advantage Homes only contracts with licensed and insured contractors and therefore their cost is their cost.

Q: Do you markup the contractor’s price?

A: No, you will be charged at the contractor’s price. Again, their cost is their cost. 

Q: Can I use the contractor of my choice?

A: Yes, it is your investment; we do ask that all contractors be licensed and insured.

Q: How informed will I be about my property?

A: Ultimately we assume you hired a property manager because you don’t want the headache. We communicate much more frequently during the leasing phase. Once a property is leased, we communicate minimally, primarily if a repair comes up. Of course you are always welcome to ask us any questions.

Q: Do I receive a check for collected rents?

A: We prefer the method of wiring rents to clients instead of mailing out checks every month.

Q: Do I pay the management fees and repairs separately?

A: No, management fees and repair costs are deducted from collected rents, and then the proceeds are wired to clients.

Q: Do I receive a monthly statement?

A: No, we have online reporting software for our owners. You can login at any time and down load any reports you need.

Q: How soon can you start managing my property?

A: Prior to managing any property, a management agreement must be signed and the property must have a walk through inspection done to make sure it will provide a safe and healthy environment for tenants. Schedule a meeting today and we can get a home listed very quickly.