Tenant Relations/Retention
1. We treat tenants like valued customers, with the belief that if we treat a tenant with respect, they will treat a property with respect.
2. We handle all tenant inquiries promptly via phone or email.
3. All new tenants receive a “New Tenant Welcome Package” from Del Val which includes a box of Ms. Fields cookies, coupons worth over $250 to local stores and restaurants, and other move-in gifts.
4. We regularly meet with tenants and develop a rapport with them.
5. We find that these informal meetings frequently identify problems at a property and enable the tenant to voice concerns about the structure or neighborhood problems which could adversely affect their tenancy.
Tenant Security Deposits
6. Tenants are required to pay a security deposit in an amount based upon the monthly rent.
7. We require the tenant to also post the last months rent as additional security.
8. We collect a $25 Key Deposit.
9. Additional security deposits are collected when pets are allowed and under circumstances where we feel additional deposits are appropriate.
10. All deposits are fully refundable to the tenant providing they have fulfilled the terms of the lease.
11. If not, the security deposit is used for unpaid charges, carpet cleaning, cleaning and repair of tenant caused damage.
12. All security deposits are maintained at bank accounts and accrue interest and paid to the tenant as required by Pennsylvania Landlord Tenant law.
Rent Collections
13. We have stringent rent collection procedures and make every effort to collect rent timely each month.
14. A reminder letter and self addressed envelope are sent to every resident 5 days prior to their due date.
15. If no payment is received by the 5th of the month, we send a late notice letter on the 6th day of the month.
16. If no payment is received by the 10th of the month, we order a 5-Day Notice to Pay or Quit (Pennsylvania’s legal prerequisite to an eviction) on the 11th of the month.
17. All Notice to Pay or Quit are sent by regular and certified mail.
18. We begin eviction (See Philadelphia Evictions Unlimited) proceedings on all residents if no rent is received by the 15th of the month.
19. You will receive notification from us before this occurs.
20. We follow through the process to the actual eviction of the tenants, unless all delinquent monies are paid in full.
21. We do not accept partial payments.
22. Tenants can pay rent online with Buildium.
Repair and Maintenance
23. We maintain 24 Hour Emergency Services.
24. We have an On-line maintenance request form for convenience.
25. When your property is vacant, we check on it regularly.
26. We conduct other periodic walkthroughs if we determine that a walkthrough of the property is warranted.
27. When the residents move out of your property, we do a “Move-Out” walkthrough and document the condition of the property -- with a written report and photographs when needed.
28. To ensure quality service and perhaps reduce the amount of maintenance requested, we request your tenants to submit all maintenance requests in writing or email.
29. Del Val will not do repairs to your property in excess of $300.00, without first obtaining your approval. NOTE: This excludes emergencies and repairs that are required by law or ordinance to be done to your property.
30. We perform routine drive-by inspections to monitor how your property is being maintained.
31. We conduct semi-annual interior reviews and take appropriate action if needed.
32. We make property condition reports upon tenant move-in and move-out.
33. We have a key control system to help protect you and the tenants against unauthorized entry.
34. When your property is vacant, and after communicating with you, we will perform maintenance on items necessary to improve the property’s show-ability to prospective renters. This means faster lease ups and less vacancy for you. Examples would include: lawn service, carpet cleaning, cleaning, repairs, utilities and painting when necessary.
35. We institute minor maintenance and repair items as requested by rental applicants to secure a lease to quality tenant for your rental property
36. During the residents’ tenancy, we institute maintenance and repairs when deemed by us to be necessary for the preservation of your property, safety and security of tenants and/or the continuation of the residents’ tenancy.
37. You receive copies of the original invoices of all repairmen, vendors and tradesmen who performed repairs on your property.
38. We respond promptly when contacted by a tenant for maintenance issues and provide the professional attention needed.
39. Anyone working on your property has proper liability and workers compensation insurance, which is added protection for you.
40. Because of our volume, we can negotiate the best prices for you with carefully chosen contracts, or we will use your licensed and insured contractor if you prefer.
41. We help prevent costly repairs through preventive maintenance.
42. We maintain a systematic follow-up procedure to make sure work is done in a timely and satisfactory manner. This provides better relations with your tenants and helps to keep them in your property longer.
Management Fees/Charges
43. We have no client set-up fees.
44. The monthly investment for single family homes and plexes are 8% to 10% of gross rents received each month, $75.00/month minimum.
45. Del Val will never charge a monthly investment on your vacant unit.
46. Leasing fees are typically equal to a month’s rent. This fee is only charged once in any 12 month period (See Tenant Guarantee #29)
Other Credentials / Affiliations
47. We are a member of the National Association of Rental Property Managers (NARPM) and believe that in order to give the quality of service that we claim, we must stay informed and educated on the latest trends and laws. NARPM is a national association of professional long term residential property managers. It is founded on keeping property managers educated while promoting general professionalism in the industry. Members are bound to a code of ethics, and are surrounded by other professionals in the same business.
48. Del Val personnel collectively have over 25 years real estate experience.
49. Michel Lautensack, Del Val’s President, is a long time investor and is actively advising clients on real estate investment issues.
50. Mr. Lautensack is a pending Accredited Residential Manager® (ARM®) from the Institute of Real Estate Management (IREM®).
51. Del Val offers monthly tele-seminars on real estate investing topics.
52. We offer one-on-one consulting and coaching on all aspects of
rental property ownership and management.
53. Michel Lautensack is a published author in the Business Section of the Norristown Times Herald newspaper in October, 2004
54. Del Val Staff have attended the Fair Housing Council of Montgomery County’s Best Practices conference on Fair Housing Laws
55. Mr. Lautensack has written extensively on real estate topics and landlording – many articles are available at http://www.delvalproperty.com/
