Answers to your common questions
What is included in the monthly management?
For your monthly management fee, Pristine Property Management LLC performs the following responsibilities:
• Collect the rent
• Keep accurate reports for your property and send monthly statements
• Be the sole point of contact for the tenant about the property
• Deal with the situation when the tenant doesn't pay the rent, all the way through eviction and collections if necessary
• Correspondence with the tenant regarding notices of violation or other problems
• Provide 24/7 service to handle emergency repairs at the property
What is not included in the property management fee?
• Trips to the property to file police reports or meet insurance adjusters
• Trips to court to handle litigation with tenants
• Emergencies related to fire, flood, hurricanes, etc.
• City and insurance compliance matters
• Housing Assistance Program (Section 8) inspections
What demographic areas do you provide property management services?
PPM provides property management services in the Miami and Fort Lauderdale metropolitan areas, which encompasses Miami-Dade and Broward counties.
What if there is an emergency at my property?
PPM has an Emergency Hotline Number that is answered 24 hours a day. This number is for fire, flood or life threatening emergencies only. Tenants are instructed to first call 911 and then our emergency hotline number is 305.400.4842 ext. 1.
How often do you check in on the tenants and my property?
PPM performs a move-in, 6 month, and 11 month inspections prior to lease renewal. We inspect all systems in the house to make sure everything is working properly. This is crucial to sustain well maintained and safe properties. While we are in the property, we can then see how well the tenants are taking care of the property. If there are issues of concern, we can take care of them at that time.
Are you insured, and how does that protect me?
We carry general liability insurance and professional liability insurance, which is commonly known as Errors and Omissions (E&O). When considering which property management company to choose, you should ask whether your property management company has the capability to reimburse you if they made a mistake which cost you money. The court may give you a judgment against your management company, but what would keep the manager from declaring bankruptcy to avoid paying the claim? Every day we strive to ensure that the need will never arise.
We also carry Worker's Compensation Insurance. This means that every employee at PPM is covered by worker's compensation insurance. If someone were to get injured on the property, it does not become a liability to you.
Who holds the security deposit?
Security Deposits are held by you the owner.
Can you pay my monthly property bills for me?
Yes, we can pay your mortgage, taxes, insurance, HOA fees, utilities, etc.
Do you charge a management fee if the unit is vacant?
No, we do not charge a management fee if the property is vacant. We charge a rental fee equal to one month’s rent for the first month the property is rented and then a monthly management fee of 10% each month thereafter.
What do I have to do to get my property ready for rent?
A property will rent quicker and for a higher rate if it looks its best. Getting a property rent ready typically requires touch up painting, carpet cleaning, good working appliances and a through professional deep cleaning. PPM can conduct an initial inspection and provide resources to handle any necessary repairs.
When do you mail the owner's checks?
Owner's distributions are typically ACH transferred (at no charge) between the 8th and 12th of the following month.
When do you serve Notices? Who handles evictions?
PPM is very aggressive in rent collection. If rent has not been received from a tenant by the 6th of the month, we will serve a 3 day notice to pay or surrender the unit. We do our best to work with tenants to keep units occupied. If we need to evict a tenant, we work with highly experienced eviction attorneys to regain possession of the property.