Management Services

• Our Staff is professional, courteous, informed and experienced. All of our team members hold a Texas Real Estate License. Agents are required to keep current on all legal aspects of property management. Our staff takes continuing education classes to stay apprised of legal updates.
• Since we manage a large number of properties, we are able to capitalize on the concept of economies of scale; we can offer multiple services that would be cost-prohibitive for individual owners and smaller companies.
• We utilize the most up to date marketing techniques available in the industry.
• We stay on top of changing trends and legal issues to protect our client’s interests.
• We have emergency maintenance providers on call 24 hours a day to stabilize emergency issues that could lead to much larger problems or increased liability for the owner.

Our role is to achieve our client’s objectives while preserving or increasing the value of an investment property and generating income for our clients. We advertise our properties, screen tenants, negotiate leases, collect rent, schedule maintenance for your property, keep accurate records, and provide regular reports and communication with our clients.

We manage all residential properties including multi-family apartment complexes, single-family homes, condominiums and townhomes throughout the Tarrant and Dallas County area. Our commercial division manages retail and office space. Visit www.svnvisions.com for more information.

We operate in strict compliance with the Texas Property Code. Before we offer a property for lease, we thoroughly inspect the property to ensure that all governmental ordinances are complied with. We also advise our clients with recommendations that will maximize their return on investment. We have found that by offering a quality product, maintenance requests and complaints are minimized and resident retention and satisfaction are increased.

View our Marketing program.

Multi-family properties (apartment communities) are done on a proposal basis. Please contact us at jhartley@frontlineproperty.com for a proposal.

For single-family homes (including townhomes, condominiums, and duplexes) our fees range from 8% to 10% of the gross rental income per month, our business development representative will customize your plan according to how many homes we manage for you as well as your average lease rates for those homes. Other property management expenses include; Leasing commission of 75% of 1 full month’s rent (we do offer a reduced plan as well, call us to inquire), and $200.00 lease renewal fee. No management fees are incurred while the property is vacant based on the above fee structure. Should you have specific needs, please contact us so we can develop a program to meet your needs. View a sample of our Property Management Agreement.

Frontline Property Management requires each client to maintain a balance of $300.00 per unit for properties with four units and over and $500 for each single-family unit (please note depending on the age of your property, we may ask for a bit less). These funds are deposited in the property’s trust account for expenses associated with the management of the property. Why do we need these funds? Because we distribute your funds to you on the 23rd of the month, there is approximately 10 to 15 days (while we wait for the next month’s rent to come in) that we need to make sure that “if” something happens such as a toilet overflow, we will need to pay a vendor to take care of things. All client funds are held in a Trust Account in strict compliance with the Texas Real Estate Commission Escrow Laws. We can put a plan in place to build up your reserve accounts over a specified period of time in order to alleviate the need for these funds right away.

All rents are due on, or before, the first of each month and are considered late on the fourth of each month. We send out a first letter of delinquency on the sixth, followed by a three-day notice to vacate letter on the thirteenth. For those residents that have not paid in full by the seventeenth of the month, we initiate the eviction process. We do make rental payment agreements on a case by case scenario with a signed agreement in place.

Court costs are determined by the court system and typically cost a minimum of $120, depending on the number of defendants. These costs are charged to the resident and if not paid, will be deducted from the resident’s security deposit upon vacating the property. If a WRIT of Possession is filed (tenants do not adhere to the 5-day vacate after eviction won), this cost can be anywhere from $120.00 to $175.00 depending on the county filed.

Equity distributions are made on the 23rd of the month. We prefer that your funds are directly deposited into the account of your choice. Net proceeds, less reserve and security deposits, are directly deposited into our client’s accounts through the Federal Reserve’s electronic ACH transfer system. Monthly statements are e-mailed by the last day of the month. If there have been any maintenance items or other expenses, invoices can be downloaded directly from you Owner Web Access Account (email ahorn@frontlineproperty.com to get set up). All maintenance expenses are outlined on your monthly reports which are a personalized portfolio communication emailed directly from your property manager monthly.

Frontline Property Management, Inc. endeavors to ensure a minimal amount of inconvenience to all of our residents by providing 24-hour emergency services as well as a quick response to routine repair and maintenance requests. In compliance with the Texas Property Code, maintenance requests must be submitted in writing. Maintenance requests are handled and dispatched to one of our approved preferred vendors by your personal property manager. We use skilled, licensed, and insured subcontractors. We strive to exceed the minimum standards and have found that by providing a quality home we can attract a higher quality resident and command higher lease rates.

Our insurance carrier requires that all clients carry a commercial general liability insurance policy for the protection of any claims arising out of the operation, leasing, and maintenance of the property. We do require a valid certificate of insurance, listing Frontline Property Management, Inc as an additional insured party to be on file at all times there is usually no additional cost associated with this.

• We visit the property to update any marketing materials and do an assessment as to the anticipated turnover time.
• We send a letter to the resident notifying them of their duties upon vacating and include an expected cost menu for any items not taken care of by the tenant prior to moving out.
• We modify the reserve in the owner’s account, if necessary, to ensure that funds are available to perform all turnover items necessary to get the property ready for the next resident.
• Should the property be ready to market, we implement our marketing plan.
• The appropriate arrangements are made for the transfer of utilities.

We perform a move-out inspection of the property usually within a day or two of the tenant move out. During the inspection, we identify items that should be charged to the former resident. We also will make recommendations to preserve the value of the property and decrease the vacancy time. We document the condition of all our properties with digital pictures.

• We supply a summary of the inspection to the owner as quickly as possible.
• We begin obtaining the make-ready quotes for owner approval.
• Once the property is ready for marketing, we allow prospective residents to view your property.

We perform a credit check, criminal background check, employment verification, and rental/mortgage payment history on every adult prospective resident.

• We evaluate the lease rate/income ratio. Our tenants must earn three times the monthly rent.
• Upon approval, the prospect is given 72 hours to sign the lease and pay the security deposit.

The tenant is given a Move-In Condition Notification (link to form) form upon move-in. It is the tenant’s responsibility to return the report to FLPM within 7 days of move-in. This form is not for maintenance work orders. This form is for notification of property condition only. We will then validate the form and keep a copy on file. We utilize this form upon move out to determine preexisting conditions which may have been prevalent before the tenant moved in. With our notes, we are able to validate pertinent charges to the tenant.

• As required by law, all smoke and carbon monoxide detectors must be tested and the batteries replaced regardless of how new they are. We abide by the Texas Property Code for the proper number and location of smoke detectors.
• Furnace filters will be changed, as needed. Not only does this help protect your investment, but sets the benchmark for new residents. Per the terms of our lease agreement, residents are required to replace them throughout and at the end of their tenancy.
• The property will be re-keyed to ensure the safety and security of both the property and the new resident.

Pets are accepted on a case by case basis, as determined by the property owner. There is a onetime nonrefundable pet fee paid by the resident, which may vary depending on the number and size of pets. Pets that are classified as a vicious breed are not accepted at any time. For more complete information about accepting pets please contact us.

We believe in prompt and thorough communication with our clients. Every staff member has their own telephone extension, voice mail, and e-mail. We send out monthly statements and communication logs in an effort to keep our clients informed. Below are some of the instances of when we will initiate additional communication:

• Eviction filings
• Acceptable applications
• Notice to vacate from tenant
• What to expect when the tenant moves out
• Lease renewals
• Extraordinary maintenance items

Your lease rate is going to be determined by several factors including the condition of the property, location, and the rental rates for competing homes in the immediate area. The markets that dictate lease rates vary vastly from the markets that influence the value of properties. Please contact our office and we can discuss this with you as it relates to your specific property.

Yes, our licensed agents will be happy to assist you with the acquisition and disposition of investment property. Should you have an established relationship with another REALTOR, we can assist you by working with them to make it a smooth transition.

Frontline Property Management, Inc. requires a security deposit from all residents; usually, the amount is equal to one month of rent. These funds are accounted for separately at an insured bank within Texas. Security deposits cannot be disbursed until the resident vacates, and can only be disbursed to the owner or resident.

Our lease provides that the resident give a minimum 60 day written notice that the lease will be terminated.

To begin management of your property we will need the following:

• The executed property management agreement
• TAR 2501 Information about Broker Services form
• Keys to the property, including mailbox keys, if applicable
• Garage door openers, if applicable
• Certificate of insurance, with Frontline Property Management, Inc as an additional insured
• IRS W-9
• TAR 2206 Owner’s Notice Concerning the condition of the property under Property Management
• ACH Authorization
• Lead-Based Paint Disclosure Addenda if the property was built prior to 1978

Management fees are deducted from your monthly equity distributions.

Currently, we will pay HOA dues for our clients whose properties are in a Home Owner’s Association. However, due to liability purposes, we do not pay mortgage payments. All other bills associated with the direct operation of your property, we will gladly pay. We do require that your account have a minimum balance in excess of the estimated monthly payments in order to take advantage of this service.

Please download the appropriate form to begin this service.

Yes, our clients have full access to their accounts via their personal Owner Web Access Account (please email ahorn@frontlineproperty.com in order to get set up). You will see the same data that we have in the office and be able to prepare your own customized reports, 24 hours a day, 365 days a year.