Frequently Asked Questions

Our goal At RPM Evertrust is to help our owners reach their goals for their property while enhancing their experience every step of the way. I do not speak out against my competition, however, as you hire me as your Professional Property Manager for your property, you can count on receiving the following quality care:

• By selecting only properties to manage that meet our criteria, we have come to be the subject matter expert and go-to for professional property management. You cannot be all things to all people. At RPM Evertrust, we specialize in managing Single Family and Multi-Family homes up to an 8-plex in this market. By being consistent in our processes and delivery, we have become the trusted advisor and property management company of choice.
• We will communicate in a timely and transparent manner from the day we are hired as your professional property manager. If you have a question or concern, I will personally ensure that these discussions are elevated and responded to in a timely manner.
• Before we take on your property to manage, we will understand your expectations and goals for this property. If we cannot meet and exceed these goals while elevating your property management experience, we will not take your business into our portfolio. Several property managers out there try to be all things to all people and in turn, specialize in nothing of value to the property owner. At Real Property Management, we provide at no charge a 60-day promise that if we are not performing to your expectations, and after being given the opportunity to rectify and fix you are still unsatisfied, we will let you out of the management agreement with no future fees or penalties charged. That is how confident we are on our ability to meet and exceed your expectations as a Real Property Management client.

What do you charge for managing my property?

We are neither the most nor the least expensive property management company in our market. However, our owners greatly appreciate the value they receive for the management fee charged. Our current rate for full-service professional property management is 9.9% of the rents charged per month.

At RPM Evertrust, placing a tenant has been defined as one of the most critical steps in the Property Management Process that our owners have come to appreciate. Critical selection in finding qualified tenants that pay maximum rental rates has been and remains to being one of the major differentiators with our competition. See, At RPM Evertrust, While the fee is mainly standardized across our market, we take pride in leading the industry in having the lowest eviction numbers. Over the last year, we remain under 2% where the industry average is slightly above 4%. In addition, with our quality tenants remaining with us for over 18 months, this in turn helps to improve your Return On Investment by not having to replace tenants and passing these costs back to you more frequently.

Our pricing is based on a 12-month, standard agreement run rate. If there is a shorter-term agreement you are looking for, I would be glad to discuss this further.

RPM Evertrust does have vendor relationships that have programs that protect rent payments should there be a tenant default. We have not standardized this program as our processes have yielded such great results, generating less than 2% of tenants requiring eviction process efforts. With the national average greater than 4%, most of our owners opt not to have this coverage. Should there is an interest, however, we would be glad to provide you the vendor information and costs for the program if desired.

Part of our discovery call process with you, the owner, is to determine if we are a good fit to work together to accomplish your desired goals. Through this process, we provide a cash flow analysis to ensure that the goals of your property are within reach and obtainable. To start, let me ask you a couple of questions to understand the goals for this property, including a few financial specifics. I will then take your responses, research the best opportunity for your property, and follow up with a proposal.

When recommending insurance for a property, I consider several critical factors to ensure comprehensive coverage.

I would suggest Property Insurance that includes coverage for natural disasters such as hail, wind, and fire, as well as protection against vandalism and theft. This ensures that both the interior and exterior of the building are safeguarded.

Landlord insurance is crucial for properties with multiple tenants. This policy should cover any potential liability issues arising from tenant activities and include loss of rental income in case of significant damage that renders the property uninhabitable.

Furthermore, if the property has employees, Workers’ Compensation Insurance is necessary to cover any workplace injuries or illnesses.

Experience has taught me the importance of working with multiple insurance companies to compare policies and find the most comprehensive coverage at the best rates. This also allows for effective negotiation to tailor policies that fit the unique needs of the property.

Overall, the goal is to create a well-rounded insurance plan that covers all potential risks while being cost-effective.

As a professional Property Manager, our responsibility in acting as a proxy for the Owner is for the purpose of unnecessary exposure and risk. All transactions and responsibilities as we begin to manage your property, from a business insurance standpoint, are to keep you, the owner, at arm’s length. This, in turn, mitigates your exposure and liability.

We are happy to work with vendors that you have experience with. Our only requirement to use vendors is to validate that they are licensed contractors with business insurance to cover and protect you as the owner should there be faulty work. As you provide the vendor(s) names we will reach out to determine if they would like to continue working with this property as a preferred vendor and obtain the proper documentation on all that are interested. At that point, we will update our vendor list making them the primary contact for the work they are qualified to perform.

As we review each claim, we determine if the repair falls under normal wear and tear or if there was negligence on the tenant’s part. For normal wear and tear, that expense is passed on to the owner. Where tenant negligence was the determining factor for the repair, this is passed o to the tenant. With every repair completed our goal is to provide before and after photos as well as have a post-phone call with the tenant to determine the experience of the vendor upon entering the home as well as the satisfaction of the work completed. This information is passed o to our owner to remain in the loop on their property status.

At RPM Evertrust, over the last 6 months in this market, we have been seeing properties rented and moved in within 10 to 14 days consistently. What makes this even better is that these are quality tenants who are paying rents equal to the upper 90^th percentile. Most owners and property managers in our market list properties at the 75^th Percentile and, in turn, leave your money on the table.

At RPM Evertrust, we have a defined process to make the transition to our management platform seamless and efficient for existing and new tenants. We will work on your behalf, reaching out to the current property manager to execute this process seamlessly.

We will communicate with the new tenant in three different ways to ensure that they are aware of the transition to Real Property Management: Phone, E-Mail, and Certified Mail.

Our goal will be to welcome them and introduce them to our tenant portal for payment, Maintenance, and basic communication access. Should there be any concerns mentioned by the tenant during their onboarding, we will discuss these findings with you for agreement on any follow-up recommendations to rectify any concerns noted. In our experience, newly acquired tenants are amazed by our outward communication and proactive response time to any concerns. Our tenants love working with RPM Evertrust. In turn, our tenant’s average stay time exceeds 18 months. This, in turn, enhances you, our owner’s ROI.

At RPM Evertrust, we take pride in our tenant selection criteria process. Our current industry-leading eviction numbers are under 2% whereas the industry average is slightly above 4%. With that said, when we professionally manage your property, our goal is to remove as much risk and liability exposure to you, the owner, by making this an arm’s length transaction. We would be glad to share our applicant 5-step scorecard selection standards that we underwrite our tenant selection process too should there be an interest.

Short answer yes. However, in our experience, there are 72% of households today with a pet that is either a dog or a cat. If we limit to exclude them, there remains only 28% of the population eligible to rent your home. In cases like this, we have seen that the time to rent the property could have extended time frames finding the eligible tenant without the pet. Other considerations to account for are, that approximately 25% of households today have either an emotional support or a service animal. Should one of these tenants wish to rent your property, they cannot be denied legally if they are validated to have a pet that falls into one of these categories. Should a potential tenant wanting to rent your property have a pet and claim that they are either an emotional support or service animal, we can provide a strict background screening through PetScreening.com to validate their claim before moving in.

In federal fair housing law, familial status is a protected class. We cannot be a part of this discussion legally so as to protect our owners from potential violations and lawsuits.

Our accounting back-office group will have these finds available and transferred to include a monthly summary report to you by the 20^th of each month.

At RPM Evertrust, we have a defined process. To begin, our communications portal, available 24/7, has been a great asset in this market. When we move in a new tenant, our coaching standards ask each tenant that should they not be able to make their payment by the 1st of every month, they contact our office proactively to make other arrangements.

When a tenant is going to be a few days late, it most likely revolves around a pay period that does not fall at the beginning of the month. In turn, they are typically running within a few days of the first. Should we not have their communication, we will reach out and contact the tenant on the 3^rd of the month to better understand their situation.

If there are going to be circumstances that keep the tenant from making their payment prior to the 10^th, we will reach out and advise you of the situation and the steps that we will be taking to mitigate and rectify the situation.

That is a great question. At RPM Evertrust, we prioritize placing the best tenant in your property. To this end, we consistently use a two-step process that has provided a bulletproof plan for previous properties over the years.

1. In our screening process, we take extra steps to speak with the previous landlord to understand how the tenant maintained and the condition in which they left the previous property. We find that experience and pride in ownership are great indicators of future success in this area.
2. At RPM Evertrust completes a Bi-Annual Evaluation for our owners. These evaluations include pictures that can be reviewed against the move-in pictures to determine if the wear and tear is normal or if there is negligence in maintaining the property by the tenant. We find that when the tenant is expecting our Bi-Annual visits, they take better care of the property of which they were entrusted. In turn, they greatly appreciate the safety inspections and proactive maintenance to enhance their experience in maintaining the property.

These evaluation summaries are shared with you to provide peace of mind that your property is in excellent condition and being maintained.

The short answer is yes. However, our experience has been to mitigate this risk and exposure for our owners by implementing the following steps.

1. We will walk the property initially providing feedback on anything that needs to be maintained to keep the property safe and ADA-compliant before the property is rented.
2. We set the communication expectations with the tenant that they notify us immediately should an issue, a defect, or concern in real time as this happens. As we are notified, we mitigate this potential risk, the required repairs to restore the concern to acceptable condition will be completed in a timely manner to ensure that the tenant is satisfied with no concerns.
3. We complete on your behalf bi-annual safety evaluations to proactively maintain your entrusted asset. We have found that this proactiveness provides goodwill to the tenant and that, in turn, gives the tenant a greater appreciation of the asset entrusted to their care while they are renting. This transparent communication and proactive evaluation process, including setting the tenant’s responsibility to communicate any concerns in real time should they surface, removes most concerns in this area.

At RPM Evertrust, several of our investors continuously buy and sell properties to their liking. We are here to help support both types of transactions with strategic partner relationships that work with our investors to both buy and sell. We would be glad to assist in an introduction to market leaders who can partner with you should there be a need for a resource. We are here to help, just keep us in the loop especially if it is going to interfere with a tenants term of lease as we can assist in smoothing this transition with them up to and including additional placement if the need arises.