Property Maintenance and Management

Below are the basic services we provide for each property we maintain and manage.  While the basic service needs are more than enough to keep your home in good order, we realize that each property is 100% unique and we routinely go above and beyond to provide individualized services based on your needs.

Please note that as of August 2023, we are no longer managing condominiums in HOA buildings.

Fees: 8-10% of rents collected

Services Provided: 

Year-round and on-going

• Handle all tenant communications, including 24-hour emergency service and rent due reminders. Reply within 6 hours of any emergency situation and 48 hours for non-emergency situations.
• Creation of a tenant move-in welcome packet to include the completed Property Survey, proprietary to Great Heights
• Extensive video footage and photos of property condition before tenant move-in and directly after tenant move-out to minimize security deposit squabbles and to accompany the condition of rental property checklist completed by each tenant
• Coordination of the move-out process for tenants to include the security deposit reconciliation process
• Thorough accounting reports with service receipts invoiced monthly or quarterly (client preference)
• Creation of a Shared Google folder for all property documents including leases, invoices, service expenses, video footage, completed property surveys, etc. (this is invaluable at tax time!)
• Complimentary re-leasing process for tenants who would like to sign an additional lease after their existing one ends, (offered complimentary only with continuation of Great Heights service contract). 

Quarterly In-Person Property Checks

Q1: Jan 1 – March 31

• Quarterly walk and evaluation of exterior, email sent to owners after walk-through to keep them up to speed on the visible condition of the home.
• Check-in with tenants on condition of heating system, identify any weather-proofing concerns that should be addressed - complimentary
• Check-in with tenants on condition of all appliances as well as complete a visual inspection during walk-through (refrigerator, oven, stovetop, washer/dryer, dishwasher, hot water heater, etc.). Recommend any repairs or replacements to Owner – complimentary

Q2: April 1- June 30

• Quarterly walk-through of interior and evaluation of exterior, email sent to owners after walk-through to keep them up to speed on the visible condition of the home.
• Provide a work proposal to homeowner for outside maintenance of the home to include landscaping for the growing season – complimentary
• Property manager to replace furnace filter - complimentary
• After last freeze, usually Mother’s Day, sprinkler professional to turn on sprinkler system for the season – approx. $80
• Coordinate with landscaping company for maintenance as needed - cost varies depending on scope

Q3: July 1 – September 30

• Quarterly walk-through and evaluation of exterior, email sent to owners after walk-through to keep them up to speed on the visible condition of the home.
• Replace all batteries in smoke and carbon monoxide detectors - complimentary
• Check in with tenants on status of cooling system as well as complete a visual inspection during walk-through (central air, window unit, swamp cooler, etc.). Recommend any repairs or replacements to Owner – complimentary

Q4: October 1 – December 31

• Quarterly walk-through of interior and evaluation of exterior, email sent to owners after walk-through to keep them up to speed on the visible condition of the home.
• Property manager to replace furnace filter - complimentary
• Gutter cleaning service by Great Heights preferred vendor - approx. $100-$200 depending on size of property, optional
• Exterior window cleaning by Great Heights preferred vendor – approx. $200-$400, depending on size of property, optional
• Before first freeze, usually mid-October, Sprinkler professional to Winterize sprinkler lines and shut off sprinkler system for the winter – approx. $100

If any additional maintenance and repairs occur during the term of the service contract, Great Heights will coordinate with one of our preferred vendors to address the issue in a timely fashion and charged at the prevailing rate for the industry. The total of the vendor invoice will be charged directly to the owner of the property.