Property Management


Does this sound familiar?

  • Late rent payments
  • Trashed move outs
  • Bounced rent checks
  • Middle of the night skips
  • Bad maintenance/high prices
  • Poor management services

If it does, it's time to check in with H.M.S. Property Management.

When choosing a professional team to work with you in protecting and managing your investment property, consider these "TOP 10" important dimensions of quality service upheld by H.M.S.

#1 - Thorough Property Evaluation

  • At H.M.S. Property Management, we will establish your property's fair market rental value and analyze your property's position in our area's rental market.
  • We assess each property's condition, and recommend needed repairs and decorating changes to enhance its marketability, protect your long term investment, and reduce your exposure to liability.
  • Your H.M.S. Property Manager will also offer suggestions to maximize your property's rental and/or sale value.

#2 - Attraction of Qualified Tenants

  • A number of relocation companies and major corporations stay in touch with us to speed the placement of their employees into new residences in our area. We have extensive corporate relocation owners throughout the world.
  • H.M.S. Property Management handles all advertising, promotion, and showing of your property in a variety of media. Your property will be accessible to tenant prospects not only locally, but worldwide through our World Wide Web listings. We provide rental signs, advertising hot line, and a 'talking house' which is located on the property and broadcasts a 'curb-side' message about your property on an AM frequency. H.M.S. is the only property manager using this marketing technology in the area.
  • All tenant inquiries come through our office, whether by phone, mail, fax, e-mail, or walk-in.
  • Our phone system has a 24-hour tenant rental hotline with recordings about available properties. An extension is used on all advertising to allow a person to call in at any time to learn more about a particular property.

#3 - Careful Tenant Screening and Selection

  • H.M.S. Property Management Professionals have extensive experience and success in judging qualifications of tenant applicants.
  • We conduct thorough reference checks through credit reports, former landlords, and employers. Past history is verified through a nation-wide credit bureau database at no cost to you. It includes checking credit history, public records for bankruptcies, judgments, liens and bank references. Past rental or ownership history is verified as is employment and income information.
  • Our detailed rental application forms disclose thorough information on your prospective tenants.
  • An in-depth interview is held with each tenant applicant; we ask the hard questions so you don't have to.
  • Our record of selecting excellent tenants is outstanding.
  • We ascribe and adhere to all national, state, and local fair housing policies.

#4 - Tenant Education

  • We go over the lease in detail with the tenants so that they understand every aspect of leasing your property. Occasionally, someone will not sign our extensive lease; this has become part of our screening process.
  • Next, they review the 12-page tenant welcome package and initial each page. This covers items not covered in the lease such as H.M.S. staff phone numbers, how to place a maintenance call, how to care for the property to retain their security deposit at the end of the lease, and examples of tenant damage and what repair costs.
  • When the tenant signs their lease in the office, they also are shown a 10-minute HMN custom video concerning proper care of the property; i.e. cleaning tips.
  • Copies of homeowner association rules (if any) and the 'Use and Care' instructions for appliances are a part of the package they received. If you have specific instructions of how to care for your wooden floors or operate the alarm (for instance); this is also included.

#5 - Use of Comprehensive Legal Forms For Your Protection

  • The purpose of legal agreements is to cover important areas and protect all parties involved in leasing property.
  • Our comprehensive leases are based on years of experience, and comply with all relevant state and federal laws. These forms are reviewed and approved by our H.M.S. attorney.
  • Our procedures include use of all necessary forms for handling security deposits and legal notifications to tenants.
  • The forms used by H.M.S. Property Management comply with the California State Department of Real Estate regulations, required disclosures, and all relevant tenant/landlord laws.
  • As the laws change, we protect your interests by updating our forms and agreements accordingly.

#6 - Provision of Rent Collection Services

  • Our rent collection policies are fair but firm.
  • We take quick action should delinquencies occur in prompt payment of rent.
  • Your tenants answer to your professional Property Manager when firmness is required; you are spared uncomfortable confrontations.

#7 - Complete Security Deposit Handling

  • The security deposit is collected from all tenants for your protection.
  • Your deposits are held in our broker trust account, subject to State audit.
  • All tenant forfeits and damage claims are in conformance with State Security Deposit Laws
  • We deal with tenant disputes on security deposit refunds and represent you in Small Claims Court.

#8 - Comprehensive Accounting Services

  • We do all the bookkeeping chores for you.
  • We keep accurate files and histories on all tenants and vendors which are retained for five (5) years.
  • Our accounting and record keeping systems are computerized with state-of-the-art software and hardware for accuracy and efficiency.
  • We collect the rents and pay bills when needed
  • H.M.S. Property Management maintains all your security deposit accounts and records for five (5) years.
  • You receive detailed monthly and yearly income and expense statements.
  • Our end-of-year statements simplify the job of tax preparation for you and your accountant.
  • Your 1099 tax statement is provided to you at year-end.
  • All 1099's for work or services provided on your property is sent to appropriate vendors at year-end.

#9 - Periodic and Transitional Property Inspections

  • An initial inspection is done with each tenant's move-in and move-out.
  • H.M.S. Property Management conducts periodic drive by inspections.
  • You receive a detailed report once a year detailing the interior/exterior condition of your property at a nominal fee.
  • When tenants vacate a property, a Move-Out Inspection is conducted.
  • We protect your property and your interests.
  • A date imprinted pictorial file is done upon set-up of your account.

#10 - Repair Services and Maintenance Contracting

  • H.M.S. Property Management is a licensed building contractor (BHIC# 310435) with over 34 years of experience. We have our own maintenance technicians on staff or under contract.
  • All work is guaranteed for one year vs. our competition that often offers only 60-90 days.
  • We know who to call and how much it should reasonably cost. Any vendor working on your property has proper liability and workers compensation insurance, which is added protection for you. Files are kept in our office with copies of their license and insurance policy.
  • We handle those "nuisance" calls that come from tenants at all hours.

In this section

how we help owners

H.M.S. Property Management finds the right tenant in a timely fashion by marketing your Monterey County property effectively. 


From owner Peggy:  I felt very safe and secure with HMS due to their professionalism and the manner in which they handled things.
 

Contact Us

Call H.M.S Today!
Monterey County
(831) 655-4884

Santa Clara County
(408) 997-7100

Santa Cruz County
(831) 601-3358