We understand that fielding those 3:00a phone calls when there's a toilet leak is ... inconvenient. And when you're out-of-town on a business trip or a well-deserved vacation? That's why we're here!
Log into your account and see an up-to-the-second snapshot of your rental properties. Because we do everything electronically, you have 24/7 access to our files.
Request a sample management agreement for complete details!
Our first step together will be to establish a fair-market rental price for your property. We use a database with historical rental prices from thousands of local rentals. By comparing key pieces of information such as location, size, and year built, we can come up with an estimated market rental value.
We then closely monitor the traffic to the property, making sure that it is getting sufficient attention from interested renters.
We will get your unit cleaned and in good leasing condition. Prospective tenants should be impressed with your property from the moment they walk in.
We take care of all property showings.
Your property will be entered into the local MLS listing service. This gives a network of licensed Realtor® agents access to all the details they need to bring prospective tenants to your doorstep.
Your property will be advertised on:
Getting the most return from your real estate investment means doing research upfront about prospective tenants.
Our tenant screens include:
We deal with all tenant communications so you don't have to interrupt your day.
If repairs are required, we'll coordinate with third-party vendors. Because we work with vendors frequently, we are often able to secure favorable rates on behalf of our owners.
Smaller expenses, such as toilet leaks, are paid for out of our reserve fund. For larger expenses, we will help negotiate with a vendor on your behalf.
We direct deposit rent into the owner's checking account every month. Direct deposit usually takes only 1-2 days to process.
Our statements are clear & concise. Each month you'll get an email from us detailing how much rent was collected, what the management fees were, and if applicable, what the vendor repair fees were. For each vendor repair, we'll scan the invoice and attach it to your email.
We keep digital copies of all work performed on your property, and record each debit or credit to your account in our online account management tool. We pride ourselves on accurate and efficient record-keeping.
We will send you (or your accountant) a 1099-MISC form with the total rental income you made in the tax year. This makes it easy to use TurboTax or TaxCut to send in your taxes.
When hiring someone to manage your property, we believe it's important to find the right person. We recommend going with a management company with years of experience, someone who specializes in property management.
Be on the lookout for:
The number one complaint we hear about other property managers? "They just stopped responding to me!"
An eviction is a last resort for property owners. Good tenant screening practices should make evictions few and far between.
However, if an eviction is unavoidable, we will assist you:
Please note: we are not lawyers and we are not licensed to practice law. If your eviction requires legal counsel, you should seek the advice of a lawyer. In our experience, most local evictions in Texas do not involve lawyers as they are relatively straightforward proceedings.
The best way to handle evictions is to avoid them in the first place.
If your property is not currently under management with us and you have a tenant who is not paying rent, in most cases we can help you evict the tenant.
Rentflow™ Network is a full-service property management and leasing company, with offices in Austin and San Antonio.
We develop software to help property managers scale: we make investors confident by being super-communicators, and we keep tenants happy by providing timely response and follow-up to repair requests.
Our name is a concatenation of "Rent Workflow". We believe in adopting best-practices and building a system around them. We believe in the power of repeatable processes.
We've been in business since January of 2006.
We manage properties in Austin and San Antonio.
Yes, absolutely. We respond to all communication within 24-hours, though usually much sooner. Property emergencies are immediately triaged and handled as high priority.
We always use direct deposit. Why waste your time waiting at a bank to deposit a check every month? We're here to make your life easier.
Yes, of course! In addition to your property manager, we have staff to help handle tenant repair requests & vendor relations. In addition, we work frequently with other Realtors and handymen, plumbers, and electricians to handle any emergencies that may arise.
We perform a physical property inspection prior to occupancy. When possible, we take photographs to document "before" and "after". In addition, tenants are required to fill out a property condition form. If left blank, the tenant is committing that the property was in good condition when they moved in.
We use the Texas Association of Realtors (TAR) lease application and lease agreement. This is important because, in a worst-case scenario, if you are at the Justice of the Peace court doing an eviction, your lease agreement must withstand scrutiny by a judge. Standard TAR leases are written by the Texas Association of Realtors legal team and are written with the interests of the owner in mind. We have seen many types of leases over the years from other management companies, but the worst (aside from not having a written lease) are the ones that are just downloaded off of some random site on the internet.
We hire low-cost professional vendors to solve maintenance problems. We keep a database of vendors that we work with, and we track their performance and cost across all of our properties. Our philosophy is to always choose the lowest bidder, so long as they will get the work done properly.
We disapprove of the idea of "in-house" maintenance — it creates a conflict of interest for the property manager. Your property manager owes you fiduciary duty, ie. he or she should always put the owner's financial interests first. Companies that provide in-house maintenance have to decide whether they will put their own financial interest ahead of the owner's financial best interest.
Almost always we can assist, the details depend on the lease and the tenant situation. Contact us and we'll try our best to help out.
We don't give out specifics, due to the competitive nature of the business. However we can tell you that we are a relatively small property management company — this is good for our owners because it means we can spend more time on each property (as opposed to companies where one manager tries to handle hundreds and hundreds of properties).
It is the duty of the Property Manager to protect the public against fraud, misrepresentation, and unethical practices in property management.
The Property Manager shall not discriminate in the rental, lease, or negotiation for real property based on race, color, religion, sex, national origin, familial status, or handicap and shall comply with all federal, state, and local laws concerning discrimination.
The Property Manager has a fiduciary responsibility to the Client and shall at all times act in the best interests of the Client.
The Property Manager shall treat all Tenants professionally when applying for, living in, and vacating a managed residence. The Property Manager shall hold a high regard for the safety and health of those lawfully at a managed property.
The Property Manager shall manage all properties in accordance with safety and habitability requirements of the local jurisdiction.
The Property Manager shall hold all funds received on behalf of others in compliance with state law with full disclosure to the Client and must never commingle the firm’s or personal funds with those of the Client.
The Property Manager must provide accurate information within his area of expertise, but refrain from the unauthorized practice of other professions, including but not limited to the law, accounting, financial planning, construction, and contracting.
The Property Manager shall act in the best interests of their Employer/Broker.
The Property Manager shall refrain from criticizing competitors or their business practices.
The Property Manager shall not engage in the improper acts of price fixing, anti-trust, or anti-competition with other Property Managers.
We'd love to hear from you! We need just a little bit of information to get started.
When you contact us, we'll send you a management agreement with all pricing details included, and we'll give do a competitive market analysis for your individual property. The market analysis will list similar properties in your neighborhood that have leased in the past 6 months, and give you an idea what market rent would be for your property.
Please fill out this short form, and we'll send you a sample management agreement within just a few minutes.