The Process

Selecting a Property Management company can be confusing at times. It is a very important decision – who do you want to manage one of the largest investments in your life?

Being in the Military for over a combined 45 years, we have personally experienced the good, the bad, and the ugly of entrusting someone else with the responsibility of managing our homes. It was a mixed bag of results, at best.

This is precisely what sets us apart – experience – on both sides of the Property Management fence. Our goal is to ensure you receive a great service for fair compensation. Here are a few of the services you can expect from Archer & Moreno Realty and what sets us apart:

• Personalized, Prompt Attention... beginning the moment you contact us, we pride ourselves on Customer Attention. You are not just another number to us – your needs are our priority and business!
• Thorough Property Inspection... one of our professionals will inspect the overall condition of the property and inventory all non-realty items. We will provide an itemized list of items required to ensure the property is up to Texas Property Code and an approximate cost.
• Honest/Straight Forward Analysis... we provide sound, thoroughly researched Property Management guidance. You will like some things we say and maybe not like others, but all of our advice is sound.
• Skilled, Qualified, Professional Maintenance... we have a list of Professional Maintenance Vendors to maintain and repair properties. You may select your own or we can solicit from several used in the past. To be on our Preferred Vendor List, a vendor must be (if required by the specific trade and/or County, State, Federal guidelines/laws): licensed, bonded, insured, and have a proven track record.
• Accurate Comparative Rental Analysis... this is critical to lease out the property in a timely manner. If the price is too high, then the property sits on the market – building Days on Market (DOM). Consumers keep a watchful eye and then wait for the reduced price. This weakens your position/asking price. In the mean time, you are paying another mortgage payment and/or losing rent. Price it right from the start!
• Active Marketing...
We list properties with:

• Multiple Listing Service (MLS) exposes property to over 5,000 local Realtors
• Professional, visible signage in yard (when permitted)
• Various Internet search-engines
• Flyers
• Several professional organizations throughout the greater San Antonio area
• Flyers at Military Base Housing offices in San Antonio (Lackland AFB, Randolph AFB, and Ft Sam Houston Army Post)
• Reciprocal advertising/leasing with licensed Real Estate Agents in the greater San Antonio area... and more
• Stringent Tenant Screening and Selection... We use San Antonio Retail Merchants Association. They have been around since 1907 and are highly accredited. Review our Tenant Screening Criteria (pdf) for specific elements we review in all of our potential tenants.
• Inspection (Move-in and Move-out)... We require, as part of the Tenant Lease Agreement, each Tenant to complete a Residential Lease Inventory and Condition Form and return it to us within 14 days of Move-In. We also use this same form on Move-Out. Any damages will be deducted from the Security and/or Pet Deposit. Automatic carpet cleaning deduction.
• Management Fees... Our standard Management Fees is 10% of the monthly gross lease. The fees are earned by: emergency 24 hour on-call tenant support, conducting monthly drive-bys, coordinating with Home Owner Associations, scheduling preventative maintenance and/or emergency repairs, monthly rent collections, monthly Owner Disbursements, monthly Owner’s Statements, annual Owner’s Statements and 1099.
• Other Fees... Initial Set-Up Fee - None, Service Fee – None, Leasing Fee – charged when we place the Tenant; if the Tenant is already in place, only $50.00.
• Discounts... Multiple Property Discount – Management Fee drops to an automatic 9% for two or more properties; Military Discount - Management Fee drops to 9% for Military (this includes active, inactive, retired, or have served our country and honorably discharged).
• Rent Collection and Owner Checks... as mentioned previously, we collect rent on the 1st of each month. Once the checks have cleared, we disburse the funds. Funds are normally disbursed on/or before the 10th of each month (it sometimes takes up to seven business days to process out-of-state Tenant checks). You have the choice of receiving payments electronically (ACH) or standard paper checks through the mail.

Forms

• A&M Realty Qualifying Criterion (pdf)
• Information About Broker Services (pdf)
• A&M Privacy Policy for Personal Information (pdf)
• U. S. Department of Housing and Urban Development Notice - English (pdf)
• U. S. Department of Housing and Urban Development Notice - Español (pdf)

NOTE: If you are currently under contract (sale, lease, or exchange), then you must either: 1. work through your Agent/Broker to manage your property through them or, 2. the contract must be expired/inactive, before entering a Property Management listing with another Broker.