Furnished Mid-Term Property Management

Typically 1-6 month lease terms, these rentals can be a full-time strategy or can be a solution to generate cashflow during an extended absence.

Services Offered:

Marketing & Tenant Placement

    • Furnished rental market analysis and recommended rental rate
    • Rental strategy based on anticipated lease length and target renter
    • Marketing to 30+ day / mid-term rental prospects
    • Property listing creation emphasizing furnishings, amenities and included services
    • Syndication/listing on appropriate furnished and mid-term rental platforms
    • Inquiry management and prospective tenant communication
    • Showing coordination, including virtual showings when appropriate
    • Applicant screening and qualification
    • Income/employment verification
    • Credit and background screening
    • Rental-history verification
    • Corporate/employer documentation when applicable
    • Lease preparation for the agreed rental term
    • Electronic lease execution
    • Security-deposit and move-in-fund collection
    • Move-in coordination
    • Detailed move-in condition documentation

Rent Collection & Financial Management

    • Online tenant payment portal
    • Monthly rent collection
    • Monitoring of unpaid and late rent
    • Late-payment notices and follow-up
    • Enforcement of lease-related fees
    • Owner reserve management
    • Vendor invoice processing
    • Owner ACH distributions
    • Monthly owner financial statements
    • Property income and expense tracking
    • Year-end financial reporting
    • Security-deposit accounting
    • Owner portal
    • Utility expense administration when authorized – electricity, water, gas, internet, lawn care, and potentially pool care.
    • Tracking of tenant utility reimbursements or allowances when applicable

Resident Management

  • Primary point of contact for residents
  • Routine resident questions and communication
  • Lease and property-rule enforcement
  • Lease violation notices
  • Complaint resolution
  • HOA-related resident issues
  • Emergency communication
  • Documentation of resident interactions
  • Coordination regarding included furnishings, appliances and amenities
  • Administration of utility-use limits or allowances when applicable

Maintenance & Repairs

  • 24/7 maintenance-request capability
  • Maintenance request evaluation and triage
  • Vendor selection and dispatch
  • Coordination with qualified/insured contractors
  • Owner authorization above established expense limits
  • Emergency repair coordination
  • Repair follow-up
  • Vendor invoice review
  • Preventive-maintenance coordination
  • HVAC filter coordination
  • Seasonal maintenance recommendations
  • Warranty/service-plan coordination
  • Furniture, appliance and houseware repair/replacement coordination

Furnishings & Property Inventory

  • Initial furnished-property inventory
  • Documentation and photography of furniture and household contents
  • Condition documentation
  • Appliance and electronics inventory
  • Kitchenware/household-item inventory as appropriate
  • Identification of missing or damaged items after occupancy
  • Furniture repair/replacement coordination
  • Owner approval for replacement purchases
  • Documentation of tenant-caused damage
  • Recommendations regarding replacement or improvement of furnishings

Property Oversight

  • Periodic property inspections
  • Property-condition documentation
  • Lease-compliance observations
  • Identification of deferred maintenance
  • Preventive repair recommendations
  • Vacant-property monitoring
  • HOA compliance coordination
  • Owner notification of material issues
  • Monitoring of major furnishings and included amenities

Turnover Management

  • Move-out inspection
  • Damage and inventory assessment
  • Professional cleaning coordination
  • Linen/bedding coordination if provided
  • Furniture condition review
  • Missing-item identification
  • Maintenance and repair coordination
  • Consumable/restocking coordination, if offered
  • Property readiness inspection
  • Photography/listing updates when necessary
  • Coordination of turnover between outgoing and incoming residents

Lease Administration

  • Professionally prepared Texas residential lease documentation appropriate to the rental arrangement
  • Required notices and disclosures
  • Furnished-property addenda
  • Utility provisions
  • Property rules and occupancy requirements
  • Lease compliance monitoring
  • Lease expiration tracking
  • Extension/renewal discussions
  • Market-rent review before extension
  • Lease extension documentation
  • Early-termination administration

Vacancy & Re-Leasing Management

  • Upcoming vacancy tracking
  • Early resident extension discussions
  • Advance re-marketing before lease expiration
  • Pricing recommendations based on season and market conditions
  • Inquiry management while occupied
  • Showing coordination
  • Vacancy-period property monitoring
  • Utility continuity
  • Lawn/pool/exterior service continuity
  • Ongoing marketing and pricing recommendations

Move-Out & Security Deposit

  • Notice-to-vacate administration
  • Move-out instructions
  • Move-out inspection
  • Comparison against move-in condition
  • Furniture/inventory assessment
  • Damage documentation
  • Repair estimates
  • Security-deposit accounting
  • Tenant charge assessment
  • Required security-deposit disposition
  • Cleaning coordination
  • Property turnover
  • Re-marketing

Owner Management & Communication

  • Dedicated owner point of contact
  • Owner portal
  • Monthly financial reporting
  • Maintenance notifications
  • Utility expense reporting
  • Recommendations regarding furnishings
  • Rental-rate recommendations
  • Occupancy/vacancy strategy
  • Lease-extension recommendations
  • Property-performance discussions
  • Coordination with owner’s insurer, HOA and other professionals
  • Recommendations regarding conversion between furnished and traditional long-term rental strategies

Compliance & Risk Management

  • Texas landlord-tenant compliance
  • Fair Housing compliance
  • TREC-required practices
  • Proper handling of trust funds
  • Security-deposit compliance
  • Required tenant notices
  • Documentation and record retention
  • Vendor insurance/documentation requirements
  • Lease enforcement
  • HOA compliance
  • Coordination with legal counsel when necessary
  • Monitoring of minimum-lease requirements imposed by municipality or HOA
  • Coordination with owner’s insurance requirements for furnished/mid-term occupancy

Property Performance & Strategy

  • Furnished rental pricing recommendations
  • Occupancy analysis
  • Annual revenue analysis
  • Vacancy analysis
  • Furnished-versus-unfurnished comparison
  • Lease-length recommendations
  • Seasonal pricing recommendations
  • Furniture/amenity investment recommendations
  • Expense-management recommendations
  • Resident-retention/extension strategy
  • Long-term property performance recommendations
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