LARGE MULTI-FAMILY MANAGEMENT SERVICES

Managing large communities is distinctly different from managing single family homes. Some of the services we offer to our large communities are below.

• Emergency and fire safety planning procedures

• Community safety procedures

• Common area maintenance and inspections

• Regular unit inspections

• Hire on-site management and maintenance staff as needed

• Determine whether complex would benefit from part or full-time on-site management (usually recommended for 50 units or greater)

• Train and supervise all staff to ensure all property needs are being met and all properties meet Breakwater's management standards

• Handle all HR-related matters for on-site staff, including payroll, benefits, hiring, firing, etc. 

• Advertise and show vacant units to prospective tenants

• Hold open houses

•  Recommend move-in specials, with owner approval

• Complete comprehensive tenant screening

• Comprehensive lease agreements (25+ pages), updated throughout the year for legal compliance

• Full compliance with Section 8, rental assistance, AHG, and/or HUD documentation requirements, as needed

• Meet with tenant to review lease terms and expectations

• Perform detailed move-in inspection with tenant, including pictures

• Collect all move-in deposits

• Respond to all tenant inquiries and maintenance request

• Provide tenants with first-class customer service

• Organize community events for tenants to improve tenant quality of life and experience

• Create tenant incentives to encourage positive community reviews online

• Collect rent

• Apply and enforce late fees, when necessary

• Send out late payment notices

• Send nonpayment of rent/eviction notices, when required

• Conduct regular inspections

• Evaluate property for safety hazards, lease violations and maintenance concerns

• Send owner periodic reports on the condition of the property

• Provide complete, accountant-ready reports showing all income and expenses on property

• Pay all property expenses on behalf of owner

• Provide owner with access to owner portal which allows owner to run a multitude of financial reports

• Develop anticipated maintenance and capital improvement budgets

• Coordinate all maintenance and repair work in a timely manner with our maintenance staff or network of trusted, licensed contractors

• 24-hour emergency repair availability

• Preventative maintenance schedules for every unit

• Manage large remodel and repair projects

• Maintain common areas with landscaping, trash removal, leaf and snow removal, fire extinguisher certification, lighting, and surveillance 

• Conduct move-out inspection with tenant

• Provide security deposit accounting to tenant, in compliance with Oregon law, and return balance remaining, if any

• Ensure unit is cleaned, carpets are cleaned, and repairs or upgrades are made

• Re-key all locks

• Document condition of property on move-out

• No nonsense, practical approach to tenant relocation aimed at expediently minimizing owner risk of loss

• On-staff attorney to coordinate the entire process, including notices, court filings, appearances, and tenant removal

• Provide advice and direction on the eviction process and potential alternatives, if any