Residential

EXPERT PROPERTY MANAGEMENT

In arkansas, oklahoma & texas

Comprehensive management services with a boutique touch, enhancing revenue, reducing costs, and providing owners and developers with increased time freedom.

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Property Marketing

Advertising & Exposure

We strive for the most property exposure at the lowest expense to our owners. With today’s tech-driven market, we strive to create a quality marketing plan for your property. With our high online exposure and quality photos, we can help your property shine above others.

  • Rental Analysis
  • 24 Professional Photography Images (what MLS allows)
  • PH Property Management Yard Sign
  • Lockbox
  • Custom Property Flyer
  • SEO
  • MLS
  • Syndication to public sites like Realtor.com, Zillow, Trulia, etc.
  • Social Media
  • 30+ Third-Party Channels
  • Immersive 3D Tour with detailed floor plans, room measurements, & square footage calculations
  • Agent Referral Program

Landlord Services

Lease Preparation

Once a tenant has been qualified and accepted by the owner, the deposit will be collected and the lease will be prepared. All leases are prepared according to landlord-tenant law. A licensed agent and, in most cases, the property manager will thoroughly review the lease and all necessary documentation and acquire a signature from the new tenant before occupancy and the issuance of keys.

  • Lease Agreement
  • Pet Addendum, if applicable
  • Lead-Based Paint Disclosure, if applicable
  • HVAC Care
  • Bed Bug Addendum & Brochure
  • Preventative Maintenance
  • Move-In Inventory & Condition   
  • Sheet
  • Mold Brochure
  • Renters Liability Insurance 
  • Requirements
  • Move Out Procedures
  • Wear and Tear vs. Damage

  • SECURITY DEPOSIT

    Security deposits are held according to the law in our company’s trust account. Any property damage beyond normal wear and tear will be repaired out of these funds. Any remaining balance will be refunded to the tenant along with a ledger showing cost and descriptions within 30 days of moving out.

  • Rent Collection

    Rent is due on the 1st day of each month and considered late after the 5th day. Any rent paid after the 5th must be a cashier’s check or money order. PHPM reserves the right to impose late fees and retain them. Rental funds are dispersed to the owner on or before the 10th of the month.


    Multiple ways to pay rent:


    • Tenant web portal
    • Mailed to PH Property Management – 420 E New Boston Rd, Nash, TX 75569
    • Hand-delivered during regular business hours, 9-5 Mon-Friday
    • Placed in our after-hours drop box, anytime, 24/7

  • Evictions

    Not only do we help make recruiting tenants, collecting rent, and maintaining your property easier, we also provide you with eviction protection. The eviction process can cost you hundreds or even thousands of dollars while taking up much of your time. Our eviction protection guarantees that when the tenant does not abide by the lease and will not correct their issue, we will pay to evict them. This includes covering court costs, filing fees, serving fees, attorney costs, and more.

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Showings & Screening

Showing appointments are scheduled through our office, and prospective tenants are always accompanied by a PH Property Management professional or a licensed agent when viewing a property. All adult occupants are required to complete our online rental application. With our thorough screening process and stringent requirements, we significantly reduce the possibility of nonpayment by a tenant.

  • Schedule/Show Property
  • Online Rental Application
  • Process Applicants: Prospective tenants are screened based on the following criteria:
  • Income to Rent Ratio
  • Credit Check
  • Criminal Background Check
  • National Eviction Database Search
  • Sexual Offenders Registry
  • Syndication to public sites like Realtor.com, Zillow, Trulia, etc.
  • Social Media
  • 30+ Third-Party Channels
  • Immersive 3D Tour with detailed floor plans, room measurements, and square footage calculations
  • Agent Referral Program
  • If applicable, pets require a picture of the pet and proof of vaccination. Once the tenant has been qualified, we present the information to the owner for approval.
  • Once the tenant has been qualified, forward applications to the owner for approval.

*PH Property Management shall not discriminate in any way or based on race, color, national origin, religion, sex, familial status, or handicap. It shall follow all regulations set forth by Federal Fair Housing & Equal Opportunity.

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Maintenance & Repairs

  • 24/7 Management of Repairs

    PH Property Management is responsible for responding to general work order requests and maintenance emergencies. We have a quality list of trusted vendors with an outstanding track record with our office. Tenants are encouraged to do basic troubleshooting, including checking breakers and looking for reset buttons. Owners can access any of our trusted vendors to answer questions and explain repairs. Owners may also use our trusted vendors for personal projects. If the owner employs a recommended or outside vendor directly to repair or improve a property, the owner shall pay the third party directly.


    1. Repairs requests are submitted through the maintenance request on our website or called in by Tenant. After Hours/Weekend, service calls will be forwarded directly to the property manager’s cell, and non-emergency repairs may be postponed to the next business day.
    2. A work order is created, including the repair's date, time, and urgency.
    3. Third-party independent vendors perform repairs.
    4. Our trusted vendors use their professional judgment to make repairs and alterations on the premises and purchase supplies and materials to be billed to the owner.
    5. PH Property Management reserves the right to spend up to $500 for emergency repairs without notifying the owner.
    6. The owner will be notified of all repairs. For any repairs exceeding $500, the owner may request multiple quotes.
    7. Repairs made will be deducted from the following month’s rent. Any repairs exceeding one month’s rent will be forwarded to the owner to pay directly.

  • Periodic Property Reviews

    Conducted a minimum of 2x per year. Our periodic property reviews include interior and exterior inspection reports with photos.

  • Walk-Through Evaluations

    A PH Property Management team member will conduct a walk-through evaluation of the unit before occupancy. A Walk-Through Evaluation Form is used to document the property’s condition before move-in, occupancy, and issuance of keys. The tenant will be provided a copy of the detailed Walk-Through Form and allowed to add any additional pre-existing issues for the first seven days of the lease period.

  • Move-Out Inspections

    A move-out inspection is conducted upon the unit's vacancy. A Move-Out Inspection Form is used to document any tenant-caused damage beyond normal wear and tear. Original Walk-Through Evaluation Form from move-in will be used to determine needed repairs. The tenant may not be present.

  • Walk-Through Evaluation/Move-Out Inspection Form

    • Outlines the condition of each room
    • Details the condition of appliances
    • Signed off on by the owner/tenant
    • Used in security deposit accounting

  • Site Visits

    • Yearly interior inspections are performed at the time of lease renewal.
    • Regular drive-bys are performed and may require an interior inspection if the exterior is in poor condition.
    • Exterior photos of violations, i.e., overgrown lawn, non-working vehicles, and large items left at curb.
    • Interior photos for verification- such as an unauthorized pet, smoking in the unit, etc.
    • Post notices such as a 3-Day Notice for non-payment of rent or upcoming inspection.
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Make Ready Facilitations

  • Standard Make-Ready

    PH Property Management coordinates all make-ready repairs and cleaning between tenants to minimize vacancy periods. Any excessive wear and tear or damage caused by the tenant will be deducted from the tenant’s security deposit.

  • Make-Ready Facilitations

    PH Property Management will, upon the vacancy of the previous tenant and before the new tenant's occupancy, coordinate the turnover repairs, which include repair of any damage, cleaning, and upgrades to a property. The owner does pay for all make-ready expenses deemed normal wear and  tear and upgrade.

  • Wear & Tear vs. Damage

    "Normal wear and tear" means deterioration that results from the intended use of a dwelling, including, for the purposes of Subchapters B and D, breakage or malfunction due to age or deteriorated condition, but the term does not include deterioration that results from negligence, carelessness, accident, or abuse of the premises, equipment, or chattels by the tenant, by a member of the tenant's household, or by a guest or invitee of the tenant.


    *Wear & Tear vs. Damage

  • Concierge Services

    Many things affect the price and amount of days on the market it will take to rent your property. We'll let you know what should be done, what may not be necessary, and what needs to be done to get your home rent ready. As our client, you’ll have access to our sister company PH Design Firm for turn-key interior design services. We will provide you with a list of suggested upgrades, coordinate access to the property for vendor bids, oversee all work from start to finish, provide video progress, and approve all vendor work before payment. As our client, you’ll have priority access to our sister company PH Design Firm for turn-key concierge services.


    Some services of note are:


    • New Appliances
    • Bathroom Remodel
    • Cosmetic Renovations
    • Decluttering
    • Deep Cleaning
    • Flooring
    • Kitchen Remodel
    • Landscaping
    • Painting
    • Smart Home Updates
    • Window Replacement
    • Staging
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Accounting

Security Deposit Itemization

Security deposit accounting shall include the following:

  • A security deposit is held in escrow.
  • Amount of rent or unpaid charges against the tenant at move-out.
  • The amount of repair charges and/or cleaning charges to be assessed.
  • An itemized list of work and invoices will be attached to the forms for any repairs, cleaning, and/or replacement of items above normal wear and tear.
  • The balance of the security deposit after deductions is refunded to the tenant.

  • Bill Payments

    PH Property Management will make any bill payments for monthly services attached to the property as long as they do not exceed the monthly rent income to the owner. Owner must provide a copy of the initial invoice for monthly service or have billed directly to PH Property Management at 420 E New Boston Rd, Nash, TX 75569. PH Property Management will NOT make mortgage or insurance payments on the owner's behalf.


    Bill payments may include but are not limited to:


    • Lawn Care
    • Pool Care
    • HOA Dues
    • Utilities during vacancy and if included with rent.

  • Owner Statements

    Reports are sent to the owner by the 10th day of the month. Typically included with rent check, accounting for any repairs and charges up to the end of the previous month. Owner proceeds can be distributed by paper check or direct deposit. Landlords who have rent directly deposited receive statements by email.


    Owner statements will include the following:


    • Cash Flow Income collected (Rents)

    • Expenses incurred for the previous month
    • Monthly services (pool, lawn, utilities)
    • Funds distributed to the owner
    • Monthly management fee

    • Invoices

    • Receivable Summary

    • Tenant name, address, rental rate, paid/due

  • Wear & Tear vs. Damage

    "Normal wear and tear" means deterioration that results from the intended use of a dwelling, including, for the purposes of Subchapters B and D, breakage or malfunction due to age or deteriorated condition, but the term does not include deterioration that results from negligence, carelessness, accident, or abuse of the premises, equipment, or chattels by the tenant, by a member of the tenant's household, or by a guest or invitee of the tenant.


    *Wear & Tear vs. Damage

  • Concierge Services

    Many things affect the price and amount of days on the market it will take to rent your property. We'll let you know what should be done, what may not be necessary, and what needs to be done to get your home rent ready. As our client, you’ll have access to our sister company PH Design Firm for turn-key interior design services. We will provide you with a list of suggested upgrades, coordinate access to the property for vendor bids, oversee all work from start to finish, provide video progress, and approve all vendor work before payment. As our client, you’ll have priority access to our sister company PH Design Firm for turn-key concierge services.


    Some services of note are:


    • New Appliances
    • Bathroom Remodel
    • Cosmetic Renovations
    • Decluttering
    • Deep Cleaning
    • Flooring
    • Kitchen Remodel
    • Landscaping
    • Painting
    • Smart Home Updates
    • Window Replacement
    • Staging
SCHEDULE A MEETING +
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