This page lists all the documents you will ever need dealing with new owners. There is a link to find it for sale, and then under that is a download button for members. Contact us if you need full access membership. 

    I. Property Management Agreement Packages

    A. Customized PMA Documents (Package # 1)

      1. Management Agreement (The Primary Document)
      2. Instructions to Adapt the Management Agreement
      3. PMA with REVISED Instructor Notes
      4. Summary of Duties of the Owner and Agent to each other
      5. Broad Standing Disclosure
      6. Asset Manager vs Property Manager (List & Training)

    B. Housekeeping Documents (Package # 2)

       1. Mold & Mildew Disclosure
       2. Establishing & Maintaining Your Escrow Account
       3. Personal Property Disclosure
       4. Owner’s Mortgage Disclosure
       6. Lead Paint and Flood Disclosure
       7. Authorization to Add Agent as Additional Insured
       8. Personal Property Feature Disclaimer

    C. Ancillary Documents (Package # 3)

       1. HOA Disclosure
If you do not own this document, you can buy it here.

       2. Limiting Smoking in the Lease
If you do not own this document, you can buy it here.

       3. Assessing Habitability Checklist (& Training)
If you do not own this document, you can buy it here.

       4. Power of Attorney (& Sample)
If you do not own this document, you can buy it here.

       5. Investor Addendum Reduced Fees
If you do not own this document, you can buy it here.

       6. Hot Tub Exhibit and Hot Tub Policy
If you do not own this document, you can buy it here.

       7. Adding a Property to an Existing PMA
If you do not own this document, you can buy it here.

       7. New Property Sign Up Tracking Form
If you do not own this document, you can buy it here.

       8. Pricing and Guarantees
If you do not own this document, you can buy it here.

       9. Owner Declaration and Data Schedule
If you do not own this document, you can buy it here.

       10. Scheduled Maintenance Choices
If you do not own this document, you can buy it here.

       11. Home Warranty Disclosure and Agreement
If you do not own this document, you can buy it here.

    D. Entity Documents (Package # 4)

       1. Certification of Trust Example
If you do not own this document, you can buy it here.

       2. Certification of Trust
If you do not own this document, you can buy it here.

       3. Corporation Affidavit and Certification of Authority
If you do not own this document, you can buy it here.

       4. Corporation Affidavit and Certification of Authority Example
If you do not own this document, you can buy it here.

       5. Instructions on Completing and LLC Authority and Example
If you do not own this document, you can buy it here.

       6. Limited Partnership Affidavit and Certification of Authority
If you do not own this document, you can buy it here.

       7. LLC Affidavit and Certification of Authority
If you do not own this document, you can buy it here.

    II. Scope of Service Documents

    A. Scope of Service Documents

       1. Things You Can’t Turn Over to Your Property Manager

This is a simple document listing the things that are NOT included in your service package and won’t do as part of your monthly fee. Give this to the owner during the owner signup process (and maybe have them sign it) so they understand upfront that there are several things they must stay engaged with and continue to manage themselves. As we struggled with the owners unrealistic expectations this was the first solution we came up with. It worked well for several years until we got more sophisticated and developed better tools to push-back on this challenge of what are they paying you for and what will cost extra.

$23.00Add to cart

(Subscribers get an additional 20% off)

       2. Managing 3rd Party Relationships

This document package includes language for your PMA, a training and support document for your staff and a document for your owners to explain why you can’t take over their previously created third-party relationships. Owners often think (because they just don’t know any better) that you’ll take over third-party relationships they’ve developed before they came to your door including mortgage payments, paying HOA dues, manage utilities, HOA violations, home warranties, property line disputes, insurance claims, code enforcer,  property tax disputes and more. If you don’t make it clear up front, you’ll get bullied into managing relationships THEY forged and relationships you weren't a party to and stepping in and managing them will suck up a lot of your time and energy. This language and support document will solve that challenge for you and make your life much easier.

$55.00Add to cart

(Subscribers get an additional 20% off)

       3. Asset Manager vs. Property Manager

This document package includes training and owner documents that articulates the difference between the duties of an asset manager and those of a property manager and helps define what you manage (and don’t manage) as part of your quoted fee structure. Many of your owners think that you’ll manage everything connected to the property for your $80 a month fee. When you push back and say “that’s not part of my job” you’ll hear “I thought that was included in your $80/month fee.” They just naturally think you’ll do it all for them and complain that you didn’t tell them that before you took on their property. This one document saved us tons of time and made us a lot more money and lowered tension with our owners.

$55.00Add to cart

(Subscribers get an additional 20% off)

       4. The Property Manager’s Job Description

We have job descriptions for everyone in our office, but not one for ourselves, as it relates to what we do for the owner. This is a 9 page visual way of describing to owners exactly what they retain control of, what the manager takes over, and what you’ll work on together. We developed it in the mid 90’s and gave it to all owners, once a year, to remind them what we do for the monthly fee we charge and what they retain control of. As always, it’s not locked down. You get to tweak it to match your model and create your job description as you want it to be. This document evolves over time as your model changes. It reduces the tension between you and the owner and answers questions before they are asked.

$97.00Add to cart

(Subscribers get an additional 20% off)

       5. Scope of Service

This is the Mother Load version describing the long list of things your company does for the fees you charge. This is broken down into five components.
1. Leasing Fees/Services
2. Managing the Tenant Fees/Services
3. Managing the Property Fees/Services
4. Owner Services
5. Public Office Facilities
6. Memberships and Affiliations
When they review this document their response will be “wow, you do all that for the monthly management fee?” This is a very long list of all the things you do for the Procurement, Renewal and Management Fees. This 7 page document includes over 100 tasks we do for our fees. It evolved over 20 years as our way of answering the owner’s question “what am I paying you for anyway?” It’s detailed and won’t be exactly as you do it so you’ll have to tweak it to fit your model.

$137.00Add to cart

(Subscribers get an additional 20% off)

    B. Scope of Service Package with All Documents

       1. Scope of Service Package

This is the longer version describing the limits of duties, tasks and responsibilities as their manager. This document evolved over 20 years as our way of answering the owner’s question “what am I paying you for anyway?” It lays out what we do for the procurement fee, renewal fee and monthly management fee. It’s detailed and won’t be exactly as you do it so you’ll have to tweak it to fit your model.

Click to see what the receipt looks like

$327.00Add to cart

(Subscribers get an additional 20% off)

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