For 20 years attorney Monica Gilroy pushed us to keep the rental agreement short (like eight pages) because long documents are hard to defend in court. Some managers think they should have a 10-page lease (type size 8 to fit it all in) plus attach the application and exhibits, addendums, and incorporate the tenant handbook, the move in inspection and company policies into the original document making defending it quite impossible.
There are, however, some critical topics we need to address in detail to set expectations and protect yourself from tenant-driven lawsuits. These stand alone (Housekeeping) documents should be included with all leases to explain HOW you’re going to manage specific situations. Occasionally the home has special characteristics like a hot tub, an HOA community, roommates, or a co-signer and you’ll want a special document (Ancillary Documents) to address these unique situations as needed.
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The documents and training videos on this site are the result of a 20 year collaboration between national trainer Robert Locke RMP, MPM and trial attorney Monica Gilory as Crown Management navigated it’s way through the legal challenges of managing thousands of rentals in Atlanta. Monica’s expertise in real estate litigation (especially landlord/tenant and fair housing disputes) uniquely equips her to write all the lease documents you’ll need to operate safely and profitably in property management.
This lease is the result of experiences we have had with 9,000+ tenants over the last 35 years managing for over 3,000 owners including private landlords, equity groups and government agencies. This is the rental agreement we used for the past 10 years (with yearly tweaks and revisions by Monica) and were moving in 40 to 50 tenants a month. Once you get your customized management agreement in place, this is the next place to focus.
We have spent tens of thousands of dollars with our law firm on this document over the years and continue to tweak, polish, refine and adapt it to protect managers from litigation and make them money.
The biggest advantage of this lease is you discover all the revenue streams we’ve developed and added over the years. You not only get a killer lease, designed for professional managers, but you pick up 20+ ideas on ways to generate more income while managing your tenants. (This document will pay for itself within two to four months of implementation.)
You can get a lease anywhere but not one from a manager with 35 years of professional landlord experience and a landlord/tenant litigator with years of experience solving managers disputes with wiley tenants and owners. You can learn this yourself over the next 20 to 30 years or have it today by downloading this document.
What you get:
You’re not alone in this effort. Our mission is to help you customize this document (or help you tweak yours) to work in your model and in full compliance with your state laws. We’ll collaborate with you to make sure it’s exactly what you need to be scalable and profitable in your market. We’ll read your state landlord/tenant laws and make sure you’re in full compliance.
Lease Module #1 The Customized Rental Agreement $1,495.00.
Think of this as what you might earn leasing two properties. Clients tell us they make up this cost in the first month or two of use because of the revenue streams they discover in the training.
Literally this will MAKE YOU MONEY … NOT COST YOU MONEY.
Download this Document [800.85 KB]
This is much more than just the document. This is 35 years of experience wrapped up in documents (plus training videos) including all the proper disclosures to turn on the revenue streams and turn property management into a Cash Cow, CYA protections and things you didn’t even know you needed (and won’t even think about) until it’s too late.
We have spent tens of thousands of dollars with our lawyer over the last three decades perfecting and revising these documents. They have prevented countless lawsuits and disputes with owners and have made us tons of money (literally millions). You will too if you acquire these documents and put them to work in your business. Or, learn from your own experiences over the next 25 years, make your own mistakes and create your own war stories and documents. The choice is yours.
Our document was originally drafted in 1990 by a large prominent real estate litigation firm in Atlanta, Georgia and attorney Monica Gilroy (a landlord/tenant litigator) has been tweaking, editing, updating, revising, and perfecting it for us ever since. Revisions have been driven by the ever changing license law, landlord tenant law, federal and state law and our experiences with over 9,000 tenants. It is undoubtedly the best CYA management agreement you could ever use and full of revenue-generating strategies.
Download this Document [222.52 KB]
Ancillary documents are only needed when it’s appropriate. Again, there is no reason to address roommates, hot tubs, pets, HOA details, mandated renters insurance, requirements for changing furnace filters or rules for the pool in the basic lease because every property doesn’t have them. However, when you need it, you need it now and special stipulations just don’t give you enough space to articulate all the details. Also, special stipulations are typically made up on-the-spot leaving plenty of room for errors. Having a document ready to execute gives you time (and attorney review) to say it exactly how you want to without the pressure of typing up a special stipulation on the spur of the moment. Again, these documents are NOT signed by the manager but set the tenants expectations and provide more body armor for the manager.
The Property Management Lifecycle by Crown Investor Institute LLC