How are late rent payments handled?

RENT IS DUE ON THE 1st. The state of Texas does not allow a late fee to be assessed until 12:01 am midnight on the 4th. These administrative fees are retained by management company. If a tenant does not pay rent on the first, we immediately begin the collections process. We use every means at our disposal text, phone, email etc to get rent in the office. Tenants have several convenient ways to pay rent. If tenant still has not paid or made payment arrangements with our office by the 5th of each month, legal proceedings can begin.

How are utilities handled during a vacancy?

Tenants are required to keep utilities in their name until the expiration date of their lease. At that time River Tree Property Management will contact local authorities and get utilities transferred into company name while make ready being conducted and home is on the market. When we receive bills we will pay for them and post them to your account. You can make an owner contribution through your owner portal to cover these bills. Once a new tenant is placed we schedule for cut off and order final billing from utility company and it is then tenant responsibility to cover those expenses.

Will I be notified on all repairs?

Per the management contract, the property management team has the ability to approve all repairs up to the reserve amount in your contract without notification. Any estimates that are above reserve, will require owner notification. After hours and Emergency repairs will be approved to mitigate damages but owners will still be notified. Also, your owner portal contains a live ledger and lists all open work orders. You have access to this portal 24/7.

Are Home Warranties required and or accepted?

They are not required and we do accept working with them with a caveat.

There are certainly times Home warranties can be a great tool to cover repair costs. However, during an occupancy of a tenant, the time it takes to repair an item can take 3 days or less but it can also take up to 14 days or more! Timely and efficient repairs are the number 2 reason (price being number 1) tenants choose not to renew a lease. Note: Should you choose to use a home warranty we will assess an additional $30 charge per claim for the extra work it takes to coordinate.

Will you work with my contractor?

We are open to working with an owners preferred vendor but that vendor must go through our program. They must be licensed and insured for the work they are doing anf will need to sign our vendor agreement. Please send all preferred vendor contact info to out office at bryan@rivertreepm.com

Are tenants required to maintain renters insurance?

Yes each tenant is entered into a resident benefit program which includes a $100,000 liability policy as well as a $10,000 personal items policy.

For further questions please email River Tree Property Management’s Real Estate Broker bryan@rivertreepm.com.