Dallas Property Management Experts

Yes, property management is an activity that the state of Texas requires licensing. We do have an in-house brokerage division as well which requires licensure.

We are licensed with the Texas Real Estate Commission, and are members of the National Association of Realtors, Texas Association of Realtors, MetroTex Association of Realtors, the National Association of Residential Property Managers (NARPM), as well as the NARPM, Dallas Chapter.

This is the MOST important part of our jobs. We do a full background check on all tenants including credit, criminal, rental, and employment. Our in-depth screening process includes e-verifying their bank accounts, running a full background check, OFAC report. If they are well qualified, we charge one month's deposit, which is held in our trust account until they vacate. If they are credit challenged, we could possibly charge a double deposit depending on what is on their credit.

While it is up to you as the owner to decide if you would like to allow pets, please note that 70-80% of renters have a pet. If there is a no pet policy in place, the pool of tenants goes down considerably.

Should you choose to allow pets, they must pass our strict pet screening process at coxpremier.petscreening.com. If approved, the typical pet deposit is $500.00 per pet and $35.00 a month in additional pet rent. The maximum allowed number of pets is 2 per our office policy. No vicious breeds and no puppies. Service Animals and ESA Animals are not considered a pet under the Federal HUD Guidelines.

Due to FCRA we are not allowed to provide the applicant’s credit reports to you, but we are happy to discuss their file with you and the pertinent details. We do not recommend any involvement in the qualifying or screening of tenants. We are professionals and have decades of experience in the screening of the tenants and ensure compliance with all Fair Housing Laws, State, Local or Federal Laws.

Should requests be made to disregard any state, local or federal laws, we reserve the right to terminate the contract with written notice in the opinion of the Broker’s legal counsel.

Our office will execute the lease on your behalf as your agent. We will then upload an executed copy into your owner’s portal and you are notified via email that the executed copy has been uploaded into your portal for you to access 24/7.

Typical lease terms will vary depending on the time of year we are placing a tenant in the property. Our goal is to limit leases expirations in the Fall and Winter months as those are the months when the market slows down. Our peak leasing season is April-July.

If we have a tenant moving in December, we will request a lease through Spring/early Summer of the following year. Leases 12 months or less will be discussed with you prior to offering to the tenant. If you need a lease term to expire in an off season month, please let our office know so we can make sure to market your property accordingly.

Rental funds are sent out via electronic deposit directly to your bank account. Disbursements are sent on the 10th and the 20th. If those dates fall on a weekend or holiday, funds will go out the following business day and take from 1-3 days to deposit into your account. Reports are sent at the end of the month.

There are specific legal requirements that the State of Texas requires of property owners and property management companies. We are required to rekey all properties within 7 days from the date the tenant takes possession. Ensure smoke detectors and CO detectors are in the proper place, peepholes are installed and keyless deadbolts are in place.

We use a licensed locksmith to perform this and they coordinate directly with the tenant. You will see this charge on your first month’s statement. Depending on how many doors and the hardware needed, the range will run from $120.00 to $500.00 for the initial set up. Smart home features and custom hardware costs vary.

Security deposits are held in a separate escrow account by the management company.

Although very rare, evictions happen, even to the best tenants. We are able to represent you in court for a standard non contested eviction. The time frame from start to finish is around 30-40 days for a full eviction.

We make every attempt to get possession of the property before going to court to preserve your property and find terms that are mutually agreeable between the parties before court.

Prior to possession we complete a formal walk through of the property, inspect, notate serial numbers on all appliances and if there are any repairs needing to be performed, we will send a bid to you for approval. We have all homes professionally cleaned right before possession and ensure yards beds are freshly mulched and clean.

After the tenant moves in, they are required to perform a photo walk through to notate any damage that they may find and the overall condition.

We have a 24 hour hotline to our residents to reach a live human in the event of an emergency. If the repair is minor, our first step is to triage the repair and see if the tenant can safely perform the repair themselves.

If we cannot assist over the phone, we dispatch maintenance. If the repair is within budget, we proceed and you’ll see it on your statement. Anything above budget will be cleared with you unless it is an emergency to protect the property.

While the home is vacant, you are welcome to use any contractor of your choosing, however, we do not oversee unvetted vendors or guarantee their work. We have preferred pricing and use vendors who guarantee their work and provide proper insurance and licensing.

If you are just closing on the home and you do not have utilities set up, we will transfer utilities into our name once you close and maintain yards as needed while the property is vacant. Once the tenant moves in, the tenant will be responsible for utilities and yard care and you will see the payments on your owner’s statement.

We are strict on yard care. After two violations, we place tenants on our landscaping program at their expense.

If property is listed with a Real Estate Agent for sale other than the management company, we will assist as requested/needed. We require a reserve amount to cover expenses during vacancy; the management fee will be based off the last month’s management fee and billed during vacancy.

We highly advise that if you are not able to maintain or repair an item, that you consider selling the property. Home maintenance is necessary and expenses do happen. A rule of thumb is to put away 5-10% of your income into a reserve account for repairs. Older homes we recommend 15-20%.

We have very strict trust accounting laws we are required to abide by, and deposits are not considered income. We are not legally allowed to move the funds from the trust account until the tenant has vacated.

Home warranty companies are often slow and can add unexpected costs. We recommend using our vetted vendors to ensure faster response times and quality work.

We manage single family, condos and townhomes. Owners must commit to making sure the home is clean and well maintained to attract the best tenants.

YES! We have a team who can help get your home repaired, cleaned and made ready to attract the best possible tenant.

In January, you will receive a consolidated income and expense report along with your 1099-MISC.

Most communication happens through your owner portal so everything stays organized. We are always available by phone as well.

We will need a management contract, HOA documents, onboarding form, contact info for the association, and tenant details (if occupied). Once we have everything and the home is ready, we can go live within 24-48 hours.

Items such as monthly inspections, court hearings, HOA coordination, jury trials, depositions, tax assessment appeals, insurance claim paperwork, and other exceptional events are not covered under the monthly fee and may be billed separately.

Agent assumes no responsibility or management of personal property left by the owner at premises.