Owner/Landlord Info
Purchase an investment property
relax & build long term residual income
hire a reliable management company
Reliable Residential can help you with Buying, Selling, Leasing and Managing Rental properties all in one place!
hire a reliable management company
relax & build long term residual income
hire a reliable management company
Our team goes above and beyond to provide exceptional customer service for all parties. Our motto is to remain
Affordable, Dependable and Reliable to both Owners and Tenants alike!
relax & build long term residual income
relax & build long term residual income
relax & build long term residual income
Real Estate Investment is a great opportunity to plan for retirement/future income. The sky is the limit and we are here to help.
property management policies
From start to finish of each and every transaction we will manage your property with the utmost reliability, integrity and efficiency. Every step in the rental process incredibly important.
tenant screening
We've all heard horror stories of how Renters left a home in total disarray upon move out. Cleaning and repairs can be costly so our goal is to avoid discourteous tenants if at all possible, which is why thorough screening is an absolute must.
Reliable Residential will perform Background checks on each Applicant over the age of 18 to ensure that prospective tenants meet the following minimum requirements:
- Do not have a criminal background
- Verifiable Employment records/income
- Positive rental references
- Acceptable credit history
Owners can coordinate with Property Manager to determine your preferred
minimum requirements for each respective property.
property management fees
- Our Standard Management fee is 10% of the monthly rent amount. Special package prices may be customized for client's with multiple properties.
- We charge a Leasing Fee equal to one month's rent to execute a 12+ month lease. This fee includes all marketing, signage and commissions paid to real estate agents.
- For Lease Renewals we charge 15% of one month's rent to execute. This fee includes Reliable Residential performing a Market Analysis for Comparable rentals to determine if current rental rate should remain the same and also handle negotiations if necessary. We will also re-assess the tenant's overall history, draft the lease and have all parties sign for execution of Lease Renewal.
- We do not charge owner's any additional administrative fees for other services provided.
owner reserve accounts
Homeowner/Landlord is required to have at least $500 (per property) in a Reserve Account with funds readily available/accessible for Reliable Residential to pay for necessary/emergency repairs under $250.
repair & Maintenance
When Tenants report that a repair is needed Reliable Residential will schedule the repair to be made by a qualified contractor of our choice. We have vetted and built lasting relationships with the vendors we use to service our properties. We have chosen qualified, insured and reputable companies that are willing to work for an affordable price while offering great service.
If the repair cost is less than $250 then we will initiate the repair without contacting the Owner/Landlord and use the money from the
Reserve Account for that respective property's repair.
However if the repair cost is more than $250 then we will obtain 3 different bids from reputable companies to find the most competitive price for the necessary repairs to be performed by a qualified candidate. All bids will presented to the Owner/Landlord for final approval.
Rest assured that all repairs are visible in the portal regardless of the amount.
Owner FAQ's
How long have you been in the property management business?
Reliable Residential Property Management, LLC was established in 2022 by Brooke Anop who has several years of experience in Commercial Property Management as well as being a full time, licensed real estate agent. Brooke has taken extensive classes in Property Management to obtain certifications as a TRLS (Texas Residential Leasing Specialist) and TRPM (Texas Residential Property Manager).
In addition, Continuing Education (CE) classes keep us up to date on the current laws/regulations in Texas.
To add some perspective: There are approximately 150,000 Licensed Real Estate
Agents in Texas and only 101 Agents hold the TRPM certification.
What type of properties do you manage?
We specialize in single family homes, town homes, duplexes and small multi-unit complexes.
If I am not happy with your services, what can I do?
We want to earn your business every single day however if you are ever unhappy with your services we will let you out of your contract with a simple 30-day written notice.
How do you collect the rent each month from the tenants?
We have a convenient online tenant portal through Rentec Direct that allows payments to be made by eCheck or with a Debit/Credit card. (Fees may apply)
When is rent due and when do you charge late fees?
Rent is due on the 1st. If the rent payment is not received by Midnight on the 3rd of the month, a late fee will be charged per the lease terms.
What is your eviction process?
If the rent still has not been received by the 4th of the month, we will send out a balance due notice to the tenants. We will then send out a pay or vacate notice on the 6th – 7th day of the month, which is the first step in the eviction process. The pay or vacate notice will let the tenants know that they have 3 days to pay rent in full. If payment is still not received by the 4th business day from when the notice was sent, we will draw up the necessary paperwork and file for eviction. Once the City/County assigns a court date, we will appear in court on your behalf to receive judgement. Fees will be charged in accordance to the lease terms.
How do you handle maintenance calls?
Work orders can be easily generated through the tenant’s online portal. A work order request can also be sent through text, email or phone call to their property manager. Once your property manager has assigned the work order to a vendor both the tenant and owner will be notified.
How do you handle HOA violations?
When an HOA violation is received it will be sent to the tenants letting them know to correct the issue immediately and per our contracts, any fines/fees charged by the HOA will be the responsibility of the tenants. To ensure that we receive any HOA violation notices in a timely manner, we have a form for Landlord's to fill out for us to submit to your HOA to request that these notices be sent directly to Reliable Residential Property Management, LLC in addition to the Landlord (if desired).
How will you market my property to get it rented?
There are a variety of factors that we consider when getting a property ready for the rental market. Before putting the home on the market, we will make sure that all necessary repairs are done, and the property is looking its best to attract the most qualified renters. Next, we determine what the homes rental price should be by doing a comprehensive market analysis. Even the best homes will not rent if priced too high and with years of experience specializing in the Houston rental market you can know with confidence that we will get it right. Now that the home is move in ready and priced right, it's time to put out the For Lease sign! Here in Houston, the most effective marketing tool is using the Multiple Listing Service (MLS). When a home is put into MLS it becomes available to over 6,500 Realtors and is distributed to numerous other platforms making your home available to the world!
What do you do when my property is vacant?
Your Property manager will conduct monthly vacancy checks until the property is rented. A report will be sent to you after each vacancy check so you can rest assured the property is being looked after while vacant.
How often do you inspect properties when they are occupied?
We try to do a walkthrough every 90 days during the life of the lease to ensure that tenant's are taking care of the property. If necessary we will send a report indicating any maintenance issues or concerns that need to be addressed.
How will utilities be managed in between tenants?
Utilities will be put in the Landlord's name until the property is leased at which time it will be transferred to the Tenant's once they take possession. We are working on partnering with a Utility Concierge Service to handle utilities during vacancies but we have not implemented that program just yet.
What is your average turnaround time for vacancies?
On average our vacancy time is around 30 days. This can vary depending on the time of year and changing market trends.
When will I get the rent money sent to me monthly?
We strive to send you the rent proceeds by the 10th of each month.
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PLEASE CONTACT US WITH ANY ADDITIONAL QUESTIONS
contact us
Call or Text 832-992-6204
Email: Info@ReliableResidential.net
OFFICE HOURS
Monday - Friday: 9:00 AM - 5:00 PM
Saturday: By appointment only
Sunday: Closed
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