Why Choose Dwell Well Realty Services?
Dwell Well Realty has focused on single-family and multi-family residential property management and investment property consulting for a number years, giving us an edge when it comes to experience within the industry. We believe property owners and investors should feel they have a partner when it comes to maintaining their asset, while also being an educational resource along the way. For a property owner or investor who is considering to hire a property management company, we cannot overemphasize how important it is to hire a company with experience. We have seen tremendous growth in the property management industry over the last several years and it seems there are new management companies starting all the time. When you choose a doctor, lawyer, financial planner or CPA, it is wise to hire one with experience, but also with a niche focus. We believe the same level of care and consideration should be taken when hiring a property manager as well. It is because of this mindset that we strive to provide our clients and residents with exceptional customer service.

If you would like to own rental property and build long-term wealth, but have little interest in the headaches associated with being a landlord. Then Dwell Well Realty Services is your best option. We specialize in offering our clients a turn-key, hands off and hassle-free solution for those owners who prefer to only be involved with the most important matters relating to the management and leasing of their properties. We also know that there are some property owners who don’t mind handling the day-to-day management or surprises that can come up, but don’t have the time to effectively market their property, which is why we have tailored another “lease only” and “owner maintenance” structure for clients that prefer to be the point of contact with their resident. We are happy to discuss more of the details and cost parameters for any of these agreements.

Do you offer a discount for clients with multiple properties or multi-family/multi-unit properties?
Yes, we do!! However, this is subject to a case by case assessment of the particular properties or portfolio. Please contact us and we can discuss this with you in more detail.

How are maintenance and repairs handled?
We cannot overemphasize how important proper maintenance execution and controlling costs are to your success as an owner/investor. Unfortunately, it is not uncommon to hear stories of unsatisfied owners simply because other management companies maintenance costs were too expensive or costs were inflated and the management company was profiting as well. We believe that you hired us as your property manager and we are paid the monthly management fee to do so. The problem we see with profiting in this manner is that other management companies will either have their own in-house maintenance division or they will sub-contract maintenance and repairs and then add a surcharge to the contractor’s invoice. The owner is then billed for the up-charged amount. At Dwell Well Realty Services we do not have an in-house maintenance company and we do not add a surcharge to contractor’s invoices. Therefore, at Dwell Well Realty Services you are only charged for the contractors invoiced amount, plus your invoices are conveniently attached in your customized Owner Portal and Owner Statements. Complete transparency! In addition to that, Dwell Well Realty Services has a dedicated 24/7/365 Maintenance Contact Center where residents can call directly and speak live with a Dwell Well Realty representative to get the work order process started. We have developed a great workflow to make sure maintenance is handled efficiently.

Will you use my Home Warranty Company, such as American Home Shield?
Yes. We do require that you give us all pertinent information concerning your home warranty, contact information, policy numbers and a that you be readily available to pay to service call fee immediately (if required). Be aware, that by working through a Home Warranty Company it takes the repair and maintenance coordination out of our direct control. As a property management company, we aim to provide excellent response times for our residents, all too often that is not case with home warranty companies. We have heard horror stories of residents waiting in the middle of the summer with 100+ degree weather and no air conditioning for days because the vendor dispatched by the home warranty was so back-logged. Residents then have to stay in a hotel and you, the property owner, are left with that expense, an upset resident and more headache than necessary. We feel that home warranties frequently are not compatible with the level of service we demand of our contractors, and they just don’t make the cut to be one of our preferred vendors.

Why are repairs and maintenance so important?
Nothing affects the owner/investors long-term success and the reputation of a property management company more than the manner in which repairs are handled. Residents judge us by almost no other measure. When maintenance and repairs are not handled appropriately, there is a negative domino effect put into motion which will cause more work for the management company and higher incurred expenses to the owner/investor. It, therefore, makes little sense to entrust contractors we do not know, whom we have no relationship with or control over, with the reputation of our company and the relationship with our resident. Instead, when repairs are needed, we will send our trusted contractors with whom established relationships and excellent communication exists and will provide the quality service we require in a professional and timely manner.

Remember, all money flows from your residents. Happy residents pay their rent and stay enthused to care for your property. If you as the owner are not prepared to properly maintain your property based on our recommendations, how can you expect a resident to properly care for your property? The Owner/Property Manager must set the expectation for the resident to follow.

How long does it take to lease my property?
While each property is different, many factors come into play when marketing a property for lease. Quick turnovers are important as vacancies are expensive. But, we are also committed to filling our units with quality residents. This is why we generally begin the marketing process during the last 30-days of the current resident’s lease. By pre-leasing the unit we’ll typically have new residents approved and lined up to move in soon after the existing resident’s lease expires. Market conditions and timing also play a crucial role in how quickly a property will lease. We encourage you to competitively list your property to get someone moved in quickly. That said, if you are trying to get too much out of your property by listing it too high, it will likely sit on the market longer. We suggest listing it at a reasonable price to attract as many prospective residents as possible.

How do you screen residents for my rental home?
Resident screening is critical. All adult occupants are required to complete our application process. We check credit, national criminal background, national sex offender registry, national eviction search, income verification and rental/ownership history. With our thorough screening process and stringent requirements, we greatly reduce our clients’ risk for possible non-payment or other default by the residents.

How often will my Dwell Well Realty property be inspected?
We administer move-in and move-out property condition reviews with photographed documentation. We conduct a walkthrough of the property once during the existing lease term if deemed necessary and in advance of the resident’s lease expiration for assessment and review. Our contractors are also trained to report back to management any concerns regarding the property or residents when they are on-site. And, unlike many of our competitors, all of the aforementioned reviews or assessments are apart of our management services included in the monthly management fee. You would only be charged an inspection fee if you requested additional inspections during the lease terms beyond those mentioned.

What if I want to sell my property?
While your property is being managed within our rental portfolio, you can expect that we will always move to sign a new lease with residents, unless you have expressed a desire to sell the property. At that time we will discuss a plan of action to get you and the property in the best position for the sale. Typically our clients will have Dwell Well Realty, our sales division, list the property for sale on MLS.

Do you charge a monthly management fee if my property is vacant?
No. Our management fee is only charged during any month when a resident has occupied the property. However, if the vacancy is a result of the owners directive then a minimal fee is charged as vacant properties are often times more work than occupied properties.

Do you charge an extra fee if you need to evict a tenant?
No. Dwell Well Realty Services does not charge any additional fees for the eviction process. We consider the coordination of these events to be included in the monthly management fee. However, any court costs, additional owner requested trips to the property, process server fees, or attorney fees are treated like any other expense to the property.

How do I receive our rent payments?
Funds are directly deposited right into the bank account you provide to us.

Do you allow pets?
Generally, we encourage our clients to allow us to market our properties to residents with pets. Of course, all pets are subject to our application criteria which restricts aggressive breed dogs, etc. By not accepting pets you limit the number of potential great residents which could rent the property and could cause longer vacancy periods. Ultimately, if you do not want to allow pets, we will honor that request (unless the resident’s pet is a service animal, then by law a landlord cannot deny the pet).

What type of properties do you manage?
Single-family homes, condos, duplexes, townhouses, and apartments.

How soon can you start managing my property?
As soon as you are ready to move forward and our new client document package is received, we’ll get started!