The Answers to Your Most Important Questions
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How long have you been in the property management business?
Hendricks Property Management was founded by Don Hendricks in 1978 and is now a second-generation family business.
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. With Hendricks’ Happiness Performance Pledge, if you are not happy, 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 offer a variety of ways for tenants to pay their rent. We have a convenient online tenant portal that allows payments to be made by eCheck or with a Debit/Credit card. At the tenant’s request, we can offer them the ability to pay rent at any nearby 7-Eleven, CVS and Ace Cash Express location by using PayNearMe. We also accept Checks/Money Orders via USPS mail and walk in payments.
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.
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 assigns a court date, we will appear in court on your behalf to receive judgement.
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 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 by email.
How do you handle HOA violations?
When an HOA violation is received it will be sent to the tenants along with an HOA violation letter letting them know to correct the issue immediately and any fines/fees charged by the HOA will be passed along to them. To ensure that we receive any HOA violation notices in a timely manner, we suggest that you contact your HOA and request that these notices be sent directly to Hendricks.
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 it priced to high and with years of experience specializing in the San Antonio 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 Rent sign! Here in San Antonio, the most effective marketing tool is using the Multiple Listing Service (MLS). When a home is put into MLS it becomes available to over 6500 Realtors and is distributed to numerous other websites making your home available to the world! We also leverage current trends and offer self showings, Virtual Video Tours of the home and work with several dedicated leasing agents for in person showings.
What do you do when my property is vacant?
Your Property manager will conduct two vacancy checks a month until the property is rented. A PDF report with pictures and comments will be sent to you after each vacancy check so you can rest assured the property is being looked after while vacate.
What is your monthly fee?
We charge a monthly Management Fee of 10% and offer reduced 9% Management fee for any Military Veterans.
What is your leasing fee?
Our leasing fee is 50% of the first full month’s rent.
How often do you inspect properties when they are occupied?
A mandatory walkthrough will be done with the tenants twice a year. The first walkthrough will be done approximately 3 months from when the tenants sign their lease and the second will be done 3 months before the tenant’s lease ends and will double as the renewal walkthrough. Each time a walkthrough is done a PDF report will be emailed to you showing the current condition of the property and will indicate if there are any maintenance issues that need to be addressed.
How will utilities be managed in between tenants?
Utilities will be put into Hendricks Property Managements name while the property is vacant and transferred to the tenant once the property is rented.
What is your average turnaround time for vacancies?
On average our vacancy time is around 35 days. This can vary depending on the time of year and changing market trends.
Do you manage low income properties (section 8)?
We are happy to manage homes that are on a government funded housing assistance program.
Are there any areas of town where you will not manage properties?
We manage homes all over San Antonio and surrounding areas. We believe everyone should be entitled to professional property management and we will take time to see if your property fits our current portfolio.
When will I get the rent money sent to me each monthly?
With the Hendricks’ On Time Rent Performance Pledge, we will send you the rent proceeds by the 10th of each month.
Why am I required to list Hendricks Property Management as additionally insured on my insurance policy?
When a property manager is hired they take on almost all of the responsibilities as if they were the homeowner. As such, if something were to go wrong, such as personal injury, the Property Manager is often the target, in place of the owner, of any resultant litigation. For this reason, almost all reputable property management firms have a strong indemnification and hold harmless clause as part of their management agreement. If the management company is properly listed as Additional Insured, the coverage will automatically be extended to both parties as needed. In the worst of cases, if a major litigation claim takes place, it is likely that both Property Manager and Owner would be named as co-defendants. Having the owner policy extended to both, would create a unified defense, with one insurance company defending both, streamlining the defense process and significantly reducing total legal expenses for all for which the owner (or the insurance company) is ultimately responsible.
Why work with a NARPM® property manager?
NARPM® property managers have heightened expertise and industry knowledge to assist them in doing the best possible job. They are real estate professionals who know first-hand the unique challenges of managing rental property in today’s constantly changing economic and legislative environment. And they know how to manage those challenges to everyone’s benefit. They can maximize rents and income for you; and they will manage the property efficiently, professionally and economically.
A NARPM® member stands apart from other property managers and landlords. Unlike many of them, NARPM® members:
Have access to numerous educational opportunities.
Adhere to the highest Standards of Professionalism and Code of Ethics.
Know the landlord/tenant laws for your city, state and federal governments.
Know rent values and vacancy factors.
Have rental applications and consistent screening policies to meet legal obligations.
Perform thorough move-in and move-out property evaluations.
Are personally familiar with reputable painters, electricians, roofers, carpenters, landscapers, HVAC, appliance repairmen, and other maintenance professionals.
Can effectively negotiate with tenants, handle difficult issues and enforce the terms of the rental agreement.
Have the ability to recover NSF checks, evict tenants and collect bad debts.
Your rental property is a very valuable asset. Entrust it to someone that can help you maximize your investment and minimize your headaches!