Absolutely! We are a full service property management company with an experienced property manager. With that in mind, our service is actually geared towards the mostly hands off property owner in mind. While our properties are occupied, we only allow approved vendors on the premises.
For example, a lot of our clients are in the military, and they just don't have the time or flexibility to take care of a rental property in San Antonio. So we take care of it by:
Maintenance and Repair Calls
Serving up HOA Notices / Violations to Tenants
Drive by Inspections
Paying out Repair Bills / Vendors
Owners Portal available 24/7
Tenants Portal for Rent Payment and Maintenance Issues
Even Video Tours
If you're searching for San Antonio Property Management, or even 'Property Management San Antonio', give us a call, and we'll be happy to help! For a complete list and to compare property management plans, check out our Pricing page.
Can I do my own advertising?
The short answer is no. Primarily, we have to make sure that Fair Housing Laws are followed and that we know what is out there when potential tenants are calling us.
Can I see the Tenant’s Application and Background Checks?
Unfortunately, we are not allowed to share that data. Tenant’s personal information is guarded by privacy laws, and we have to respect that, so it is required to be kept confidential and only viewed by our staff.
Can the tenant break their lease?
There are normally only a few scenarios by which a tenant can terminate his or her lease without penalty.
A Military Clause permits military personnel to terminate the lease when they present proof of a transfer outside the San Antonio metropolitan area. They are required to provide thirty days written notice prior to vacating the house. If orders are not available, a letter signed by their Commanding Officer will suffice.
Occasionally, a tenant’s civilian employer requires them to transfer to another city. In this case, the resident may terminate their lease by following the EARLY TERMINATION procedures in their lease agreement. The tenant will bear all expenses normally experienced with re-renting the home, and pays the rent until the property is re-rented, tenants may be released from their obligations upon successful completion of the early termination and paying all associated fees involved.
The 2nd scenario of breaking the lease without penalty is if a tenant is the victim of Domestic Abuse. This clause is directed by the Texas Property Code. We want our tenants to be safe and will help them where we can, so in the event this happens, we will comply with the property code and inform the owner as soon as practicable.
Do you do Month to Month Only Leases?
We try not to unless the Owner Specifically Requests us to do that to help achieve a short term goal, and this rare for us.
Do you get the cheapest vendors possible to perform repairs?
The short answer is No. We do however, have a network of trusted professionals that we use that fix your property correctly.
If we were constantly finding the ‘cheapest’ vendors, then the repairs often would have to be redone, there’s often issues with them showing up reliably, etc… and that just creates an unhappy tenant and costs more in the long run anyways.
Happy tenants stay longer, creating less turnover expense, and in turn, increase your profitability.
Do you help Buy & Sell homes too?
Yes, unless you or your property was referred to us by another real estate agent. If you were referred to us by an outside agent, we want to honor that relationship, so we will refer you back to them.
Do you rent furnished units?
No. We do not manage furnished units.
And we prohibit owners from leaving any personal property on the premises while it is occupied by our tenants.
Does my property qualify for your services?
We are not always able to assist in every situation. Each of our homes are evaluated on an individual basis and must meet certain standards in-order for us to represent them.
Generally speaking, properties must be current on the mortgage, in good repair and very clean. We only get one chance to make a first impression. It must also have a potential rental value of not less than about $900 per month.
If you’re property needs some rehab / TLC to bring it up to par, we’re happy to help you get there! Just ask!
We do not currently offer student rentals, weekly rentals, furnished rentals or section 8 properties. Our inventory is primarily Single Family Homes and with some Duplexes.
How informed will I be about about what’s going on with my property?
If a repair request or tenant action comes in, you will be informed about it simply through our automated email system using our management software. When we send out a work order to a vendor, owner’s are copied on those emails. That way, there are no surprises. If the repair bill is under our cap, you’ll see the charge added on your statement. If it’s over, we’ll call and discuss the options.
If it’s an emergency and/or habitability issue, we will use our discretion in expediting the issue and keep you informed as soon as we can.
How long are your leases for?
Typically, we like to use 12 month leases, with a few exceptions…. We need our units to be available during the peak rental cycle of April – June so we don’t get stuck with a vacant unit in the off season…, so we adjust our terms accordingly.
For example, if we rent a unit out in November, we’ll want a short term lease with the tenant vacating in the April – May – June time frame. Shorter term leases will usually come at a little higher rent to cover the shorter term turnover costs.
If the tenant needs a longer lease, we can do the number of months required to get us back into the peak season + 12 months. So using the same November move in, that might see us take a lease of 17 months instead of the usual 12. (7 months gets us to May + 12 months)
How often are inspections performed?
We do one Property Condition Report at Move in, complete with photos. At Move Out, we do a follow up walk through to look for any damage compared to the initial report.
If you would like to have a mid term, or renewal inspection prior to signing a renewal, we’re happy to provide that. See the pricing page for details: http://bluefaxpm.com/pricing/
Need a drive by inspection to check on the exterior condition, we do that too! Details are here
I am relocating out of the country, can you manage my property?
Absolutely. The Broker is a Former Marine, and more than familiar with “PCS’ing”…. We currently have several clients in Japan, Germany and throughout SWA.
We already conduct most of business electronically anyway, so as long as you have some level of internet access, geography really doesn’t slow us down.
I have a friend that is pretty handy, can they take care of my property? They’ll work for free…
Unfortunately, no. We only allow approved vendors onto our occupied properties. This is for the safety of our residents.
If your friend is a licensed & insured contractor in that particular field, we’ll be happy to talk to them about getting on our approved list though!
I’m pretty handy, can I do repairs on my own property?
Unfortunately, no. We only allow approved vendors on the premises while it is occupied, and this includes owners.
If during the vacancy period, you want to take care of a few items, it is your property. However, they have to be done in a ‘professional and workman like manner’, or we may end up having to call in a technician anyway to make it right.
We pride ourselves on satisfied tenants, and good maintenance practices goes a long way towards this.
If I want to sell my property, are we locked in to your services?
No. In fact, if you came to us through a referring agent, we send you back to them for any future sales or purchases.
Why would we do that?? Our property management is based on referrals from other agents! If we ‘steal’ their clients, they’d never send us another referral…. Plus, it’s just the right thing to do. And that’s part of our philosophy.
If you did not come to us from another agent though, we’d love the opportunity to help you buy/sell though. Just ask, no pressure.
If the lease is not renewed, what does ‘Showing’ the home entail?
About 45 days out from the end of your lease, we’ll want to start showing your home to prospective tenants.
A secure lockbox will be placed on your property that can only be accessed by licensed agents. The showings will be scheduled through a 3rd party call center ( Centralized Showing Service ), and you’ll receive notification of the appointment by phone call or text.
The prospective tenants will be accompanied by a Licensed Agent for the showing, and the showings are typically scheduled for 1 hour windows.
As soon as we have the home rented out, we’ll cancel all other appointment requests to minimize the disruption to your routine.
For showings, we do ask that you cooperate just as if this were your own home, and to make the home tidied up and presentable for the appointments, and kennel any pets as required for their safety and ours. Also, you’ll want to vacate the premises while the home is being shown if possible.
Any cancelled / declined appointments will result in a trip charge to your account. If you are sick, and at home, let us know in advance, and we’ll be happy to work with you.
Is smoking prohibited?
Yes. Per the lease agreement, smoking is prohibited on the property, to include the garage area.
My property already has tenants, can you take over management?
Absolutely. If the tenants are already in place, we’ll waive the Initial Leasing Fee and only charge an Admin Fee to get the property / tenants into our system and on track.
If your property is vacant, then there isn’t a ‘Start Up Fee’, it’s included in the initial leasing fee. Check out our Pricing Page for more information!
Once the property and tenants are entered in the system, they’ll have full access to the Tenant Portal / Online Rent Payment / Online Maintenance Requests.
What happens if you find ‘Damages’ at move out?
We document the condition of the home prior to move in. We have reports that average 80 photos of each unit (more or less, depending on size & rooms), and usually a video as well.
We then compare the before and after condition reports.
If there is actual damage, we make the repairs, and charge the tenant’s security deposit as appropriate and in line with the Texas Property Code 2013. If the security deposit doesn’t cover the whole charge, we seek payment from them before turning it over for collections.
What is your pet policy?
Due to the amount of people that not only have pets, but consider them a part of their family, we recommend allowing pets in your property. We maintain a list of pets that are not allowed, and they are the typical aggressive breeds that most insurance companies have an issue with.
We do charge a Non Refundable Pet Fee, and this amount is applied to the owner’s account as income. This is often used as a source to fund the owner’s repair reserve account!
There are many reasons an owner may not want pets on their property, and this is fine. Just let us know upfront, and we will mark the property as a No Pets Property, and screen appropriately for this.
Just because we have charged a pet fee, does not excuse the tenant from damages caused by their pet…. they are still fully responsible for returning the property to us in the condition they received it (minus normal wear & tear).
What type of insurance do I need on my property?
You will need to have Landlord policy naming Bluefax Realty, LLC as an additional insured or have a provision that covers the property manager. Bluefax Realty, LLC should be covered for a minimum of $100,000 liability coverage.
What type of properties do you manage?
We specialize in Single Family Homes in Good Repair.
What type of properties do you NOT manage?
We don’t manage commercial properties or properties that have chronic repair issues, or conditions that may adversely affect the health/safety of the tenants. An example would be a home with a rotten deck, but the owner simply “cannot afford” to fix it right now.
We understand life happens, but a poorly maintained home reflects bad on us as a company, increase exposure to a law suit and certainly will not attract the quality tenants we are seeking.
When can I expect my rental proceeds?
We collect rent on the 1st, and it’s late on the 3rd.
We strive to pay our owners by the 10th of the month by ACH Payment. You should receive an email notifying you of your deposit. This deposit will be the rental amount minus the management fee and any repair bills paid out on your behalf.
You can always see what was paid out by checking your Owner’s Portal.
When my lease expires, will you let me continue Month to Month?
Unfortunately, we often can’t accommodate this request. Month to Month situations can get the unit into an off cycle lease period, causing the unit to go unrented for longer than if we vacated during the peak season. When your lease is coming up to the end, about 45 days out, we’ll need to know if you plan on renewing it or not so we can schedule your Annual Walk Through / Renewal Inspection.
If you’re not planning on renewing, we’ll need to know so we can the unit on the market for showings and re-rented.
When will I receive my Year End Statement?
Statements are available 24/7 via your Owners Portal. You may run and download these reports at any time.
The ‘Rental Owners Statement with Details’ is the most user friendly.
Your IRS Form 1099 will be processed and mailed to you towards the end of January each year.
When will you visit my property to determine the rent value?
The business side of the property management business is similar to any other ‘service business’, such as an insurance agency.
Both provide services based on expectations and statistics. Both are operated from the office, serve their clients and protect assets. With that in mind, we are professional enough to know what it taked to manage a property without having to walk each one first to get an idea for what may be required.
We do walk each and every property, but that is done as part of our listing process, which is after we have established out working agreement. We find our rental comps in the same MLS as most brokers in the area, so there should be no real surprise as long as your property is up to par. We share our make ready criteria and expectations in documents such as FAQs and ‘What To Expect’
Just like when calling in to get your insurance quote for your car or home, the relationship terms are established over the phone or by email and the use if the internet. Then, once the relationship is established, the condition of the property is verified. This is pretty much how our process works.
Our business model is setup to run from the office, not the car. We manage properties, and that means getting the right people to do perform the tasks correctly. If you’d like to stop in and get to know the broker, just give us a call, we’d love a chance to answer your questions!
Who holds on to the Tenant’s Security Deposit?
In Texas, the Security Deposit is always considered to be the Tenant’s Money, and as such, must be held in a separate trust account in the Broker’s Name.
The security deposit is never released to the property owner unless the tenant has moved out, and any damages have been properly accounted for.
In the event that the owner terminates the services of Bluefax Realty, LLC, a notice will be given to the tenant accounting of their security deposit, and detailing who is now responsible for it. Sometimes this is a new management company, sometimes it’s the property owner who may be taking over management.
Who takes care of the yard when the house is vacant?
We contract with a lawn care provider and will have your yard cut as the need arises, typically every two weeks. Also, we do like to have the yard touched up just prior to a tenant moving in. It’s our goal to give them the property in the condition we want it returned.
Why am I still paying for utilities after the tenant moved in?
Utility bills are not sent until the end of a cycle. Which means that we may not get a bill for a period the house was vacant until after the tenant has already moved in. Tenants are instructed to put utility service in their name effective move in day.
Why are non-rent charges paid first?
According to our Residential Lease Agreement all non-rent charges are paid off first when we receive a payment from a tenant. We do this for legal reasons. We can only represent you in court (for eviction) for non-payment of rent. We cannot represent you for non-payment of repairs, utilities, etc.
Why do I need to add Bluefax Relty, LLC as an additional insured to my insurance policy
Let’s say a tenant trips at your property, breaks their leg, and sues. They are probably going to sue you and Bluefax Realty, LLC. Your insurance should step in and defend you. Since we are acting as your agent, we need that same protection. Our management agreement, like all management agreements, has an indemnification clause that says you agree to indemnify Bluefax Realty, LLC, unless we are found to be negligent. This means, if your insurance does not cover us, we have to hire an attorney on our own. Then our attorney will be fighting your attorney and the tenant. If we are found not guilty, our attorney will come after you for the attorney fees. Had we been added as additionally insured, your insurance company would defend us both equally. Most major insurance companies do this and for no additional charge. If your insurance company will not add Bluefax Realty, LLC, you should consider switching to an insurance carrier who does.
Why should I hire Bluefax Realty to manage my rental?
While the reasons our clients choose a professional property manager vary, here are some of the key reasons we’ve been hired to manage San Antonio Rentals over self-management:
-Personal Service. We’re a ‘small firm’. When you call, we KNOW who you are, and know the details of your account.
-We handle maintenance and emergency repairs, allowing you to sleep at night and save money.
-We enforce collection of rents and serve the proper notices upon failure to pay.
-We understand and apply the correct federal, state, and local laws, keeping you and your investment out of trouble.
-We know the local market, have an extensive network of contacts, and have advertising resources available to us. This allows us to effectively market your vacant home to prospective tenants to get it filled.
Will you pay my bills for me?
We are happy to pay typical repair & vendor bills that come up through the month.
Recurring bills, such as your mortgage, insurance, etc., should always be paid by the owner.
Will you show my home on the market before the current tenant moves out?
We have found that having your property Rent Ready for showings makes a big difference in getting it rented. It’s best to show your home after it has been cleaned and ready for a new tenant.