The marketing process begins with market research to see what comparable units are renting for and what the best rental rate will be to get the highest return on your investment while also attracting the best tenants. With this information, our marketing team optimizes the property's listing with attractive and informative photographs, comprehensive descriptions, and essential details about the property's amenities and features. Next, we will leverage various marketing channels, including online platforms like real estate websites, social media, and property listing portals, to reach a wide audience of potential renters. Additionally, traditional methods such as "For Rent" signs may be utilized to target local prospects. The leasing team responds promptly to inquiries and conducts property showings either in person or via our self-showing platform for interested parties. 

At DS Huber, we have standards for all of our managed properties that allow us to get the best tenants for the best rent prices!

Before going on the market: 

Each property should meet code compliance standards for safety and habitability.  Ask for a list if you need one! Commonly missed items: screens in every window, windows must open and close easily and stay open on their own, handrails on all stairs, and correct placement of smoke alarms.

Each property should be sparkling clean and in good repair. Nothing broken! Nothing dirty!

Properties should have window coverings. Window coverings already installed prevent a tenant from damaging the walls with their own installation. We prefer mini blinds because they are cost-effective and easy to replace as well as provide privacy to the tenant but curtains or pull-down blinds are also acceptable.

Paint should be in good repair. A bad paint job encourages tenants to be careless in the home, not minding scratches, damage, or markings on the walls.

All appliances and mechanical components must work correctly. 

Carpet should be clean and free of stains

Doors should open and close easily. 

Exterior of the house should be free of trash and weeds and the lawn should be mowed. Curb appeal is important! 

Porches should be clean and the finish should not be damaged. This is important for curb appeal as well as resident safety. We dont want any slivers!

We take great pride in our rigorous screening process, meticulously designed to guarantee that your property is occupied by nothing short of dependable and responsible tenants. We screen for a variety of factors including credit, criminal history, and landlord references.

Our screening is completed by our application processor using the Findigs software which allows for document verification (we make sure documents are legitimate and have not been altered), Transunion credit check, nationwide eviction screening nationwide, and criminal history.

We do ask that all applicants meet our credit requirements regardless of income (Section 8 and other subsidized tenants still need to meet requirements). We require at least 1 household member to have a minimum of 600 credit score and an income of 3x the rent.  We do not rent to tenants who have had an eviction in the last 2 years or a bankruptcy in the last 18 months. 

We require that applicants provide us with their previous landlord's contact information so we may speak with them about the applicant and get a reference (good or bad) before making a decision.

At DS Huber, we fully understand the significance of your property as a substantial investment, and as such, we place utmost emphasis on ensuring its long-term prosperity. Our dedicated team goes above and beyond to safeguard your property's condition through proactive measures. Immediate attention to maintenance requests is our top priority, with skilled professionals promptly attending to any concerns that may arise. Additionally, we contract reliable vendors as well as avail our team to conduct regular, thorough inspections to meticulously assess the property's condition, identifying potential issues early on and addressing them promptly to prevent any escalation. With our comprehensive approach to property care and maintenance, you can be certain that your investment is in the best hands, providing you with peace of mind and optimal returns in the long run.

With our accounting and bookkeeping services, you can rest easy, knowing you'll get paid on time, your books are up-to-date, and your tax forms are accurate.  We provide weekly, monthly, and yearly reporting, giving you the most up to date information about the financial status of your property as well as providing everything you will need to complete your own records and tax forms. Additional reports are available upon request at any time. 

At DS Huber, staying abreast of the ever-evolving landscape of rental property regulations is of paramount importance. We are fully committed to upholding the highest standards of compliance by keeping track of and adhering to the latest local, state, and federal legislation relevant to renting and managing rental properties. Our team of experts is well-versed in the intricacies of these regulations, ensuring that every aspect of your property's management, from tenant screening to lease agreements, is conducted with strict adherence to the law. By entrusting your property to us, you can be confident that it will be managed with the utmost professionalism and in full compliance with all legal requirements, safeguarding your interests and fostering a harmonious and legally sound landlord-tenant relationship.

We believe that the end of a tenancy should be as seamless and stress-free as possible for both property owners and residents. When the time comes for a resident to move out, our dedicated team takes charge of all move-out procedures. We initiate final inspections of the property, assessing its condition to ensure that it meets our high standards and that any necessary maintenance or repairs are promptly addressed.

When we hold security deposits, we adhere strictly to the applicable legal requirements, transparently accounting for any deductions, if applicable, and promptly processing the refund to the departing resident. Our goal is to foster trust and transparency throughout this process, ensuring that all parties are satisfied and well-informed.

Additionally and optionally, we manage the turnover maintenance to prepare the property for its next resident. This includes thorough cleaning, repairs, and necessary upgrades to maintain the property's appeal and value. We work closely with several different vendors to get you the best possible value on the work needed to complete the turn.

When a tenant moves out, we will do a walk-through to determine if there is any damage. The cost of repairing the damage can be charged against a tenant's security deposit. On the other hand wear and tear cannot be charged against the deposit. 

Below is an explanation of how to tell the difference.

Wear and tear is the general deterioration that happens to a property regardless of who is living there. The scuff marks on the wall where furniture was resting and the worn carpet in high traffic areas are going to happen. They’re expected. 

Additional examples of normal wear and tear might include:

• Small nail holes in the walls from where pictures were hung.
• Loose grout between tiles, especially in the bathrooms.
• Faded or cracked paint.
• Blinds that may have faded from sunlight.
• Scuffs or dents in walls behind doors (from door handles).
• Minor carpet staining or discoloration.
• Faded or thinned carpet
• Worn enamel in the bathroom
• Slight scrapes or marks on a hard floor.
• Finishes wearing away, staining, or rusting.

Property damage, on the other hand, is something that harms the value, usefulness, or normal functioning of your rental property and its system. This is caused by negligence, abuse, or carelessness of the tenant.

Even damage that happens accidentally can be considered the responsibility of the tenant.

Examples of property damage may include:

• Large holes in the walls or floors.
• Changes to the property, such as different paint colors that were not pre-approved.
• Tears, stains, or holes in carpet. 
• Water stains on wood floors. 
• Broken appliances, doors, or windows due to abuse.
• Missing or cracked bathroom tiles and mirrors.
• Writing on walls, floors, and surfaces.
• Yards or gardens that have been destroyed due to animals, cars parked on them, or excessive trash.
• Gouged or chipped hardwood flooring
• Missing or broken doors
• Bent shower rods

If you are more involved or just need help managing parts of your portfolio, we offer each of the following services on an individual basis:

• "Babysitting" your properties during a short-term or long-term absence
• Marketing and Resident selection with or without lease generation
• Investment property location and analysis through Trubrook, our sister company and real estate brokerage, specializing in investment property acquisitions.
• Coordination of turning a property in preparation for renting
• Maintenance Coordination for general maintenance or larger projects such as roofs and HVAC replacements

Property management services differ by property so we have a fee schedule that can accommodate what your individual property needs.

Our management fee is between 8-12% of rent collected. This depends on how many units are in the building, if we manage the utilities, trash, or lawn care, and how desirable the property is.  (The most desirable properties are easier to manage and demand a higher rent price which means we can charge a lower percentage)

Other fees

Leasing fee: 75% of the first month's rent. This fee includes marketing the property, screening applicants and choosing a new tenant, lease signing, and other move-in processes.

Turn Coordination Charge: 10% of contractors total bill (labor and materials). This includes making a list of needed repairs, getting bids, making a recommendation and confirming completion of all parts of the turn.

Lease Renewal Fee: $150 for a lease renewed as a term renewal, with or without a rent change, at owners request. 

Onboarding Service Charge: $100 per vacant property for 1 or 2 unit properties, $25
additional for each additional unit. 

$250 for occupied units

Payables Service Charge: $4.00 per cash-out transaction.

Insurance Non-compliance Service Charge: $25.00 per month of non- ompliance, charged 5 days after initial unfulfilled request

Additional services charge: $50 per hour. Coordination of inspection, representation at court hearings (excluding Landlord/Tenant hearings for DS Huber placed tenants), depositions, homeowner meetings, on-site management, property sales, meeting appraisers or inspections, preparing premises for sale or refinancing, supervising and coordinating capital improvements, rehabilitation projects, fire or major damage restoration projects, obtaining professional advice for income taxes, accounting, or legal matters; managing recurring mortgage and/or insurance payments, debt collection and counseling, website development and/or maintenance, insurance-related paperwork and estimates, or any other service NOT included in normal property management

Eviction Services: $50 per hour. Eviction
proceedings for in-place tenants service charge (sending demands for possession, filing for Summons and Complaint with Attorney, attend court dates, filing for Writ of Eviction, coordinating set-out)

Master Key System: Market price plus handling charge

Property Manual: $395.00 per manual (single-family homes)