Vacation Rental Management 

Long Term Rental Management


About us ~ Liv Luxe Coastal

We’re a small boutique management, we take pride in maintaining all our properties like they are our own.
When you partner with Liv Luxe Coastal, your property will continue to increase in value in our care as we are dedicated to every client's investment.
Owners need to be able to sign off and know that their prized investment is truly in good hands. Peace of mind is key.


Our Partnership, What You Get....

Teamwork

Liv Luxe Coastal Property Management belief is that we are all more successful if we strive toward a common goal rather than our individual interests, I'm confident that every Liv Luxe Coastal professional shares the common goal of serving all clients, in the best way possible.

Reliability

Founded on the principles of trust and honesty, Liv Luxe Coastal Property Management the importance of having the integrity to do the right thing, always putting clients' needs first.

We firmly believe that a real estate management company should do more than collect rent and pay bills. When you hire Liv Luxe Coastal Property Management, you should be confident that we are dedicated to keeping your investment in good repair and at minimal cost. We know how to get the best rent and the best residents for your investment.

Owner Communications

Owners can expect to receive regular, clear and concise information about their investment property when needed. Property owners want a property management company that they can reach out to when needed and one person can answer all of their questions. We provide this to you in the following ways:

  • We Answer Our Phones - Like you, we too get frustrated when immediately getting a voicemail system when we call a business. We do things differently; our staff makes it a priority to answer our phones. Also, our Customer Service Standards dictate that we respond to your phone call or email within 24 business hours.
  • No Vacancy Surprises - When a notice to vacate from a tenant is received, we let you know. This lets you know about a potential interruption in revenue. Likewise, we email you as soon as the property leases with the conditions of the lease.
  • Property Status Reports - While your property is on the market, you will receive a weekly email update from us reporting on the showing activity your property has received. We want you to know what's going on with your investment, no surprises.
  • Single Point of Communication - Our style of property management is called "portfolio" management. What does this mean for our owners? You make "one" call to your property manager for any questions about your property, they control all aspects of the property. You don't have to call a different department (accounting, leasing, maintenance,) to get your questions answered.
  • Maintenance Cost Control - Should a maintenance expense (other than a health and safety event) of more than $250.00 occur, your property manager will contact you to discuss the expense. We understand and respect that this is your money. 

Property Condition Surveys and Properly Maintained Property Quarterly Checks

Your property is a valuable investment that appreciates in value when it is properly managed and properly maintained. To assist in maintaining the condition of your investment, a quarterly maintenance check list is provided to you performed by your property manager. These help you know and maintain the condition of your property proactively.

Property Survey at Takeover - When we onboard a new property, the property manager walks that property and prepares a survey for you that establishes a baseline going forward. This initial survey is provided "at no cost".

Property Survey before Lease Renewal - The survey provides a look at the property prior to offering the tenant a lease renewal. At your direction, identified repairs or improvements can then be scheduled. Ideally, such repairs or improvements should be made while the property is occupied, and rent is coming in.

Proactive Response to Repairs - The survey will also provide you with the information necessary to approach and properly plan for identifiable maintenance items (such as roofing, exterior painting, and air conditioning and heating systems) on a proactive basis instead of a reactive basis. This information can also be a useful tool for tax planning purposes.


Tenant Selection, Tenant Evictions, and our Guarantee

Leasing your investment to the wrong tenants can cost you tens of thousands of dollars in repairs and lost rent. A property management company should be experienced in investigating the background of its applicants. Our owners have said that they want: top quality tenants that pay on time and take care of the property. For each applicant, we will:

- Verify each rental applicant's lease history
- Run a credit report on each applicant
- Check each application's criminal record and check for prior evictions
- Verify each applicant's employment and income
- If a pet is allowed, a current letter from their vet is required stating the weight, breed, and age


In-House Maintenance Personnel and Vendors

Having an experienced, well-qualified maintenance team yields many benefits for our owners:

-Our maintenance team goal is to respond to maintenance requests within 24 to 48 business hours. Quick service is critical to tenant satisfaction.
-The maintenance team completes a short survey after each property visit. This alerts the property manager to any potential problems.


Quick Tenant Services = High Tenant Retention Rates = Better ROI

A primary goal is to provide tenants with superior service. If tenants receive quality service, chances are higher they will stay longer, and this helps keep your costs down.  Less turnover means a better ROI for our owners. This is accomplished in various ways:

-We respond to a tenant's maintenance request, within 24 - 48 business hours.
-Tenants can pay their rent and submit a maintenance request through our website 24 hours a day.
-Tenants receive a quality control email survey after each repair to assure their satisfaction with the work.
-Our quarterly property survey lets the tenant know the property owner cares about the condition of their home.

Detailed Monthly Statements

Your monthly property statement report includes a comprehensive packet of information. Your report will include but is not limited to:

-Invoices - Invoices for repairs are included in your statement and reviewed by the property manager before payment. There are no markups or hidden fees. Some companies do not provide invoices
-Itemization - Statements provide a breakdown for each property and show every transaction. We also provide you with a month and year-to-date profit and loss statement and year-end 1099s.
-Fund Transfers - Net rental income is sent to you by electronic transfer directly into your bank account. No checks to deposit. 

Our promise to our owners is:

  • That we treat you thoughtfully and with respect
  • That we deliver professional property management services to you and your investment
  • That we will remain committed to high professional standards and ethics
  • That we will remain committed to keeping your investment in good repair with minimal costs
  • That we will foster good resident relations with an emphasis on resident retention 
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