themanagementworks

Happy Holidays from The Management Works!

Wed, 17 Dec 2025 20:46:27 GMT

Celebrating the season with gratitude and good wishes

The Management Works is proud to celebrate the holiday season with our dedicated team of employees. This time of year, we gratefully reflect on the hard work, collaboration, and commitment that drive our continued success. We wish our employees, residents, partners, and community a joyful holiday season and happy new year!

Welcome to your deposit-free home!

Fri, 31 Jan 2025 19:51:03 GMT

The Management Works has partnered with Obligo to offer residents three easy ways to move without paying a traditional cash deposit

The Management Works is proud to oﬀer deposit-free living to qualified renters through Obligo!

We understand that moving costs can add up, so we want to extend financial flexibility to our residents.

When you move in with us, you can skip paying a security deposit and keep the cash for activities you care about.

Learn more about the benefits of deposit-free living.

The Management Works celebrates the holiday season

Mon, 23 Dec 2024 16:58:33 GMT

TMW employees celebrated the most wonderful time of the year with a hip hop-themed evening of fun

Members of The Management Works team recently got together for a night of dinner and dancing to celebrate the holidays.

TMW’s Hip Hop Holiday Party took place at the Robinson Ranch in Tustin, where guests enjoyed a delicious meal from The Smoking Ribs.

The highlight of the evening was President David T. “Chip” Robinson, Jr. handing out a variety of awards to members of his team.

“As much as we wanted to celebrate the holidays, we also wanted to celebrate our phenomenal team,” said Robinson. “It’s a special group of people who work so hard throughout the year. We value each and every one of them and all they do for our residents.”

Congratulations to the following individuals:

Martin: Moving Mountains Award
Luis: App-Tastic Award
Jose M: Maintenance Tech of the Year
Veronica & Juan: Queen & King
Brittney: Manager of the Year
Francisco: Silent Hero Award
Alberto: Dedication Award
Janae: Rockstar Rookie Award
Crystal: Long Service Award
Rowena: Most Inspirational Manager
Amber: 10-year Anniversary Rolex Watch Recipient
Juan: Winner of a Weekend in Vegas Trip

The night concluded with a fun raffle with tons of gifts from The Management Works’ preferred vendors that we appreciate so much.

The Management Works wishes you and yours a holiday filled with warmth and good cheer!

In-house maintenance team benefits residents and owners

Thu, 22 Aug 2024 14:43:07 GMT

TMW’s skilled maintenance workers are trained to swiftly and efficiently resolve a wide variety of issues from electrical to plumbing, keeping both residents and property owners happy

For nearly five decades, The Management Works has managed multi-family homes throughout Southern California and helped residents find a rental property that fits their needs and lifestyle.

Getting those residents in the door of their new homes, however, is only part of what The Management Works strives to do. Its commitment to having a highly qualified, professional maintenance team dedicated to providing residents with a quality living environment is what helps it stand out from other property management firms.

“Our maintenance team plays a key role in keeping our properties safe, functional, and attractive, which benefits both the property owner and the residents,” said David T. (Chip) Robinson Jr., President of The Management Works.

The TMW maintenance team is regularly provided with high-level training programs to stay current on the latest trends and industry safety standards, as was the case recently at Bay Breeze Villas in Costa Mesa.

On that day, the team cleaned out all the property drain lines, including the drains to every kitchen, bathroom and tub. It also cleaned the mainline to the property, which will help minimize overall plumbing expenses.

“Labor costs for renovations, turnovers and upkeep can add up in a hurry,” Robinson noted. “Whether it is plumbing, electrical, stucco, or any big-ticket items, our maintenance team is skilled and ready to take on a project, and do so as quickly as possible.”

Robinson added, “We know how inconvenient and stressful it is to have these issues, whether it’s a leaky pipe or electrical outlet that’s not working. Our commitment is to providing prompt and effective maintenance, which should lead to an even more comfortable and pleasant living environment for our residents.”

The Management Works team revs its engines at K1 Speed

Thu, 08 Aug 2024 15:29:45 GMT

TMW employees visit K1 Speed in Irvine for team building

Sometimes, you feel the need—the need for speed.

Such was the case for The Management Works employees, who recently took a break from their normal routine to visit K1 Speed in Irvine for an afternoon of team building.

“From our property managers to our maintenance technicians to our corporate staff, we are extremely fortunate to have an outstanding team,” said Jennifer Wild, Chief Operating Officer for The Management Works. “We wanted to reward everyone with a fun afternoon away from our usual day-to-day activities, and we all had a blast.”

Following lunch, the racing ensued. While some drivers brought a little experience to the K1 track and others were first-time racers, all were competitive.

“Being able to leave the office behind for a few hours and gather for team building was such a great time,” said Veronica Rouster, Regional Manager. “There were lots of laughs and everyone gave it their all. The competition was intense, but fun!”

Congratulations to Aaron Ledezma, Alberto Rodriquez and Amber Kurtz, who claimed 1 ^st place in their respective categories.

Other standout moments on the track included:

Remy Mackel and Aaron Ledezma competing for the fastest time
Amber Kurtz and Brittney Chavez fiercely battling for first
Jennifer Wild "gracefully" making Veronica Rouster’s racecar fishtail into the wall—yet Veronica still finished ahead of her!

Thanks to K1 Speed for a wonderful afternoon!

The Management Works teams with Ghetto Rescue for the holiday season

Mon, 18 Dec 2023 19:09:42 GMT

Ghetto Rescue believes that "all animals, regardless of their zip code, deserve to thrive."

For over five decades, The Management Works has given back to its community during the holiday season. This year, the tradition continued with a new recipient, the Ghetto Rescue FFoundation.

Based in Anaheim Hills, Ghetto Rescue is a 501c3 nonprofit founded by local police that aims to get homeless, abandoned, and abused dogs off the streets and into a loving, safe home.

“We take a lot of pride in being a good neighbor and helping those who need it,” stated David T. (Chip) Robinson Jr., President of The Management Works. “We heard about the work that Ghetto Rescue does, and that recently, they’ve had an excess number of dogs looking for homes. Pets give their owners and families so much love and happiness, and we wanted to help.”

The Management Works–as well as many of its employees–made a financial donation to Ghetto Rescue and provided the organization with a variety of items including treats, toys, food and beds.

The effort was enhanced by Claudia Magana (Simba, Nala and baby Olaf on Instagram: @simbanala_thepugs ) connecting with several local retailers, including Earthbath and Mina + Pup, who donated items, as well as social influencers, Harold the Pug (Instagram: @haroldpug_life ) and Milo Carl aka “MC” (Instagram: @milocarlthepug ).

“Dogs are truly man’s–and woman’s–best friend,” said Jennifer Wild, Chief Operating Officer for The Management Works. “They offer unconditional love and hopefully we helped get a few more of them into a happy home. We are so grateful that many of our employees, as well as the local retailers and influencers, joined us in lending a hand to a wonderful organization.”

Learn more about Ghetto Rescue by visiting them at GhettoRescue.org and following them on Instagram and Facebook .

HOW THE MANAGEMENT WORKS IS STAYING VIGILANT AGAINST COVID-19

sarah@mgtworks.com (Sarah B) — Mon, 15 Feb 2021 04:12:02 GMT

The Management Works has implemented various safety procedures throughout the pandemic to ensure resident and employee safety.

As COVID cases continue to impact Southern California, The Management Works is staying vigilant and taking all possible precautions through the coming winter months. There are many different measures that The Management Works has implemented since the start of the pandemic to keep residents and team members as safe as possible. All CDC guidelines are followed when interacting with current residents, prospective residents, and vendors.

One tool which was previously in place for the convenience of residents turned out to be extremely helpful once the virus hit the United States. The Managements Works utilizes an online portal where residents and owners can easily access online statements, update renter’s insurance, and pay rent. Important maintenance work is also able to be effortlessly requested on the website.

All leasing offices are closed to the public to minimize in-person contact, so we have increased our online and phone communication to stay responsive and helpful to residents. To protect our staff and eliminate unnecessary exposure for residents, we have confined our maintenance work to emergency requests only. When our staff does need to enter a unit, a PPE (personal protective equipment) is worn for the entire duration of the project. All maintenance work is completed with the utmost care and precaution. Before entering a unit to begin work, managers will check with residents to ensure they are feeling well and have not been in contact with anyone who tested positive for COVID-19. Work orders can always be rescheduled if necessary. Maintenance work areas are sanitized, and new sanitizing equipment is provided regularly to employees. Face coverings are worn by our staff for the entire workday, both inside and outside, to protect residents and team members. Prospective residents still need to be able to view potential apartments before deciding, so we have many 3D virtual tours available in an attempt to limit the need for in-person viewings. If someone still requests an in-person tour, we provide a lock box code which is changed daily. All units are also disinfected between viewings.

Some spaces still need to be shared, so we have installed sanitizing stations in all high traffic areas. These places include commonly used areas like laundry rooms and offices. Cleaning and disinfection procedures have also been increased in all high traffic areas. Finally, in order to adhere to the current mandates, all fitness centers are operating at 25% capacity, and the community pools are only open during business hours in order to restrict the number of residents in the pool at one time.

It has been challenging to balance the need for community and sharing spaces while also keeping everyone safe. Obviously, the safety and health of our residents is our highest priority. The Management Works will continue to evolve and make appropriate decisions as the virus situation and health department recommendations change. These times are difficult for everyone, and the measures that The Management Works efficiently and successfully implemented have made the transition as easy as possible for both team members and residents. We appreciate our residents’ willingness to work with us and stay flexible during these evolving phases. We are very much looking forward to spending more time with the community in our shared spaces when it is safe to do so.

PRIORITIZING RESIDENT FEEDBACK

sarah@mgtworks.com (Sarah B) — Sat, 14 Nov 2020 23:20:50 GMT

How we use surveys to listen to our residents

At the Management Works, our biggest priority is ensuring that our residents are happy with their homes. We seek to improve wherever we can and foster an environment of open communication with everyone living in a property we manage. One way we facilitate this is by surveying our residents after they move in, after they move out, and following maintenance visits.

Using our online platform, residents can easily give a star rating out of 5 and answer a few questions. This provides a straightforward way to track how our residents feel after each important interaction, while simultaneously allowing us to see where we might improve. By providing an almost effortless way for residents to give feedback, we find they are more likely to respond and offer constructive comments. Property managers read through these surveys and track progress over time. We often reach out to individual residents following the surveys if they were not satisfied with any part of the moving or maintenance work process to ensure we fully understand their concerns.

Example of one resident response to a survey. It is always lovely to hear positive feedback from our residents!

For example, as of November 2020, we see that following moving in, residents answered the question “How likely are you to recommend us to somebody else?” with a 4.63/5 star rating. 97% of surveyed residents said the staff they interacted with were friendly and respectful. Upon moving out, residents gave an average rating of 4.27/5 regarding their satisfaction with the maintenance team, and our maintenance team scored 4.02/5. Following a maintenance work request, residents answered “How satisfied are you with the overall experience?” with an average rating of 4.5/5, with 88.75% of residents agreeing that the work was completed in a timely manner.

It is it imperative to us that our residents feel they can be honest with their property managers, and that managers are responsive and helpful. We have a wonderful team of managers and maintenance technicians who will continue to survey residents to capitalize on any opportunity for improvement.

Example: Data analysis of move-in survey responses.

Data graphics from Appfolio.

THE MANAGEMENT WORKS PARTNERS WITH UNITED WAY IN A PLEDGE TO END HOMELESSNESS IN ORANGE COUNTY

Sat, 04 Jan 2020 22:43:56 GMT

The Management Works is Dedicated to Providing Affordable Housing

The Management Works is proud to announce a new partnership with United Way in their effort to battle homelessness in Orange County. United Way is a registered non-profit charity, and part of its mission is to reduce homelessness by working with property management companies and other community partners. By collaborating with top business leaders, governmental organizations, and other non-profits, United Way aims to reduce the number of those living on the streets of Orange County. They are uniting with the Orange County Commission to End Homelessness and Continuum of Care Board to achieve the goals laid out by the United to End Homelessness initiative.

The Management Works is excited about participating in this program partnership which will help make affordable housing more accessible for members of the community while providing other valuable resources. This section 8 housing designation allows for those who are receiving housing vouchers to secure single and family housing in one of The Management Works’ lovely property locations in Southern California. United Way Orange County is also extending a similar program to veterans and homeless youth who are at least 18 years old. By partnering with Orange County United Way, The Management Works is gaining an intentional partner for aligning their company philanthropy with their business goals.

The Section 8 Housing Program, also known as the Housing Choice Voucher Program, is a federally funded assistance program that the United States government enacted with the intent to assist low-income families in finding homes to rent. In order to reach this goal, the low income housing program incentivizes apartment owners to offer reduced rents to the tenants in need. Prospective tenants can use United Way’s resources to furnish their new apartments, if necessary, helping to overcome one barrier for those needing to make a move with limited funds. United Way partners with other organizations to provide new residents with budgeting, tenant education, and other services to support the transition from homelessness. The HUD (US Dept. of Housing and Urban Development) Section 8 program performs background checks on potential tenants, and United Way additionally vets incoming renters in order to ensure they are a good fit for the program and apartment unit.

The Management Works is incredibly excited about this partnership and contributing to working solutions to aid in the goal of ending homelessness in Orange County. They are thankful to be a part of United Way’s advocacy to raise hope and reduce homelessness in Orange County through assisting families in finding stable, permanent housing. To those looking to make a positive change and move into one of the Management Works’ apartments, welcome home.

To learn more about United Way Orange County and program specifics please visit: unitedtoendhomelessness.org.

THE MANAGEMENT WORKS PARTICIPATES IN SHARE OUR SELVES ANNUAL ADOPT A FAMILY EVENT

Fri, 20 Dec 2019 05:47:55 GMT

The Management Works continued their annual tradition of volunteering with the Adopt A Family program this holiday season. Every year The Management Works team gets together and partners with the Share Our Selves (SOS) community event and gathers gifts for a family in need in Orange County.

This season The Management Works worked together to purchase toys, presents, and gift cards, and were able to fill three large boxes with items to make the holidays a little bit more special for a wonderful family of five.

The Management Works feels blessed to be able to be a part of such a great event, and all the employees look forward to being able to make a difference in a family’s celebration each holiday season. This year marked the 50th anniversary of the Adopt A Family event, and it was spectacular to see all of the boxes of gifts and support being gathered for families all around the area. What a wonderful way to give back to the community about which The Management Works cares so much.

This year, the Adopt A Family Program was able to pair donors like The Management Works with more than 1,400 families recommended by Costa Mesa and Santa Ana organizations and schools. Please feel free to visit www.shareourselves.org to learn more about the Share Our Selves organization and the Adopt A Family event.

MAGNOLIA PLAZA RENOVATIONS ARE UNDERWAY

Wed, 02 Oct 2019 20:29:07 GMT

Here at The Management Works we believe listening to our residents to discover opportunities to make meaningful investments in the quality of our properties is always a top priority. We asked residents at Magnolia Plaza, our newest property, how we could improve their living experience.

One of the most frequent requests was for the laundry rooms to be upgraded, have more reliable machines, and extended hours of operation. In response, we recently completed renovation of the first laundry room on the property. All the machines were replaced with new ones, the cabinets and countertops were refinished, and that laundry room is now accessible 24 hours a day. Our maintenance team consistently does amazing work, and this job was no exception. The before and after photos really highlight these improvements.

ADDITIONAL IMPROVEMENTS

Residents at Magnolia Plaza also inquired about a box to pay rent, better lighting and the possibility of barbequing on the property. The owners and management listened and have already added a rent drop box and new lighting fixtures, and a barbeque and picnic table will be installed this month. The Management Works is working on obtaining estimates for a couple other improvements, so stay tuned for additional updates demonstrating The Management Works’ responsiveness to residents.

IMPROVING THE WAY OUR RESIDENTS LIVE

A newly renovated laundry room was the first of several improvements to come for Magnolia Plaza residents, now that The Management Works is managing this property. We hope this clearly demonstrates how we not only listen to our residents, but also do our absolute best to act on requests to improve the way our residents live.

FIVE BENEFITS OF USING A PROFESSIONAL MANAGEMENT COMPANY

Mon, 17 Sep 2018 07:00:00 GMT

If you are self-managing your investment properties, you are missing out on the many benefits of using a property management company. Professional management teams are highly trained to limit liability, reduce vacancy, and lower costs all without incurring deferred maintenance. The following benefits are how The Management Works can help you.

1. Increase Listing Visibility

Increasing visibility via powerful online tools means less time your unit remains vacant. The Management Works uses software that uploads your listing to dozens of websites to reach a greater number of applicants, which increases the chance of finding an excellent renter. This technology allows us to track inquiries and maximize efficiencies of your advertising budget. Gone are the days of manually uploading listings to sites like Craigslist. The process is now streamlined and automated.

2. Decrease Maintenance Costs

Our software allows residents to submit maintenance requests remotely from anywhere, 24-hours a day. This means no more late-night phone calls about backed-up toilets. It automatically logs maintenance requests and assigns the unit number, allowing you to track and prioritize your maintenance team efficiently. You may access all maintenance records including the dates they were completed. Finally, tracking costs per unit has never been easier because bills and invoices can be posted quickly. This is an important feature if you ever want to understand a certain maintenance job or cost.

3. Online Payments

Today 60% of people use a mobile device to search for apartments. A similar number of people use their devices for online bill pay. By using The Management Works software, we can encourage online payments. Tenants can conveniently pay via e-check and set up autopayments directly from their checking or credit card accounts. Rent payments are collected faster and with more reliability thanks to the built-in security measures. Your residents will love the ease and consistency of this system.

4. Economies of Scale

The Management Works uses project managers to save you money on capital expense projects. Their job is to get you the best vendor for the best price. They accomplish this through vendor management. Since The Management Works orders thousands of dollars’ worth of materials each month, we get large discounts from suppliers. In addition, each vendor is thoroughly vetted, and contracts are rebid each year to take advantage of competitive pricing.

5. Fast Property Reports

Ever wonder how your property is performing? Unless you have accounting experience, it is difficult for owner-managers to prepare their own financial statements. The Management Works provides current financial reports via an owner portal. These are accessible anytime, anywhere and give you a complete picture of, your income and expenses. We strive to be completely transparent. With these reports, you can see how your property is performing.

By using The Management Works team, you will benefit from increased access to technology both for advertising and reporting purposes. You also benefit from the economies of scale and vendor connections of a professional project manager. If you have not considered hiring a property management company to handle your investments, contact The Management Works today to find out how we can help you maximize your investment’s potential.

ORANGE BUNGALOWS APARTMENTS CASE STUDY

Tue, 26 Jun 2018 07:00:00 GMT

-Exterior paint and stucco repair

-New garage doors for each unit

-New landscaping, monument-style mailbox structure, irrigation, exterior lighting, and new fencing for each unit

-Interior drywall

-Full interior renovations including granite/quartz countertops, paint, stainless-steel appliances, wood-like flooring, and light/plumbing fixtures

Despite the scope of these repairs, our project management team came in under budget following the year-long remodel. They were instrumental in acquiring excellent vendors and negotiating fair prices for all of the needed projects. In addition, much of the interior remodeling was completed in-house by our professional maintenance team, saving the owners additional labor costs.

The Right Management

As a result of prior mismanagement, rents were approximately 52% under market upon purchase. Following the remodel and leasing efforts, The Management Works doubled net operating income – adding $400,000 in valuation for its owners. The property is now fully leased and cash flow positive. Our professional managers keep a close eye on the area’s market rates for when lease renewals become eligible. We are proud to say that our residents opt to continue renewing with us. They feel the location, amenities, and value of these units are exceptional.

If you are in the market to purchase commercial real estate but don’t know where to start, let The Management Works guide you through the process. Hopefully this case study shows that we are able to acquire, remodel, and manage any size project for you. For more information visit our “Contact Us” page to either email or call our corporate staff. They will help you identify the next steps to acquire a new property or improve the ones you already own. Contact us today and see how we are improving the way our residents and owners live!

THREE WAYS TO ENGAGE RESIDENTS THIS SUMMER

Tue, 05 Jun 2018 07:00:00 GMT

Community Facebook Page

In today’s technology age, many people turn to sites like Facebook to stay in touch. A free community Facebook page is a great way to share information with your residents. It also serves as a communication tool for residents to ask questions, post concerns, and generally keep you informed of your property. Share pictures of on-going projects, advertise your resident functions, and post your vacancies. The back-and-forth from engaged community members could lead to discovering deferred maintenance or potential criminal activity, which you can proactively solve with the help of you community manager. Finally, make sure to name your Facebook page after your community and that it is registered as a “Page” not a “Profile” .

Maintenance Technicians

Your boots-on-the-ground maintenance technicians interface with your residents every day. Keep an up-to-date picture of the quality of service you are providing with the help of paper surveys. If your management software has a survey feature even better! You can activate this feature to send a survey every time a work order is completed. Be sure to reward your team for excellent service with gift cards or bonuses. Also, follow up with residents who submit a survey or comment card with a thank you note or email. You should also take this time to promptly address any unsatisfactory comments you may receive. Happy maintenance technicians are professional and courteous. They will go above and beyond to help a resident feel safe and comfortable in their apartment. They are your rental business’s front line, so do not overlook them when considering ways to keep your residents engaged.

People want to live in vibrant communities where they feel connected and engaged. The result will be loyal, long-term residents who care about your property. These examples are a few ways you can engage residents and grow a community they are proud to call home. Contact us today and see how we can help you improve the way your residents live.

FIVE SPRING CLEANING TIPS FOR APARTMENT LIVING

Fri, 30 Mar 2018 07:00:00 GMT

The weather is warming, days are getting longer, and the dust bunnies are rearing their furry heads. If you are like me, the last deep cleaning you did was months ago. In the new light of spring you notice the smudges and stains you said you would get to when sunnier days returned. Well, now they are here and it is time to freshen up your winter den. Below are five spring cleaning tips for apartment living.

1. Make a kit

Gather the necessities including all-purpose cleaner, sponges, window cleaner, rags, wipes, carpet stain remover, and a duster. Place all of these items in an easy-to-carry plastic caddy that you can take from room to room. Like a contractor with their tool belt, you will always have the necessary tool for the job within arm’s reach. This will cut down on the time it takes to look for a sponge and makes cleaning much easier and more efficient.

2. Begin by decluttering

Dusting around several small items is a pain, so before you begin, make “keep”, “toss”, and “give away” piles. Put anything you wish to keep and will organize later in the “keep” pile. Likewise, anything you wish to get rid of can either end up in the “toss” pile for trash or the “give away” pile for donating to second-hand stores like Goodwill or Salvation Army. Once you have well-defined piles get rid of as much stuff before starting the general cleaning.

3. Work from top to bottom

An easy way to organize your cleaning is by prioritizing higher places first and moving downwards to the floor. For example, take an extendable duster and clear out the cobwebs in the corners of the ceiling. Next, dust shelves, wipe down counters, and vacuum furniture. Lastly, clear spots on the carpets, vacuum, and mop. By moving from top to bottom you are sure to capture any dust and dirt that may have fallen and settled onto your floors.

4. Break it down by room

It is easy to get overwhelmed by the thought of cleaning your entire apartment. Instead, think of it as a series of rooms. Start with smaller rooms like closets, bedrooms and hallways, and work your way up to larger, harder to clean rooms. This takes advantage of the snowball effect, where small actions cascade into additional motivation to complete your project. If you feel like only doing a little each day, that is fine too.

5. Finish with lesser used areas

Once all the rooms have received a good once-over, return to catch places you don’t normally clean. One example of this is the fridge. You will want to wipe down shelves and drawers and check all food for expiration dates. Anything passed its sell-by date should be thrown out. Take this time to also clean under beds, dust curtains, and the base of any toilets. These are often overlooked and can make a difference in the overall feel of cleanliness in your apartment.

Use these tips to get a leg up on the spring cleaning season. They will save you time and sanity and your apartment will be a fresh and clean. Are you are looking for a new place to live? Visit our website’s vacancy listings and follow our blog for more apartment tips this year!

YEAR END REVIEW – 2017 HIGHLIGHTS

Mon, 22 Jan 2018 08:00:00 GMT

In 2017, The Management Works took on nine more properties growing our total units managed to 906. Two of these properties are in San Diego and one is in Portland, Oregon, making it the first year we have expanded to areas outside of Los Angeles and Orange Counties. Two properties on-boarded during the year comprised of 18 commercial retail units, also a landmark for our company. We hope 2018 will bring additional opportunities to apply our unique management system to our client’s investments.

Our maintenance and project management teams were busy during 2017 completing landscape and exterior renovations at ten properties. For example, at Aventine Court in Corona, we repaired the existing play structure, upgraded the landscaping, and installed communal barbecues and picnic tables. Residents are thrilled to see the upgrades and have an invigorated pride of ownership about their community. At another property in Tustin, Park Magnolia received a brand-new fitness center complete with cardio equipment and weights. Residents love to utilize their new gym and say it has added considerable value to the community.

In addition to our exterior renovations, The Management Works now has a completely redesigned website. Mgtworks.com now incorporates a blog, career page, and social media profiles which makes renting from us a breeze. In our attempt to digitize our rental experience, a few of the properties received Yelp page branding to showcase our renovated properties. We also spearheaded a Yelp campaign to bring attention to these pages in an attempt to highlight our online presence. In 2018, we hope to continue this trend and add property-specific Facebook pages to promote a sense of community.

The future of The Management Works looks bright in 2018 as we plan to reach our goal of 1000 units managed by year’s end. We hope to add additional value to our current properties through smart use of owner capital. We also plan to increase our resident relations through technology by utilizing social media and our new blog. With our progressive approach to digital tools, our highly trained staff, and our drive to become better, The Management Works is here to help you with all of your management and investment needs. As always thank you for your continued business and friendship as we begin a new and exciting year.

Sincerely,

David “Chip” Robinson

President & CEO

The Management Works

FOUR MAINTENANCE ITEMS FOR FALL

Fri, 22 Sep 2017 07:00:00 GMT

While we all love the season changes bringing sweaters, pumpkins, and football it also brings maintenance requests for pilot lights and roof leaks. Listed below are four maintenance items you should be completing before the temperature drops and the weather arrives. Doing these four things will save you time and money and your residents will appreciate your preparation.

Change Furnace Filters/Check HVAC System

If your units have a central HVAC system, the end of summer is a good time to check your furnace filters. If they are dirty or dusty, changing them is quick and affordable, and residents will enjoy better air quality. As an owner, a more efficient heating system will save you money on energy costs. Be sure to remind residents to turn on their furnace before cooler weather comes. This allows them to air out the ducts while keeping the windows open. It removes dust build-up and ensures they know how to operate it before the year’s first cold-snap. Finally, gas companies will come, check, and light pilot lights for you. They make sure all the connections are secure and that there is no maintenance necessary. Be proactive and make sure your HVAC system is ready for fall.

General Roof Maintenance

When fall arrives, sometimes it brings rain. Roofs that have been baking in the sun all summer long can crack and deteriorate. This leaves openings where water can intrude into your property. Hiring a roofing vendor to do an inspection is a great way to ensure your units are weather-ready. They will look for broken shingles, sealant cracks, and fascia separation. As with HVAC vendors, roofers get very busy once the weather is here. Call early to ensure prompt service. It pays to check this item as water intrusion can be extremely expensive to correct.

Gutter/Drain Clean Outs

In the same vein as roof maintenance comes drain and gutter maintenance. Gutters and drains collect leaves and debris all year long, which can clog and cause major flooding to your property. During your roof inspection, have your roofer also clean out any gutters on the property. This is an easy and affordable option that will reduce the chance of water intruding into your units. Be sure to also clean out any property drains. These are usually located in parking areas or walkways where rainwater collects and is returned to the street’s storm drains. Make sure to clear these before the rain so you are not stuck cleaning them out during a downpour.

Doors and Windows Maintenance

One overlooked maintenance item is weather-stripping for doors and windows. It is an affordable fix that will save you money on heating costs. Check doors and windows for broken or missing weather-stripping during inspections and replace as needed. They will create a firm seal on your exterior doors that keeps out drafts and moisture. Inspect windows for proper seals and broken panes. These can go unreported by residents who are not aware of what to look for. A broken pane or an improperly sealed window can cause moisture intrusion, which can lead to mold. Repair broken windows and make sure they are properly sealed before fall to reduce these risks.

Performing these maintenance items is a great way to ensure your properties are ready for the colder months. They will save you money on last minute repairs when vendors are too busy with other jobs. If your current management is not addressing these items take the time to research what a professional property management company can do for you.

5 THINGS TO LOOK FOR ON YOUR CASH FLOW REPORT

Fri, 25 Aug 2017 07:00:00 GMT

Your cash flow report is the lifeline of your property. Knowing how to read it is essential to understanding the overall health of your commercial properties. Listed below are five things you should be checking every month. If questions arise, always contact your professional property management team.

Income

Income pays your property’s expenses, debt service, and wallet when enough remains. Always check your gross income and compare it to trailing months. If it is higher or lower than normal, ask why. A vacancy or a missed laundry check could mean a lower than normal income. Market rate changes, rent increases, or added revenue streams could mean a higher than normal gross income. Either way, keep track and question this amount every month to ensure your property generates the highest possible income.

Operating Expenses

Operating expenses are day-to-day costs to run the property. Fixed, variable, and periodic are examples of expense categories you will see on a report. Expenses paid every month, quarter, or year are periodic. Periodic expenses can also be fixed or variable. Fixed charges remain the same as occupancy fluctuates. Examples of fixed periodic expenses are insurance and property taxes. Variable expenses are those which fluctuate depending on occupancy. Examples of variable periodic expenses include utility bills, pest control, and maintenance. If the variable expenses are significantly higher or lower than average, ask why. If an unusual expense shows up on the report inquire as to what the nature of the expense was and why it was necessary.

Capital Expenses

Capital expenses are permanent improvements that increase or upgrade the value of your property. You should require estimates from several contractors for these projects since they are often expensive. Examples of capital expenses include installation of new windows, a new roof, or replacement of a HVAC system. You should always have a signed contract with the vendor performing the project. Make sure to check these items on your cash flow report to see that the final bill matches the estimates provided by your property manager. If they do not, inquire as to what changed and why.

Below-the-Line-Items

Below-the-line means the items below net income. This section reports items like owner distributions, contributions, prepaids, and accrued items. You should carefully review these items as they directly affect your cash flow. For example, this section reports your monthly distributions, which should match the amount received on your bank statement. In addition, this section deducts prepaid rent. This is because cash paid for a future debt should be reported on the corresponding month’s cash flow statement. If the report lists a distribution that you did not receive ask your company executive for an explanation.

Cash Flow

This is the final and most important piece to the cash flow report. This section is located at the very bottom of the report. It shows your remaining cash after all expenses, debt service, and distributions are paid. Make sure that it is positive. Otherwise your property lost money during the month. The cash flow section will indicate beginning and ending cash. If your cash flow was positive, your ending cash will be higher than beginning cash. Owners should always make sure this amount is high enough to provide a cushion for turnovers, major expenses, and property taxes. You and your property management team should agree upon this cushion by taking into account turnover rates, property age, and property size.

Overlooking any of these items could mean loss in revenue, higher expenses, or even overdrawn operating accounts. Your professional property management team should be recommending ways to increase revenue and decrease expenses to boost your properties overall value. After all, even the smallest changes can have large effects on your bottom line.

THREE QUESTIONS TO ASK YOUR PROFESSIONAL PROPERTY MANAGEMENT

Tue, 25 Jul 2017 07:00:00 GMT

Poor management is the number one reason for property investment failures. After spending significant time, money, and effort securing a rental property make sure those managing it are looking out for your best interests. Many owners do not know what they should be looking for in a professional property management company. Maybe you inherited the property and have not communicated with the company that has been running it for several years. Are you an out-of-state owner removed from the process of daily operations? Or maybe you hired a local company based on the recommendations of your friends or agent. At any rate, the following questions confirm your management company is providing you with the best service.

Do they provide monthly financial statements?

Financial statements are an absolute necessity to understanding the financial health of your property. A monthly cash flow report tells you the operating income, operating expenses, and capital expenses. Reviewing this report every month ensures that all rental income is collected, operating expenses matched yearly averages, and no unauthorized capital expenses occurred. Additionally, your company should be able to answer any questions you have regarding this report. These contacts can take the form of a controller, account executive, or sometimes the property manager themselves.

Do they ask for approval on large capital expense items?

Capital expense items are often large purchases that permanently add value to the property. Many owners have a set dollar amount above which they require approval, leaving smaller amounts to the discretion of the property manager. However, there are many projects for which you as an owner should have final say. Discussing the benefits of the projects with the property or project manager is helpful to understanding why certain expenses are necessary. Coordinating with the vendor(s) who plan to complete the project is even better. This way you can ask specifically how they intend to do it and the costs/options involved. This will help you understand the purpose of potentially expensive capital projects.

Do they provide at least 2-3 bids from separate vendors on each project?

While on the subject of capital expenses, does your management company provide you with at least 2-3 bids from separate vendors? It is typical for companies to have a preferred vendor list. These are vendors they used in the past from whom they receive potential price cuts due to the business they provide. It is always important that managers provide owners several bids. This is especially true for large ticket items where the scope of work and materials can vary. Therefore, if your manager is not getting at least 2-3 bids for larger projects you may be losing out on potential savings!

These three questions are vital to ensuring the success and profitability of your rental property. Requesting these services is as easy as contacting your account executive or property manager. Accordingly, if they do not honor these basic and important services it may be time to look for a replacement.