Scheduled Water Release from Major Houston Dams

There are concerns about the scheduled water releases from major House Dams in an effort to help prevent uncontrollable flooding in the Houston-metropolitan area cause by torrential rain from Tropical Strom Harvey, the Army Corps of Engineers begins to release water from the Addicks and Barker reservoirs. Rise Association Management Group prepares for what might be in store for some of their condominium communities located within the vicinity of Buffalo Bayou.

Houston officials project thousands of residents to be impacted by this scheduled release. The map below provides an overview of anticipated water levels.

Many of Rise’s communities are located within this area and are expected to encounter unprecedented flooding. Owners from Marlborough Square Townhomes, located just south of Buffalo Bayou on Wilcrest Drive, are keeping a close eye on the scheduled water release.

Rise Association Management Group will be ready to dispatch a recovery team to this community if water levels reach historic levels.

For more information visit the news report on ABC NEWS

 

 

Back to school for condo management in Houston.

It’s back to school for condo management in Houston, as companies like RISE, rise to the top with a new model for condominium management that is like no other. This multi-faceted team approach takes the level of service for your property to that A+ category.

Here’s the lessons for condo management in Houston:

  • Lesson 1: Clients shouldn’t have to pay for services by condo management that they will not use.
    • Case in point: not all properties need a full-time maintenance man. Condo management in Houston by RISE allows you to share services with other properties to lower your cost. This goes for professional services as well, such as legal and financial services; pay for what you use.
  • Lesson 2: For efficient condo management in Houston, you need to do your homework. Get up close and personal with the property you are managing. You can’t plan long term with an incomplete picture.
    • When RISE takes your condo property on the first thing they do is a full assessment both fiscally and physically. For condo management in Houston to be successful, you need to do your homework; you need to know where you are starting in terms of finance and physical plant.
  • Lesson 3: Remember if you fail to plan, you plan to fail; this is very true in condo management in Houston. You must take what you have learned in lesson 2, analyze and complete lesson 3.
    • RISE in Houston takes the data collected in lesson 2 and helps your board set short term and long-term goals. Want a quick idea of how important this is? Ask any condo owner how important a reserve fund is and you’ll quickly understand the significance.
  • Lesson 4: Do one thing and do it well; like condo management.
    • When RISE came on the scene with condo management in Houston, they did one thing that no one else was doing at the time: they specialized instead of diversifying. They made a conscious decision to do one thing and do it well: condo management.
  • Lesson 5: Only hire the very best professionals in their field and allow them to do their job.
    • Very simply stated, you will not get the best results for condo management in Houston unless you hire the very best and brightest professionals in their respective fields. Don’t ask your onsite manager to be an accountant; don’t ask your maintenance man to do the work of the onsite manager. Condo management in Houston takes many layers of professionals if you want it done right, and RISE has that solution.

Feeling schooled now in what to look for when hiring condo management in Houston. If you still have questions, that’s understandable, condo management is a complex process. Find out more by about condo management in Houston from the company that’s schooling them all, RISE. Explore the RISE difference at www.riseamg.com or contact RISE at (713) 936-9200 or info@riseamg.com.

Keeping you out of trouble… Your choice of condo association property management makes a difference.

Who’s keeping you out of trouble when it comes to condo association property management? What kind of trouble? Here’s just a few:

  • Shortages in the reserve fund
  • Lawsuits due to misinterpretation of the CRRs or perceived discrimination when rules are applied
  • Non-collected monthly fees or assessments
  • Maintenance issues that can lead to lawsuits for injury or large assessments for repairs due to neglect
  • Loss of value due to lack of financial stability

The list goes on and on….

What to look for in condo association property management

When reviewing condo association property management there are specific things you should be looking at. Smart shoppers in Houston start with companies like RISE; this is a one stop approach that specializes in nothing but condo association property management has all the services you need under one roof. It’s a whole new model of condo association property management.

Shortages in the reserve funds are the result of not planning in most cases. First thing a top of the line condo association property management company does is completes a reserve fund study. You must know the status of your critical infrastructure to plan. Companies like RISE look at your property both physically and fiscally to create a road map for the future.

A great legal team, versed in CRR’s is essential to keeping you out of court or at minimum winning in court. Most condo association property management require you to keep an additional lawyer on retainer; at RISE, the legal experts are on staff and well versed in condo CRRs; from interpretation to defending them and applying them evenly to keep you out of court.

Uncollected dues and assessments can literally put any property into ruin. The condo association property management company must provide an easy process for owners and tenants to pay or access reconciled accounts with minimal notice. There also must be an avenue that makes those processes and the consequences of delinquency clear. Companies like RISE in Houston have systems to put in place that are tested and work. Limited delinquencies and assessments help to boost financial stability.

Finally, condo association property management should provide not just daily maintenance, but long-term maintenance and planned improvement projects, that include upgrades to critical infrastructure within the common areas. When companies like RISE come in, they identify a timeline for all critical infrastructure and a plan for replacement or major repairs. They also provide daily maintenance as needed to keep your property free of risk that are just part of everyday living.

Still think your condo association property management is keeping you out of trouble?

If you don’t think your condo association property management is keeping you out of trouble, explore the RISE difference at www.riseamg.com or contact RISE at (713) 936-9200 or info@riseamg.com.

Secret to a property management in Houston – A sound management team

Want to know the about the secret life of property management in Houston? It could be a mini-series because it has a cast of several to make certain your property management is the complete package. So, what makes up a property management team and why?

It starts with the assessment team for property management in Houston

So, property management in Houston and everywhere else should start with an assessment. It’s that kind of getting to know you phase between the property management company and the physical property.

At RISE in Houston, that mean bringing in the maintenance specialist, the accountant and the strategic planning specialist. Yes, you heard right, for property management in Houston, RISE says it takes a team and these are just a few of the front-end team members. This is the courting phase for your property and the management company. The purpose: as any property management should tell you, is to determine what it takes to take the property to the next level and manage the process completely.

Your onsite team for property management is just as important

Truth be told, your onsite property management in Houston is just as important as the guys that are on the sideline in the management company main office. You see, to be successful in property management, you must have a competent onsite team that relates well with the owners and tenants, that includes a maintenance crew that is staying on top of the day to day. At RISE, they tailor the services you need with top of the line professionals from property management in Houston. Don’t need a full-time maintenance man; then share one with another property. Don’t want a full -time onsite manager, let someone like RISE in Houston find a solution that works for you.

The final players on your team for property management in Houston?

The service from most property management ends with the above, but RISE in Houston, well, they simply RISE above the rest. You see, in the background for total property management in Houston, you need a legal team to interpret documents and defend your position; CPA’s who can provide up to date financial information and drive your values up; long-range risk assessment teams, who work endlessly to provide course corrections as needed and help you avoid unplanned assessments.

What’s the secret life of property management in Houston all about?

The secret life of property management in Houston can be summed up in one word, RISE. You deverser to the completed package and RISE is just that. Find out more about property management in Houston, get info from people who live it every day, explore the RISE difference at www.riseamg.com or contact RISE at (713) 936-9200 or info@riseamg.com.

It’s not everyone’s cup of tea…residential property management

Residential property management; it’s not everyone’s cup of tea. In fact, it’s one of those jobs that takes a very special person; and that’s still not completely right. Reality is, it takes a lot of special people with very special skills to successfully manage residential properties. Where most property management companies go wrong is they try to short staff, so as the old saying goes their employees become “jacks of all trades and a master of none”. Is that really who you want taking care of your residential property management. Let’s look at what it takes to perform residential property management.

The job: residential property management

What is the job, residential property management? Here are just a few of the basic expectations for any residential property management firm, the basics:

  • Marketing of the property to perspective tenants
  • Leasing, which includes:
    • Qualifying tenants
    • Background checks
    • Lease preparation and move-in/move-out walk throughs and instructions
    • Collection of rents/assessments/late fees
  • RFQs including vetting of vendors/contracts/contractors
  • Risk assessment and risk mitigation
  • Security
  • Repairs and maintenance both long and short term
  • Project management
  • Mediator
  • Strategic planning for short and long terms goals
  • Knowledge of local/state and federal lease laws
  • Interpretation of regulations and laws both internal and external and their enforcement
  • Legal representation as needed
  • And the list goes on and on and on…

Starting to look like more than one person to you too; in fact, is it starting to look like more than 3 or 4 people? When RISE opened its’ doors in Houston they looked at residential property management and decided, just like it takes a village to raise a child, it takes an incredible number of very specialized, very talented individuals for successful residential property management.

Comparing residential property management

If you’re shopping for property management, take time to become familiar with the expectations you and your fellow owners/tenants may have. Not all properties are the same, not all have the same needs. More importantly, consider if a company that only employs a small team for your property management is really the best decision in terms of fiscal and physical security.

If I’m honest, I’ll share a secret here, the folks at RISE have developed a residential management model that is phenomenal and it is right for everyone! Not only do they cover everything on the list and more, but they do it by allowing you to tailor your plan and share resources with other properties in your area, cutting your cost significantly. The RISE model is the Cadillac of residential property management.

Want to know more about what to expect from residential property management, get info from people who do it every day, explore the RISE difference at www.riseamg.com or contact RISE at (713) 936-9200 or info@riseamg.com.

No more fear in condominium association management in Houston

We’re going to explore a past fear. I want you to think back to when you purchased your condo, did you have some angst over the condo association management in Houston? Did you worry about getting locked into a nightmare of random assessments and escalating association fees? Did you wonder what condominium association management in Houston would do in terms of rules? Of course, you did; and for some of you, (probably the ones reading this article) you are wondering where to find the right condominium association management in Houston.

There’s a new condominium association management in Houston

Well cowboy, (I’ve always wanted to say that) there’s a new game in town and they’re changing the way business is done in condominium association management in Houston. RISE, has captivated the Houston market when they opened, bringing with them a new model for condominium association management in Houston.

What’s the difference?

When you look at condominium association management in Houston, you quickly find out one thing, most companies that perform this task, also manage HOAs and various other types of associations as well. At RISE, they decided it was time to do one thing and do it right, so, they decided to only work with condominium associations. Wow, specializing in a time of diversity, what a concept. The real concept here however is, do one thing and do is exceptionally well, and that is condominium association management in Houston.

RISE also has the entire realm of expertise on staff needed to successfully manage a condominium association. Their model allows you to share these individuals with other properties and reduce your cost. So, you have experts in everything from legal and finance to daily operations and project management at your disposal and you’re only paying for what you use. Like I said, they are bringing condominium association management in Houston to a whole new level.

One of the most unique items they bring to condominium association management in Houston is the way they begin their relationship with your property. They come in and immediately do a fiscal and physical assessment of your property. They help you create a solid plan and then they help you chart a course of implementation with checkpoints to keep you on track. This is what condominium association in Houston and everywhere should be like.

Real estate is one of the largest investments we make in our lifetime, shouldn’t we insist on management by someone is sets the bar in condominium association management in Houtson. If your property needs a change, check out RISE. Explore the RISE difference at www.riseamg.com or request a quote by contacting RISE at (713) 936-9200 or info@riseamg.com. Condominium association management in Houston that increases your value and living experience daily.

Great property managers; why settle for adequate?

Riddle me this, why would anyone settle for adequate in anything when you could have great? I’m always perplexed when people ask me for a recommendation and say, “…they don’t have to be great, just adequate will do.” Really? In this case, this is your home or investment property; trust me, you want great property managers! Plain and simple.

So, what do great property managers look like? Let’s examine that, then you decide.

Great property managers: Quality number 1

Great property managers know your property inside and out. They know it fiscally and physically. Even more importantly they know it culturally so they know what you and the other residents expect. Adequate property managers have an onsite manager who is doing it all so time is limited to really get to know the property, there is much more of a tendency toward react rather than act.

Great property manager: Quality number 2

They are fully staffed in every discipline that is needed for successful management of your property. Great property managers like RISE in Houston, have created a property management model that concentrates on condos only and allows for shared resources. You have all the expertise at your call, but your cost is shared by other properties. Everything from onsite managers, maintenance employees, accountants, lawyers, project managers, financial planners and everything in between. You’re always covered by great property managers. Adequate property managers usually consist of teams of 2 to 3 people who are broadly versed in numerous subject areas.

Great property manager: Quality number 3

Great property managers know what you need to protect your investment. Great property managers take reserve fund studies one step further and combine the knowledge of the project managers, maintenance managers and financial managers to do a full fiscal and physical review. They help you plan, drawing on market knowledge from every area. Great property managers help you avoid surprise assessments. Adequate property managers in most cases don’t know what a reserve fund is, nor do they know how one is arrived upon, so assessments are a ways of life.

Great property manager: Quality number 4

Great property managers have professionally trained staff who are experts in their subject areas. Their core value is to provide impeccable customer service at every level of the organization. They have can do everything from providing reports to reconcile individual accounts to providing legal interpretation of your rules and regulations. The adequate property manager has limited staff trying to be experts in everything and still run your property.

Now, you tell me, are you going to be happy with an adequate property manager or are you going to protect your investment and your sanity by hiring a great property manager like RISE in Houston.

Let RISE show you what great property managers work like but putting their progressive association management group model to work for you. Explore the RISE difference at www.riseamg.com or request a quote by contacting RISE at (713) 936-9200 or info@riseamg.com. Condominium management that increases your value and living experience daily. Check here for more about quality property managers.

R-E-S-P-E-C-T …. Saying thanks from the management association shows what your tenants/renters mean to you.

When you show thanks from the management association, why do you do it? Are you just saying thanks from the management association because of a long- standing habit drilled into you by your parents or do you understand that it is a sign of RESPECT? After this article, I think you will see “Thank You” in a whole different way, and you’ll understand why companies like RISE in Houston get it, thanks from the management association is incredibly powerful because it shows I respect our relationship.

Relationships with tenants/renters are built on respect and coming up with to say thanks from the management association says more value you put on these relationships. A show of thanks from the management association helps build or break the client bond.

Creative shows of thanks from the management association

We all have them, those tenants/renters that are just so perfect that you can’t help but compare every other to them. They always pay on time, call in maintenance items before they become a 911, keep the property immaculate, improve the landscaping or interior and never complain. They’ve lived in the unit forever, just model clients. Question is how can you say, “Thank You” so they know you appreciate and respect them.

Here’s a few ideas from my friends at RISE to show thanks from the management association:

  • Say “Thank You” around the holidays with 10% off their December rent/HOA fees-Budget for it.
  • Say “Thank You” with a gift card to a local restaurant once a year
  • Say “Thank You” by upgrading something on the property (on the rental side, this can be used as a thank you when you are near the term of the lease and looking towards renewal).
  • Say “Thank You” by keeping rent increases minimal; good tenants can be hard to find
  • Say “Thank You” by sending cards on birthdays, anniversaries, etc.

A genuine show of thanks from the management association goes a long way, say thanks with actions

Now while all the above ideas are great and would truly be appreciated as a show of thanks from the management association, it is also important to remember that your actions speak volumes. Say “Thank You” to your tenants/renters by treating them respectfully. My father use to tell me we treat people the way we wish to be treated, it’s the Golden Rule. Trust me, in business it is most definitely the Golden Rule and if you break it often enough you’ll have nothing but coal.

When you make your tenants/renters feel important and engaged, you are saying “Thank You” and I appreciate you and our business relationship. Another great show of thanks from the management association may is engagement. Planning on changing up the pool area? Get input from your tenants/renters, let them know their voice matters.

Finally, be aware of the tempo of your community, be seen. I worked for a gentleman who said he practiced MBWA-Management by Walking Around. He knew that making people feel appreciated meant talking to them one on one and being approachable. That same gentleman also made a concerted effort to say, “Thank You” and celebrate successes with his staff, that’s why he was respected and that’s why people loved working for him. When you are engaging daily and being seen, that is a thanks from the management association that says I’m one of you and I’m here to make it the best with your help.

Want to know more about how to say thanks from the management association to your tenants/renters and business associates from people who do it every day, explore the RISE difference at www.riseamg.com or contact RISE at (713) 936-9200 or info@riseamg.com.

Millennials – What they want from a Condo Management Association.

Is your condo management association aware that smart millennials are looking at condos now for their first-time home buy? In Houston, many millennials are opting for living in the downtown area, so condos are the way to go. If your condo management association is aware, do they know what changes may need to be made in the way your property does business to attract and hold on to this popular new homeowner? You see, for millennials it’s all about convenience, future investment value and customer service.

What can your condo management association do to attract these buyers?

One of the keys for your condo association to attract the millennial buyer is online convenience. They pay nearly everything online and they don’t want to change that. They don’t write checks, they don’t use snail mail and they don’t want to waste their time chasing down an onsite manager to make a payment.

It doesn’t stop there for the condo management association, millennials also want to be able to request maintenance and issue complaints online. The condo management association must remember they are the generation of convenience.

Your condo management association may consider putting in a dog park on the property if one doesn’t already exist; again, it’s just more convenient to walk Fido on the property. Consider options for items like trash valet services that pick up the trash at their door; converting that old room in the clubhouse to a workout room if there isn’t one; or maybe adding a business center. The more there is for them to do on the property, the more likely they are to purchase.

Your condo management association needs to be certain your condos are a good investment.

We all know that there’s specific criteria which makes a condo a good investment and most of that rest on the condo management association. For the millennial buyer, they want to know that in the future, when they may want to up size their condo can be kept as a rental property. So, when looking at property they are making sure it is certified for the widest market available in resale, and that your rules allow for long term rentals.

The condo management association must be ready to provide information to the millennial buyer as to the financial stability of the property (What is a financially stable property?). Do you have a reserve fund that is adequate; how many assessments have been levied in the history of the property. What is the staffing level at the property by the condo management association, and how well does the condo management association work with the residents and owners?

Millennials expect service from the condo management association.

Many condo management associations, get in trouble with the millennial crowd by not monitoring and no responding to the online services they have developed. Not just millennials, but any age will tell you it is more than rude when a request or payment is not acknowledged, it is a sign of disrespect. Some condo management associations use this as a time to revisit with their customer service skills with their staff.

Is your condo management association making your condo an attractive alternative for the millennial buyer? If you’re not sure, check out RISE in Houston. RISE has come up with a very progressive model for a condo management association. You’ll see how a condo management association like RISE can bring you the millennial market and increase the value of your property. Explore the RISE difference at www.riseamg.com or request a quote by contacting RISE at (713) 936-9200 or info@riseamg.com. Progressive condominium management that increases your value and living experience daily.

Just a site visit tells the story… Self managed, or professionally run by a condo management group.

Do you think by just visiting a condo property you can tell if it is self-managed by owners or run by a professional condo management group? If you answered yes, I think you are absolutely right!

A realtor friend was telling me about a series of visits she made to various condominium properties all over town with a potential buyer. She explained how she could tell if a property is self-managed or managed by a professional condo management group almost immediately upon pulling in the parking lot. Now granted, she’s a realtor, so she probably has a level of expertise that most people don’t have, but she said, her clients’ normally have the same ability by the end of a few showings and normally pick the condominiums that have that professional condo management group. Why?

Professional condo management group; the visual difference and why

A professional condo management group makes a definite difference in the aesthetics of your property from a physical aspect. Here’s just few of the differences:

  • Daily maintenance – A condo management group will have a team of people who are responsible for the daily look of your property. They make sure the pool and the area around the pool are clean; they make sure grass is cut and bushes/plants are properly trimmed and cared for. They make sure common areas are clean, well-lit and cared for. When utilizing self-management, normally a maintenance person is hired with limited supervision, so, things don’t always get done when then should or how they should-after all, they’re just one person.
  • Regular extended maintenance – Does the trim on your condominium property look faded and worn? Were you swarmed by bees at the entrance to your door? These are regular extended maintenance items that a condo management group has scheduled, so they never become a problem. Again, with self-management these things are hired out or that one maintenance guy is still trying to fit it into his schedule. The sad thing is, left undone, items like this can become major expense items. Which brings us to the next item…
  • Supervision and identification of capital improvements – Most self-managed properties do not have the expertise nor the people to keep up with reserve funds, capital improvement projects and long range planning. By five years in the property is showing sign of wear that are physical and expensive to repair or replace. Condo management is a full-time job, best handled by a professional condo management group.

But there’s a mental difference too…

Oddly enough, my friend also claims you can tell the difference by talking to the people or sometimes by just observing them. Not just the staff, the tenants too!

In properties that are self-managed, you will hear people openly discussing their unhappiness at how this is being done, or isn’t being done. In fact, in some communities where there is turmoil of neighbor pitted against neighbor, you can literally feel the tension as you encounter these people on the sidewalk. Heaven forbid they get a hold of the realtor’s client and tell them how they really feel. (Yes, that has happened). A professional condo management group is neutral; so, they are the barrier that keeps neighbors happy. Residents have a place to take their concerns regarding maintenance, and they know they will be addressed. Click here for another resource and view on the topic.

Staff at self-managed properties while still friendly, many times don’t have the level of expertise to handle the difficult questions a potential buyer or resident might have. When utilizing a professional condo management group like RISE in Houston, you don’t have this problem; there is always someone there to answer the questions correctly and efficiently.

Make your site visit a positive one by utilizing experts in the condominium management group business like RISE in Houston. See a professional condominium management group can increase the face value of your property, explore RISE by visiting www.riseamg.com or request a quote by contacting RISE at (713) 936-9200 or info@riseamg.com. Condominium management that increases your value and living experience daily.