Fit comes down to location, asset type and whether we can manage the property to the standard we hold. Properties within reach of the Spartanburg office receive same-day site visits, which is central to how we operate. If distance, condition or owner expectations would compromise that, we say so during the proposal conversation rather than taking the assignment and underdelivering.

The essentials are the property address, approximate square footage or unit count, current occupancy and whether it is self-managed or professionally managed today. Recent operating statements, the rent roll and copies of existing leases make the proposal considerably more specific, though none of those are required to begin the conversation.

Portfolio size, asset type and scope all influence pricing, so an owner bringing several properties is quoted differently than a single-building assignment. Fees are set after we review the properties, because the workload behind a stabilized single-tenant building bears little resemblance to a multi-tenant center with 20 leases.

Most transitions complete within 30 days from signed agreement to first full month of operations. Timing depends largely on how quickly the outgoing manager releases records, vendor contracts and deposit accounting. Tenant notification, portal setup and accounting configuration happen in parallel so nothing waits on a single step.

Raise it directly and early. Most dissatisfaction traces to a specific gap, usually reporting detail or response time, and those are fixable once we know about them. Management agreements include a defined notice period for either party, so no owner is locked into an arrangement that is not working.

Distributions follow the monthly close, once rents are collected, payables are processed and the reserve balance agreed in your management agreement is maintained. Funds are transferred electronically and the accompanying statement shows exactly what was collected, what was paid and how the distribution figure was reached.

Security deposits are held in accordance with South Carolina requirements and the terms of each lease, kept separate from operating funds and reconciled monthly. At move-out, deposit accounting is documented against the recorded condition of the space so any deduction is supported rather than disputed.

Yes. Year-end reporting packages are prepared with the detail accountants request, including annual income and expense summaries and required tax forms for owners and vendors. Providing reconciled accounts and organized supporting records usually shortens preparation time noticeably for your tax professional.

We monitor assessment notices, flag increases that look out of line with comparable property and coordinate with the tax consultant or attorney handling an appeal. The appeal itself is filed by that professional, and we supply the operating data, lease information and property records needed to support it.

A reserve level is agreed with ownership at the start and maintained from operating income so major expenditures are not funded through emergency contributions. Reserve balances appear on your monthly statement, and planned capital work is scheduled against them during the annual budget process.

Existing contracts are reviewed for scope, pricing and performance rather than cancelled by default. Vendors performing well at fair pricing stay in the rotation. Where a contract has drifted above market or service has slipped, we bring you a competitive comparison before recommending any change.

Yes, and vacant assets need active management more than occupied ones. Security, insurance compliance, utilities, grounds upkeep and building system operation all require attention while the space is marketed for lease in cooperation with Spencer/Hines Properties. Carrying costs are reported monthly like any other property.

Documented notice comes first, and most situations resolve at that stage or through a payment arrangement. When they do not, we coordinate with the attorney handling the filing, provide the ledger, lease and correspondence needed to support the action, and keep ownership informed at every step through possession.

Owners carry property and liability coverage appropriate to the asset, and tenants are required to maintain the coverage their lease specifies with the ownership entity named as required. Certificates are collected at move-in and tracked for expiration, since lapsed tenant coverage is a risk owners often discover too late.

It depends on how the property is metered and what the leases say. Separately metered space is billed directly to tenants, while shared or master-metered service is allocated according to lease terms and recovered through operating expense billing. The method is documented so tenants can see how their share was calculated.