All security deposits are kept in an escrow account, as required by the Florida Real Estate Commission regulations, until they are either refunded to the tenant upon the successful check out inspection of your property or are forfeited to cover damages caused by lease violations.

Lease Renewals :

We will attempt to renew the residents lease at least 45 days prior to the expiration of their lease agreement.
We will renew the tenants lease for another term at the same or at a slightly higher amount of rent, if possible. We will not renew the lease at a lower amount, without your specific permission to do so.
We will place our home for rent sign and begin showing the property for lease as outlined in the leasing section above, in the event that the current tenants are not renewing their lease.
We will renew the residents lease agreement, or re-rent the property to new residents, unless we have a written directive from you not to renew the lease or re-rent the property.

Property Inspections :

We will conduct the following property inspections on your property:
- When your property is vacant, we inspect it regularly.
- We conduct yearly interior inspections.
- We will conduct a "Move-In" inspection prior to new residents moving into    the property.

Rent Collections & Delinquencies :

We do not tolerate the delinquent payment of rents. We are careful to explain this policy to new residents in order to avoid any misunderstandings that might arise later.
Our rent collections & delinquencies policies are as follows:
- We will make every effort to collect rents timely and when due on the 1st of    each month.
- We will "Hand Deliver" a 3-day notice, (Florida's legal prerequisite to an    eviction), between the 11th and the 13th of the month.
- We will turn delinquent residents over for an eviction to be filed on or    shortly after the 15th of the month.
- We will send all required notices to tenant and file for evictions (when    necessary).
If cortespatrick is required or asked to appear in court or in any legal proceeding for or on behalf of you for any reason other than evictions (such as tenant disputes, suits for damages, and others), you will be charged a flat fee for this service plus attorney, sheriff and filling fees. (call for current rates).

Rent Processing & Accounting :

You will receive a monthly statement showing all income and expenses of your rental property.
You will receive a year end summary statement for your tax purposes showing all of your yearly income and expenses and categorizing said income and expenses, along with your 1099.




Property Maintenance & Repairs :

Rental homes must be properly maintained in order to preserve the value of the property and maintain a positive relationship with the residents. Florida also has laws that require landlords to comply with certain basic maintenance and repair items.

cortespatrick will not effect repairs to your property in excess of $300.00, without first obtaining your approval. NOTE: This excludes emergencies and repairs that are required by law (city, county, state or federal) of be deed (homeowners and condo associations) to be effected to your property.
If your property is vacant, we will effect items necessary to improve the property's show-ability to prospective renters. This means faster lease ups and less vacancy for you. Examples would include: lawn service, carpet cleaning, maid service, pool service, utilities and painting when necessary.
During the residents tenancy, we will institute minor maintenance & repairs ($300.00 or less) when deemed by us to be necessary for the preservation of your property and/or the continuation of the residents tenancy, usually occurring at the renewal of their lease.
We will use our in house Handyperson Service for most minor repairs (call for current rates). When we use outside vendors, we only use vendors and tradesmen that are properly licensed and insured to handle the type of work being performed on your property.

Insurance :

We require you carry Fire and Extended Coverage insurance policy with a liability policy. This coverage protects the tenant, you, and us against a wide range of losses caused by unintentional hazards or unsafe conditions on your property.
In addition, cortespatrick must be listed as an additional named insured on your liability policy, with minimum limits of $300,000. We must have proof of insurance coverage before we can manage your property.
If you do not currently have liability coverage, we can arrange to purchase a competitively-priced policy for you. We will also recommend strongly to the tenant to have renters insurance to protect their belongings in case of catastrophe.

Management Fees :

Our monthly management fee is payable when the rent payment is charged to the tenant. It is automatically deducted from your account at the time the rent payment is posted. However, since one of our jobs is keeping your property occupied, we will not take our management fee as long as your property remains vacant & un-rented.




Communications :

We believe that communications are the essential element in the success of our company. That is the underlying reason for the creation of this "Handbook"

cortespatrick will provide a phone number and email address for your property manager. Your manager spends a portion of their day out of the office and they will make every effort to take your calls live or return calls and emails as quickly as possible. Calls of a non-emergency nature will be returned as soon as possible and that is normally within one business day.