Service Is Our Product
Ruane Property Management (RPM) is a full service property management firm. We will be the contact for your property and for all related issues and concerns. RPM’s staff is directly available to assist you no matter what the issue may be. RPM focuses on the fundamentals of cost-efficient operations, tenant and owner satisfaction and responsive service. Let RPM show you what good management can do for you and your property.
RPM services include:
Building Maintenance and Operations
No management company would be complete without the ability to handle every conceivable maintenance issue. Ruane Property Management is unique in that we use a combination of our own handypersons and a variety of independent contractors that give you and your property both quality work at reasonable prices with quick turnaround. Property inspections will be conducted on a regular basis of both the interior and exterior of the building(s).
Property Accounting, Budgeting and Reporting
Ruane Property Managements computerized accounting system is capable of providing all the reporting you need for tracking income and expenses. For commercial clients, our system is second to none in tracking tenants NNN charges. Reports prepared for our clients include, Operating Budget, Reserve Fund Analysis, Budget Variance, Cash Flow, Collection Status and A/P Aging. We can customize our reports to fit the client’s needs. We can provide as much or as little financial information to best suit the needs of the client.
Our detailed Monthly Management Reports are sent on the 15th of the month. This report includes a description of the current leasing activities and other issues at your property, a rent roll, trust account ledger and most importantly, an income statement. Proceeds can be sent along with the report or, can be directly deposited in a designated bank account. Let us know what documentation you need and we can tailor our program to fit your requirements.
Capital Planning/Long Term Maintenance
RPM will coordinate all inspections and recommendations regarding annual reserves and replacements.
RPM will recommend preventive maintenance schedules, repair or replacement of items such as paving, roofing, HVAC equipment, structural, architectural and other major equipment. One of our greatest contributions to condominium associations is the analysis of reserves. Associations and management firms tend to struggle with a proper assessment. We have developed a method for monitoring reserves and identifying shortfalls or issues. All transactions affecting reserves will be accounted for, and can easily be explained.
RPM will hold scheduled Trustee meetings in our office or at a place agreed upon between parties. RPM will keep minutes of each meeting and distribute copies to owners. In addition, tenants receive an edited copy, which excludes all financial information. The inclusion of owners/occupants maintains an open line of communication between management and residents/tenants. All complaints, concerns, proposed resolutions and suggestions would be addressed. Meetings allow an organization to solicit input from its residents, effectively creating a cohesive environment.
Property Marketing and Leasing Support
RPM will market vacant space in commercial properties, show space and act as the liaison during lease negotiations.
Emergency Call Service
RPM is the contact for all emergencies and service calls. Immediate and direct access is available to one of the RPM representatives 24 hours a day, 7 days a week.
Maintenance & Service Contract Administration
RPM is responsible for selecting and securing the services of qualified and insured vendors. Request For Proposals are utilized to bid contracts for all of the building maintenance requirements. Contracts are bid out for annual or multi-year work to multiple qualified and insured vendors who are monitored by RPM for response, performance and cost effectiveness.
Preventative Maintenance Scheduling
RPM utilizes a Team Management approach. Internal meetings with the project manager, bookkeeper and maintenance technicians enable RPM to identify and monitor expenditures on all systems. Systems such as HVAC, roofing, janitorial and paving that are in need of additional attention, or are being over-maintained, are easily identified and allocations can be reassigned.
Complete Record Keeping Services
RPM monitors all date sensitive items. All expiration and renewal dates will be logged, monitored and maintained.
RPM can provide services for most major improvements and repairs. With direct input from the Trustee or Owner, RPM will define a scope of work, submit the request for proposal to a minimum of three insured contractors, monitor closely the progress of work and review payment requisitions.