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One of the Top Local Rental Property Management Companies in the Dallas TX Area

Your Local Property Management Company

We are a Property Management company that has serviced the Dallas area for over thirty years. Local Dwelling has managed income-producing properties ranging from single-family homes, condominiums, town-homes, multi-family properties (such as duplexes), and boutique apartment communities, providing our services to a wide range of properties.

If you are having trouble selling your home, are considering adding to your portfolio, or buying your first rental property, I hope you will consider us for your property management needs. We strive to make renting and managing properties a breeze and look forward to working with you in the future! Below you will find a list of our services and what we can provide to you as an investor.

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Property Management Services:

  1. – Monthly rent collection
  2. – Security deposit collection, deposit itemization and accounting
  3. – Financial and accounting services
  4. – City rental registrations
  5. – Coordination of city inspections
  6. – Property record keeping
  7. – Surveys of both exterior and interior of property as needed
  8. – Coordinate repair and maintenance requests (with no mark ups for maintenance)
  9. – Convenient online portals for both owners and residents
  10. – Monthly statements
  11. – 1099 statements
  12. – Primary point of contact for all tenant communication
  13. – Free eviction representation in court. We file all documents with the appropriate courthouse and will coordinate set outs with the Constable if necessary.
  14. – Coordination of make readies estimates and scheduling once approved.

Leasing Services:

  1. – Free Market Analysis to help determine a competitive list price
  2. – Free Professional Photography
  3. – All properties are listed by licensed REALTOR’s
  4. – Yard Signage (if applicable)
  5. – Listed on the Multiple Listing Service (MLS) along with other syndicated real estate websites
  6. – Listed on our website, www.localdwelling.com
  7. – Cooperation with apartment locators and Realtors
  8. – Open houses
  9. – Flyers and brochures
  10. – Apartment Locating services offered to residents will promote your property
  11. – Tenant Screening, including credit and criminal background checks, verification of employment and income, landlord and personal references
  12. – Lease preparation and collection of deposit(s) and rent

Monthly Management Fee: 10% (Discounts offered for multiple properties)

of total rent collected per unit. *We do not charge a fee when a unit is vacant. You are not making money during a vacancy, so why should we? But we will continue to manage and care for the property until a new tenant is secured.

$0 Set Up Fee

Our accounting and maintenance team will set up your customized account and send you the link to your online portal as soon as we begin our management contract. We will also set you up for direct deposit and provide online statements that are easy to review at any time to better understand exactly how your expenses are measured out.

Leasing Services: 100%

of one months’ rent upon execution of 12-month lease or longer and receipt of first full month’s rent. This includes listing in the multiple listing service (MLS), FREE professional photographs, open houses, listing on our website www.localdwelling.com and other syndicate sites, and yard signs (if permissible). We cover all of the facets of managing your property and listing your location for potential tenants.

Lease Renewals: $350

per executed renewal of 12 months or longer. We handle all of the paperwork and filings for lease renewals and screen any tenant concerns or requests to be approved by you later, making the process quick and easy. We also update any of your changes to the leasing agreement and make any necessary documentation needs available, too.

Termination Fees: $0

At Local Dwelling, we want each client to be so happy with our services, they never want to leave us. In the event you do, we will not charge a fee to terminate. We simply ask that you pay any outstanding invoices or balances on your account and give us a 30-day notice to properly ensure the transition of your account. Ideally, our services will be seen as an asset and you will feel comfortable trusting our expertise and utilizing our team to assist you in growing your rental property’s reach but, should you decide you would prefer a different route, we are glad to have had the opportunity to work with you and wish you the best.

Maintenance:

We do not charge a fee for maintenance or inflate maintenance expenses. The cost of the repair plus labor depending on the request is what you pay. We contract with local vendors who must be licensed and insured and can obtain multiple estimates depending on the scope of the work. We also set a repair limit of $250 per unit. Should a repair exceed that amount, we will obtain your permission before proceeding. This means you are always in control and are able to make any changes you may need to the maintenance plan while having the ability to approve or deny larger expenses.

Your tenants will have an online portal where they can place service requests and a 24-hour answering service for after-hours emergencies. These services are included in your monthly management fee and offer comfort and peace of mind for your tenants, creating an open and viable channel of communication that will help to strengthen the relationship between yourself and your tenants, allowing you to have an amicable and friendly rental period. This is especially valuable since the key to a happy rental experience is curating a good bond with your clients and tenants!

Evictions: $0

While evictions are rare these days, they do occur. Local Dwelling will file all documents with the court, represent you in court on the day of the hearing, file the writ of possession and if necessary, meet the Constable and set out the tenant’s belongings. There is no additional cost for this. *If it is necessary to hire an attorney in extenuating circumstances, those fees will be the landlord expense but require approval from you prior to moving forward with them. Those situations are very rare but do sometimes occur.

No one wants to think they will have to one day file an eviction or give the notice to vacate but things do happen and when times are tough, its good to have a team at the ready to handle everything quickly and securely. Our expert properties management company staff members are always prepared to provide any documentation or statement required to get your property vacated and ready to host the next tenant, should the need occur. We are here to serve you and will always have your back, even when times are tough and a little uncertain. Let us handle the heavy lifting!

About our services:

Local Dwelling is here to make your life as a landlord easier. We recognize that every investor is different and therefore has different needs, wants, and goals for their rental properties and management efforts. Whether you have one investment property or are working on building an empire, we guarantee that we will tailor our services and pricing to meet your needs, regardless of the spectrum of your property ownership. We are here to serve you and will always attempt to ensure you are completely satisfied to the best of our collective, professional abilities.

Our primary focus is to help you achieve your goals while preserving the value of your property by documenting occurrences, keeping track of accounting, and handling all of the regular ins and outs of your property for you in an efficient and proven effective manner.

As one of the leading Dallas rental property management companies, we strive to always ensure our clients are happy and entirely satisfied with the work we provide in our property management packages. We use feedback to provide better services on an ongoing basis and approach each situation and client with real, human interaction to custom cater our actions to every single unit and problem-solving opportunity.

Due to this, we are A+ rated by the Better Business Bureau and can provide references upon request. We are the proud Property Management Company for Highland Park ISD and work with many amazing businesses and individuals within the Dallas, Texas area. With more than three decades of experience to guide us, we are confident we can handle any and all of your property management needs with ease and professionalism and offer competitive pricing compared to other local property management companies to ensure you are getting the best quality management at the best possible price.

At Local Dwelling, you don’t just work with one person but a dedicated team ready and willing to assist you with any questions you may have. For our single rate, you get a broker, realtor, and entire secondary team of agents ready to help manage and moderate any situations you may encounter within your rental ownership venture. Additionally, your tenants also have the peace of mind of getting a live person 24 hours a day in the event of an emergency, as we always have trained professionals ready to answer their calls and handle anything they may need. Our staff is available anytime, any day to ensure no need goes unmet and no issue goes unresolved, providing the highest quality caliber of tenant relations possible.

Who wants to take calls in the middle of the night about a leaky toilet or broken air conditioner? We do. That’s why we’re here! We take the late-night, early morning, and mid-vacation calls so you can enjoy your time and have peace of mind while resting and relaxing. Our response team is unmatched and provides quick, comprehensive service to your tenants, ensuring they are completely satisfied with the problem remediation process to the best of our abilities.

For smaller repairs and maintenance, we will handle it directly without contacting you unless otherwise directed, taking the pressure and stress off of your shoulders for no additional fee. If the cost of the remediation exceeds $250, we will contact you for further direction on what steps are necessary to quickly fix the problem and permission to go ahead with the process. From there, we handle the scheduling, negotiations, and payment delivery from your account and provide you with any receipts or documentation to keep on file for future reference! With our team on your side, all you have to do is make the call on what needs to be done and we handle the rest! Our dedication to your tenants and their comfort is just part of why we are one of the best residential property management companies in the Dallas area but is certainly one of the most important facets of our management package, as it helps facilitate a strong landlord to tenant bond which makes the entire rental process significantly easier and much more peaceful.

Our Promise to You

As one of Dallas, Texas’s leading rental property management companies, Local Dwelling has your back. We are here all day, every day to make sure your properties are protected, maintained, perfectly managed, making the rental ownership process a breeze! We look forward to serving you!

At Local Dwelling, you don’t just work with one person but a dedicated team ready and willing to assist you with any questions you may have. Your tenants also have the peace of mind of getting a live person 24 hours a day in the event of an emergency.

Who wants to take calls in the middle of the night about a leaky toilet or broken air conditioner? We do. That’s why we’re here, so you don’t have to take those calls! But you should call us, today!