Real Estate Investor · Tacoma, WA · Member since 2014 · 64 posts · 17 votes
Hi all,
I'm looking for recommendations for a property manager for my 8-unit apartment building in Cullman, AL. Our current manager is in Huntsville and it is becoming clear that we need someone more local to Cullman who can be on top of showing our listings and taking charge of maintenance and repairs as needs arise. Does anyone have anyone close to Cullman that they would recommend? Thanks so much!
Investor · Cullman, AL · Member since 2015 · 15 posts · 20 votes
7y
Hey, Stacey. I live in Cullman. My property manager is Larry Crumley of Continental Realty. His business is in Birmingham, but he and his family live here. Message me if you would like his cell number.
Another option is Wes Warren at Happy Homes. Excellent realtor who also manages rentals here. I have his cell as well.
Investor · Cullman, AL · Member since 2015 · 15 posts · 20 votes
7y
Hey, Stacey. I live in Cullman. My property manager is Larry Crumley of Continental Realty. His business is in Birmingham, but he and his family live here. Message me if you would like his cell number.
Another option is Wes Warren at Happy Homes. Excellent realtor who also manages rentals here. I have his cell as well.
Hey, Stacey. I live in Cullman. My property manager is Larry Crumley of Continental Realty. His business is in Birmingham, but he and his family live here. Message me if you would like his cell number.
Another option is Wes Warren at Happy Homes. Excellent realtor who also manages rentals here. I have his cell as well.
Benjamin
Hi @Benjamin Rogers, I also have a single family property in Cullman, AL and looking for a property management company. Can you share your referrals with me as well? Thanks!
Also, @Stacey Olson would love to hear more about who you hired and how that experience has been.
Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.
To avoid going through the same poor experience, keep reading.
Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.
In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.
It's often a case of not doing enough research, as they don't know what they don't know!
Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!
So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.
EXAMPLE: PMC states they will handle tenant screening – what does that specifically mean? What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.? You’d be shocked by how little actual screening many PMC’s do!
This also leads owners to ASSUME simpler is better when it comes to management contracts.
The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!
A well written management contract should clearly spell out what is expected of both the PMC and the owner, to PROTECT both and avoid misunderstandings. Why do you think purchase contracts are so long and have such small print?
We recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.
EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!
P.S. If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general. Take ownership of your mistake and learn to do the proper due diligence recommended above😊
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