Owner Frequently Asked Questions

What type of properties do you manage?

We specialize in Single-Family homes, Duplexes and Town Homes.


What type of properties do you not manage?

We don’t manage anything larger than a duplex, such as 4-plex properties or small apartments. We don’t manage commercial properties. We don’t manage homes with chronic repair issues or conditions that might adversely affect the health or safety of an ordinary tenant. An example would be a home with a rotted 2nd story deck that an owner “can’t afford” to properly repair.


Are you licensed?

Yes, we are licensed REALTORS®. We are members of:

  • Better Business Bureau
  • Greater Houston Chamber of Commerce
  • Houston Board of REALTORS®
  • Texas Association of REALTORS®
  • National Association of REALTORS®
  • Houston Chapter of the National Association of Residential Property Managers
  • National Association of Residential Property Managers


What do you do to get my property leased?

Renting homes is a merchandising rather than a selling effort. Many tenants find their homes by scrutinizing the outer appearance of properties in neighborhoods where they desire to live. The placement of signs with our company name and telephone number is one of our best means of attracting potential tenants. We also acquire tenants through the Multiple Listing Service, Internet web searches, other Real Estate companies, Military Housing Office, rental agencies, walk-in business, and referrals from satisfied clients.

  • FOR RENT SIGNS – “For Rent” signs are normally placed on a rental property thirty (30) days prior to the property’s availability date. For new property, the sign is placed on the date the unit first comes under our management or, if necessary, when the property is in a showing condition. Unless restricted by Neighborhood Associations or City Ordinances, signs are placed in the yard where they are visible to traffic.
  • BASE HOUSING – Properties are posted at Military.com which is the major source of our military tenants.
  • NEWSPAPER – If requested, classified ads are placed in the Houston Express News and/or other publications. You are only billed for advertising that you request. MLS – Your property data is entered in the Houston Multiple Listing Service giving access to over 4,500 REALTORS®. We pay a leasing fee to the agent who brings us a qualified tenant, whether the agent is from our office or from another company.
  • LEASING LOCATORS – We make all of our listings available to the many Lease locator Companies. These non-REALTOR® companies specialize in helping tenants find apartments, houses, and duplexes.
  • WORD OF MOUTH / REFERRALS – We regularly receive referrals from our current and past tenants, friends of our tenants, and from other Broker’s agents.
  • INTERNET LISTINGS – We have developed a web page, which provides information on rental homes to families that are planning to relocate into the Houston area. Our properties are posted online at TDRPGMT.com, Mysanantonio.com listings are updated regularly.
  • CORRECT PRICING – Even the best properties will not lease quickly if overpriced. We analyze the market to be certain your home is priced according to current market conditions.
  • THOROUGH PREPARATION – The most desirable properties, priced well, will not lease quickly if they are not in top condition. Properties must show well and have “curb appeal”. We make sure your property is presented in a clean and attractive condition so that it will catch the attention of a good, qualified tenant.
  • WE SHOW YOUR PROPERTY PERSONALLY – We have motivated leasing agents, who are all licensed REALTORS®, who personally show your property. Potential tenants ARE NOT permitted to take keys and view properties. 

Normally, there are three factors that make a property difficult to rent – undesirable neighborhood, it does not show well, or the rent is not competitive. If one of the last two problems appears to be a factor in marketing your property, we will make suggestions to correct them. We do our utmost to keep all properties rented, not only for your benefit but also because our income is based on a percentage of the rental income. Some Rental Facts — Monday is the busiest phone day.- Renters visit three to five properties before making a decision.- It usually takes two visits for a renter to make a decision.- Over 75% decide to rent in the spring or summer.- 58% of the prospective tenants use the Internet.- The female is the primary decision maker.


What do you do to qualify a tenant after they have made application to rent my property?

This is one of the most important aspects of the successful management of rental property. We look at an applicant’s past behavior and assume their future behavior will be the same. An applicant must demonstrate a history of being a good, responsible tenant as well as meeting our financial criteria.

  • APPLICATION – After a prospective resident has been shown a property and has expressed a desire to lease it, our Rental Application must be submitted. The prospective tenant must also submit an Application Deposit and a nonrefundable Application Fee. The application fee is retained by the company to defray the cost of processing the application. Upon approval of the application, the Application Deposit becomes the Security Deposit for that property.
  • SCREENING – We subscribe to Houston Retail Merchants (SARMA) San Antonio’s premiere tenant performance reporting company.
  • LANDLORD VERIFICATIONS – SARMA verifies the true owner or agent for the property. They personally talk to past landlords and ask detailed questions about the applicant’s past performance.
  • SCORED RETAIL CREDIT REPORTS – SARMA provides us with their exclusive Scored Retail Credit Report which tells us the applicant’s current and past performance in meeting their financial obligations. It also tells us their monthly debt and shows their previous addresses (which we compare to addresses listed on the application). An applicant must have acceptable credit to qualify.
  • EMPLOYMENT / INCOME VERIFICATIONS – SARMA also provides us with a complete employment picture. They verify job title, job status, salary and prospects for continued employment. An applicant needs to earn at least 3 to 4 times the monthly rent in gross income to qualify for rental.
  • EVICTION & CRIMINAL REPORTS – SARMA has access to public records that tell us if the applicant has ever been evicted. They also provide us with criminal background checks. This is a level of scrutiny that most other property management companies do not perform.

If accepted, the applicant’s in-processing includes a detailed explanation of the lease, lease signing, collecting pro-rated rent, and providing the tenants with a copy of our Lease Rules and Regulations and our Detailed Property Check List. Our Lease Rules and Regulations further explains our Lease Agreement and provides information about rental payments, lawn care and maintenance, pets, service calls/emergency repairs, check-in/out procedures, lease renewal and termination, utilities, security deposit, etc. The Lease-Rules and Regulations becomes an addendum to the Lease Agreement.


What is the Duration of the Lease?

All leases are in writing and normally cover a period of one or two years. Longer leases are approved after discussion with the property owner. With the owner’s approval, during slower rental periods, we accept leases for less than one year in order to have the lease expire during a more active rental period. On occasion we may elect to place a tenant on a month to month or 6-month rental lease to accommodate sale of the property by the owner, a tenant’s pending departure, or moving the property into a more active rental period.


How do you make sure the tenant is taking good care of my property?

First, careful tenant selection protects your property from being rented to unqualified people. During the lease term, we may have occasion to enter the property for repair or maintenance reasons and will use that opportunity to examine the property.

In addition, we will generally schedule a 6-month property survey walk-through to see how the tenants are maintaining the property. We make sure the air filter is being changed, that the smoke alarms have batteries and that there are no unreported problems at the property.

We will also schedule a renewal survey when the tenant renews the lease. This protects both you and your property. The right for us to make routine inspections of the property is part of the tenant’s lease agreement.


What do you do if they are not taking care of my property as they should?

We give them an opportunity to correct the situation, and usually they will. If a problem persists, we will make a decision based on that specific situation.


What happens if the tenant does not pay their rent?

If payment has not been made by the 5th – 6th day of the month, we send an eviction notice. Whether or not we eventually have to proceed with a formal eviction depends on the specific circumstances. It is usually financially better, for all involved, if a solution can be worked out. If the tenant has experienced a one-time event which caused them a financial hardship, and we have had no previous problems with them, we will normally give them a chance to catch up, if there is reason to believe they can do so. If the tenant has demonstrated an ongoing pattern of late payments, broken promises and/or evasiveness, eviction is usually the best course of action.

Each case is unique, and we make our decisions based on what is best for you and the property in the long run. We always proceed with the legal notices required for eviction regardless of any other factors. We will simply postpone the actual filing of the eviction if the tenant is showing favorable effort toward resolution. Evictions in Texas are a simple legal matter as there is no way a tenant can prevail in court if they have not paid rent, and the landlord has properly executed the notices and filing. Full evictions, when necessary, can usually be completed in five to eight weeks.


How informed will I be about what happens with my property?

We believe that you hire a property manager to manage the property for you, not to assist you in managing it yourself. We offer a turnkey style of property management service which is most appreciated by those property owners who prefer to be “out of the loop” on all but the most important matters related to the management and leasing of the property. We don’t pester you with small details, questions, information or “updates” about your property or tenants, except for those matters which will have a significant impact on your monthly cash flow. Instead, we simply take care of the things you have entrusted us to handle on your behalf.


What if I want to be informed to a greater degree than you have just outlined?

For some property owners, our system is not a good match, and we understand that. We are very up front about the fact that we do not want you to hire us if you expect to be involved in minor details or decisions related to the management and leasing of your property. We simply have not designed our systems and procedures to accommodate that level of involvement by owners.


Under your system of property management, how informed then will I be about what’s going on with my property?

Our general rule of thumb is this; if something has happened, or is about to happen, that will disrupt your ordinary monthly cash proceeds by more than $300 per repair not total invoice; we will let you know about it. An example would be that we receive a 30-day notice from your tenant, and therefore a turnover, along with related expenses, is pending and we want you to be informed and prepared for it. Another example would be that your A/C unit has failed during the middle of a hot summer; we have determined that the 12-year-old compressor needs replacing and have initiated the work to replace it. We will call to let you know what has happened and the expected financial impact on the following month’s statement.

Aside from any special considerations unique to you or your property, our rule of thumb is this: If something may cause a potential interruption in your ordinary cash flow (loss of tenant or major repair), we will let you know about it right away. Otherwise non-emergency items will be notated in your monthly statements. Of course, we encourage you to contact us anytime you have a question or wish to discuss something. If you are a worrisome owner that wants to be informed of every little thing, our style of management is probably not for you.


How do you handle maintenance requests?

Tenants may submit requests though our website or fax, email, or mail their requests to us. For emergencies, they may call us or use our 24-hour answering service that will contact us after hours. After receiving a repair request, we will contact the tenant and ask them questions in order to help us determine the exact nature of the problem before sending a service technician. We make sure it is not something the tenant can fix themselves (ex: reset button on the disposal, tripped breaker etc.) before your money is spent on a service call. After determining that it is a legitimate problem, we will send the appropriate service vendor to make the repair. We tell our tenants that we are able to handle most repair requests within 1 to 3 working days, and, in fact, are usually able to do so. Comfort items such as air conditioning, no hot water or heat, receive highest priority and are usually attended to the same or next business day.


Do you use the cheapest maintenance people you can find?

We do not! We do not employ, nor do we profit from any maintenance people we use. They are competitive in price, competency and reliability. We have access to “all-around” maintenance technicians who are skilled in a wide range of home repairs including air-conditioning, light plumbing and electrical. These technicians are billed out at about $42 per hour, compared to single trade vendors who charge $60 – $75 per hour, and occasionally more for conditions such as an after-hours emergency sewer backup. We save our owners money by using these technicians for the majority of multi-trade and make-ready tasks. Another benefit of using these technicians is the opportunity for checking out the general condition of the property – something that a single trade vendor will not do for you.

We believe we have developed a very sensible approach to handling maintenance and repairs, and that you will realize cost savings that other property management companies simply cannot deliver.


Do you hold some of my money for repairs? How much?

We require a $300 reserve per property in your account so that there are always funds to pay the vendors quickly.


How do I know you won’t spend my money on large repairs without my approval?

This is the greatest fear of most new owners. We promise in writing not to do that. Ordinary maintenance and repairs of less than $300 are paid out of your account, and you will see this in your monthly statement. If we think a repair might exceed $300 and if we are unable to reach you, we may initiate repair work even if it is higher than $300 as stated in the management agreement; for the following cases: (1) the health or safety of a tenant is an issue; (2) the property will incur damage if immediate action is not taken, (3) In instances where there is only one option to consider. We will not leave a tenant waiting in 90+-degree heat without A/C or without hot water, or a leaking roof while we try to contact you for permission to do the obvious.

Sometimes an owner will complain that we spent $365 (for example) when it was not an emergency. The simple explanation for this is that the company that went to the property charged a $65 service call (for example) to go out to the property whether they fixed anything or not. Therefore, instead of having the owner incur a $65 service call just for us to get an estimate and then having to send the company back out to do the repair and the owner having to incur another $65 service call, the owner saved $65 by having the repair done the first time.

We always tell the maintenance companies to alert us if the repair is going to be over $300. Sometimes the maintenance company may think that the repair will not go over $300, but after they get working on the repair, they find that there is more to fix than they could see before they started the job. It would not make good sense and it could be a safety issue if the company had to leave an air conditioner or dishwasher, etc. torn apart while we waited for your permission to ok the additional $50.00 (for example) and then the maintenance company could charge another trip charge on top of the extra money for the repairs. This would not be in your (the owners) best interest.

Texans Dream Property Management does not make any money on maintenance and any discounts that we receive are always passed on to the owner.


My brother-in-law is fairly handy; will you use him to perform repairs?

No, we only use our qualified vendors. We are not able for liability reasons to use your friends or relatives to perform work on your home unless they are in fact licensed vendors (see below).


What if I want you to use my plumber, A/C Company, etc.?

We will be happy to invite them to join our vendor list if they are qualified and insured, but we cannot promise that a specific vendor will be dispatched to your home for certain repairs. We already have a stable of very qualified and reasonably priced vendors that we have used for many years. If a company you prefer wants to be added to our vendor list, they can contact us, and we will interview them and let them know what documentation and references we need. However, we cannot guarantee that your favorite company will be sent on all service calls to your property. Our concern is always to resolve repair problems in the timeliest way possible with the best available vendor at the time. We cannot keep track of a pre-established roster of which vendors are assigned to certain properties – it would be very cumbersome and inefficient and would not achieve the best service to you, the tenant, or your property.

Our professional reputation, with both tenants and owners, is largely, if not entirely, determined by how well we handle maintenance. Therefore, we follow a practice that is most likely to insure the best possible response and resolution to problems.


I want you to use a Home Warranty for all covered repairs, is that ok?

We prefer that the owners do not use a Home Warranty Company to make repairs at their rental property.

There is a HUGE problem in the home warranty industry, and the public is becoming savvy to it.

Try searching Google with the name of your favorite home warranty company and the word `complaints’ or `fraud’. You will be amazed. Find out how many people feel like they got burned, turned down wrongfully, or got seriously bad service. Furthermore, feel free to visit www.my3cents.com for even more examples of this currently growing problem; THERE ARE MANY OTHERS…..

Almost Every time we call a home warranty company for a problem, they deny the service either on grounds of lack of maintenance or abnormal wear and tear. How do you define abnormal wear and tear and lack of maintenance? When it comes to exclusions and small print, Warranty contracts say a claim can be denied for lack of maintenance, improper maintenance, improper installation, pre-existing problems, code violations and numerous other reasons.

Warranties are typically purchased by home sellers or their real estate agents to avoid lawsuits if something breaks in the first year. Not to be confused with a builder’s warranty, a so-called home warranty — Actually a service contract — is typically purchased for existing homes, especially homes sold by real estate agents. These service contracts generally cost $300 to $600 for a year-long basic-coverage plan that includes items like ceiling fans, water heaters and furnaces.

The contracts come with loopholes. You need to carefully read your service agreement to determine what is and what isn’t covered. Coverage for plumbing, for example, typically ends at your home’s foundation, so leaks or breakages beyond that would be your responsibility. “Pre-existing” problems typically aren’t covered, nor are breakdowns that result from poor maintenance or improper installation. The contract also may require that a system be upgraded to current building code standards — at the homeowners’ expense — before they agree to consider repairs. People who have had problems with the home warranty companies say that the more expensive the repair or replacement, the more likely home warranty companies are to invoke these exclusion clauses.

You don’t have control over who does the work. The home warranty provider contracts with local service companies to perform the actual inspections and repairs. You don’t get to choose, and scheduling repairs can sometimes be a trial. The service technician may also try to sell you unneeded services.

We have had hundreds of problems with home warranties.

We had a bathroom faucet go on the blink; we called the Home Warranty Company. After paying the $55 deductible, their contractor refused to make the repair. So, we had our plumber go out and they made the repair for $65. We have experienced this over and over where the owners are spending money on deductibles and then we have to send out our maintenance people to fix the problem.

Our next problem came in the form of a malfunctioning air conditioner. After 2 days with the tenants having no A/C and paying a $50 deductible, the service technician reported that there was lack of maintenance and therefore it had to be replaced and cannot be covered under the Home Warranty. They gave us an estimate of $4,000 to replace a 6-year-old A/C system. Also, the tenants are staying in a Hotel and want to be reimbursed for their expenses. We sent out our A/C vendor and he said the A/C unit is perfectly fine except that a small part had to be replaced; total cost from our vendor was under $200.

On another property, a dishwasher repair was needed. The home warranty company took 3 months and had make 15 trips out to the property to repair the dishwasher. If you were the tenant how would you feel?

On one property the A/C went out in the summer and it took 21 trips and 3 months before the warranty company finally replaced the A/C. You can be sure the tenants moved as soon as their lease agreement was up. Other tenants would have gotten an attorney and been suing the owner.

Often, they will leave tenants hanging without heat or A/C for days while they go through their “second opinion” process. If, as a property manager, I wanted to damage my reputation with as many tenants as possible by providing the lousiest repair service possible, I can’t think of a better way to accomplish that than by using a warranty company on all service calls. They simply are not compatible with the level of service we demand of our vendors.

Our owners have been burned so many times in years past that we finally decided we had enough and said, “no more”. Nothing affects the reputation of a property management company more than the manner in which repairs are handled. Tenants judge us by almost no other measure. It therefore makes little sense to entrust vendors we don’t know, whom we have no relationship with or control over, with the reputation of our company and the relationship with your tenant. Instead, when repairs are needed, we will send our trusted vendors with whom established relationships exists, and they will provide the quality service we require in a professional and timely manner. That said, if we determine through our own vendor that a covered mechanical item in your home has failed, or is in need of costly repair, we will endeavor to get whatever Home Warranty company you have out to honor the warranty, provided that they accomplish the service call and repair in a timeframe and manner that is reasonable and just to all parties. Take a look at Paragraph 18 section F of the tenant’s lease agreement 18. REPAIRS: F. NOTICE: If Landlord fails to repair a condition that materially affects the physical health or safety of an ordinary tenant as required by this lease or the Property Code, Tenant may be entitled to exercise remedies under §92.056 and §92.0561 of the Property Code. If Tenant follows the procedures under those sections, the following remedies may be available to Tenant:

(1) terminate the lease and obtain an appropriate refund under §92.056(f);

(2) have the condition repaired or remedied according to §92.0561;

(3) deduct from the rent the cost of the repair or remedy according to §92.0561; and

(4) obtain judicial remedies according to §92.0563.

Do not exercise these remedies without consulting an attorney or carefully reviewing the procedures under the applicable sections. The Property Code presumes that 7 days is a reasonable period of time for the Landlord to repair a condition unless there are circumstances which establish that a different period of time is appropriate (such as the severity and nature of the condition and the availability of materials, labor, and utilities.)

Tenants have more rights now than they ever have had in the past and Judges are normally on the side of the tenants and if repairs are not made timely, owners can find themselves on the wrong side of the legal system. It is hard enough to try to use a home warranty on the home that you live in. It is not cost effective or practical to use a home warranty on a rental property.

Our Broker will not use any existing Home Warranty Company for “first responder” service calls to the property, under any circumstance. Covered items that need replacing will be run through the Home Warranty Company only after an initial determination is made that replacement may be necessary.


So, what is a homeowner to do?

Many consumer advocates would say it’s better to “self-insure” — setting aside a reasonable sum each year to cover routine maintenance and finding reliable local contractors to do the work. You can’t shift all the risk of home repairs to a home warranty company because, as noted above, many repairs won’t be covered by your agreement.


So, when might a home warranty make sense?

If you are trying to sell a house, a home warranty can give buyers some peace of mind and may reduce the chances of your being sued should an appliance or system break down after the sale.


My home has a pool. How do you handle the maintenance?

We CANNOT manage your home with a pool and / or spa, but we will be happy to suggest other companies who may be able to manage your property.


When do you mail the owner’s checks and statements?

Frequently, I get asked why owners have to wait so long to get their rent proceeds when rent is due on the 1st of the month. I think that it is a good question and I would like to take a moment to answer it! Yes, our lease agreement states that the rent is due on the 1st of the month. Texas law says that we have to give the tenants a grace period. Therefore, the tenants have to midnight on the 3rd before they are considered to be late with their rent.

So consequently, when we open our office on the (4th), we have a lot of rents that were dropped off late on the night of the 3rd. If the 4th falls on a Saturday or Sunday, or a holiday, in which case we are closed, this will further delay the process. The checks that we receive on the morning of the 4th, we have to post into the property management software. Then we have to do deposit slips for the bank, so then on the afternoon of the 4th, if all goes smoothly, we can take the deposits down to the bank. The bank then has to post these deposits to our account, which again, if it falls on a weekend or a holiday, does not happen until the following Monday, or workday for the bank. Therefore, if the funds for us to send you your money are not credited or put into our account before we send out checks then some of checks we send out could be returned for Non-sufficient funds, causing numerous other problems for all of us.


We process statements and rent proceeds between the 7th and 10th of each month. You should receive your statement and rent proceeds no later than the 15th providing the property is occupied and the rent has been paid on time.


Disbursements are made by check and mailed with the owner’s statement or ACH direct deposit into the owners’ accounts and statements are mailed the same day. We now email owner’s statements that receive their rent process by ACH.

When we send out the ACH payments the banks take two business days to process the payments. Payments to Owners who had late rents (received after 5th) and before the 15th are processed between the 15th and 20th of the month. Late payments received after the 15th of the month are processed the following month.


If you have not received your statement and rental proceeds by the 15th of the month, please call our office, but calls prior to the 15th will just delay the processing of your funds and statement. Your cooperation is greatly appreciated.


Can you put the money directly into my checking account?

Yes! We can deposit your proceeds directly into your bank account. Please download the Direct Deposit Form from our website or come by the office. We will also need a voided check; a copy will do. DO NOT USE DEPOSIT SLIPS. We will email you your monthly statements. Also, you may login to our online portal to view your monthly statements. We are not long charging the $5.00 convenience fee for each ACH deposit.


What bills will you take care of getting paid for me, related to my rental property?

We will pay your lawn service and any other bills or invoices generated as a result of repairs, utilities or other services to your property. We are not able to pay mortgage or insurance payments on your behalf. We strongly recommend that owners pay their own HOA fees in order to avoid the possibility of fines and fees or other legal issues that could arise. Please see our information about Keeping Your HOA updated.

There must be sufficient cash flow from the property to cover such expenses, and sometimes we must set up an additional reserve fund for this purpose, which will allow us to make prompt payment for you without waiting for the rent to arrive.


What will I receive with my monthly statement each month?

Statements includes all income and expenses for the accounting periods. We request that any unpaid balance be brought current within thirty (30) days. Accounts in arrears more than thirty (30) days will be charged 10% interest on the unpaid balance.


What is your Monthly Management Fee?

Our management fee is a percent of the monthly rent depending on the size, location, and number of properties. There is no monthly fee if the property is vacant.


What is the Leasing Fee?

In order to have our managements competitive in the rental market our leasing fee is 50% of the first month’s rent for new tenants. Unlike many management companies that charge a 50% leasing fee, we pay the full 50% leasing fee to the Broker that rents the property.

We list our rental properties in the Multiple Listing Service, which is accessed by several thousand real estate agents. This greatly helps minimize the vacancy time of your property on the rental market.


Are your fees negotiable?

Our fees are very competitive, and therefore are not negotiable. We realize you can find a cheaper property manager, but price should not be the determining factor in deciding whom you hire to manage your property. The ultimate cost of using a property manager is determined by many things other than the fee we charge, namely, the efficiency and manner in which we handle problems. We feel that our services, our systems, and the experience and expertise we offer are a very great value at the fee structure we have established.


Are there administrative fees or other service charges?

There are no start-up costs. We do not charge for long distance calls or mileage nor do we markup maintenance costs at any time as some Property Managers do routinely. The only other expenses you should incur would be for services which fall outside the normal scope of our Management Agreement and for duplication of services.

If you lose a rent proceeds check, there is a $28 replacement fee. (Our charge to cancel the check at our bank)

Here are some examples that fall outside of normal management service:

  • Example (1). When an owner wants to use a company like Sears to deliver a new stove to a vacant property, and we have to meet Sears at the property, there is a service fee of $35 per hour – minimum $35.00.
  • Example (2). If the owner is refinancing the property, and we must meet the appraiser or other person at the property, there is a service fee of $35 per hour – minimum $35.00.
  • Example (3). Our records are boxed and archived each year. Owners receive copies of all bills and receipts with their monthly statement. Consequently, if an owner requests a duplicate bill, receipt, statements or other items, there is a service fee of $35 per hour – minimum $35.00.
  • Example (4). Sometimes an owner wants us to take pictures of a new fence, new roof or a repair that has been done on the property. We are happy to do this for owners, but it is very time consuming, therefore there is a service fee of $35 per hour – minimum $35.00.

Owners often ask us to do things that are outside our normal management services, and we try to accommodate our owners whenever possible.


Can Texans Dream Property Management help me sell my property?

Yes! Our agents are well trained in property management procedures and in the sale or purchase of residential investment property. In fact, some of our agents have received advanced designations such as Certified Residential Specialist (CRS) and Accredited Buyer Representative (ABR). They would be happy to assist you in either the purchase or sale of residential or investment properties. Owners receive a discount if they use our agents to represent them in the sale of their properties.


Is the management agreement a standard, widely used form?

Yes. We use the Texas Association of REALTORS® Property Management Agreement. You can also look at the Residential Lease Agreement we use with tenants and even our Rental Application if you would like.


Who holds the tenant’s security deposit?

If you are currently holding your current tenant’s deposit, you should send it to us at the time we take over management of the property. Any new deposits that we receive are held in our deposit trust account.


How much security deposit do you charge the tenant?

We stay within the norms for the Houston market. Normally we require about 70% to 90% of one month’s rent. This also helps differentiate the deposit amount from the monthly rent, so the tenant does not confuse it with a last month’s rent.


What should I do if the tenant calls me?

Responsible tenants are valuable assets to both of us. A satisfied tenant can bring us referral business and will be more inclined to care for your property as if it was their own. As the owner of the property, it is best that you avoid direct communication with the resident and refer all inquiries to our office. We maintain a diplomatic relationship, between you and your tenant, through personal contact and in the form of our Property Survey Reports and a newsletter, we periodically mail to each of our tenants. We also publish an owner’s newsletter to keep you advised of changes in the housing market, problems we are encountering, changes in laws that affect rental housing, etc.


Can I go by and view my property?

Yes. In fact, we recommend owners view their property at least once every year or two years. Owners should give Texans Dream Property Management at least three- or four-days’ notice, so we can make arrangements with the tenants. Often the trip to view your property is tax deductible! Please check with your tax preparer.


How soon can Texans Dream Property Management start managing my property?

We can start the process immediately. Contact us so we can find out more about you and your property and see if we would be a good match for your wants and expectations. Please contact us if you have other questions or wish to discuss letting us handle your property.


NOTE: We reserve the right to amend our Frequently Asked Questions – Polices and Quality Standards as deemed necessary at any time with or without notice.