We have "changed the rules" in the Detroit area, so property owners receive personalized, high performance management while also reducing monthly expenses. We take the burden off the board members by taking care of those mundane management responsibilities that you don't have the time to do properly. Just give us a chance to show you how good we really are. You will not be disappointed.
Attend Board Meetings & Annual Association Meeting
For full service management we contract with all of our Associations to Board Meetings and their Annual Board Meeting.
We are members of:
Community Association Institute
Institute of Real Estate Management
Northern Oakland County Board of Realtors
Inspection of Common Areas
Your Property Manager performs regular inspections of all common areas including all mechanical rooms and roof.
Oversee Maintenance of Common Areas
The Maintenance staff, janitor, or cleaning crews are directly supervised by your Property Manager.
All aspects of general maintenance are thoroughly inspected and directed by your Property Manager.
Procurement of Qualified Competitive Bids for Board Approval
Property Managers secure qualified competitive bids from our approved and proven vendors. All bids are broken down and submitted to the Board of Directors.
Attend Board Meetings & Annual Association Meeting
We contract with all of our Associations to attend regular Board Meetings and Annual Board Meeting.
Oversee Common Association Projects
Your Property Manager will directly oversee all common area projects.
Regular inspections are conducted during major capital improvement projects.
Negotiate Vendor Contracts
KC Property Service LLC. carefully negotiates all contracts with vendors. All of our Property Manager’s are experienced in interpreting vendor contracts, and each manager can effectively recommend appropriate changes/additions.
Handle all Owner Communication
Our company has a guaranteed response time of eight (8) business hours for non-emergencies.
All Property Managers can be instantly reached at any time during the day for emergencies.
Through regular mailings, residents will be notified of all issues pertaining to projects at the Association.
24-Hour Emergency Call Center
All of our Property Managers are on call 24/7 for their own Associations unless they are on vacation.
All after hours emergencies are routed to the Property Manager's cell phone.
Communicate with Board on all Association Matters
Our Property Managers communicate directly with the Board of Directors on all Association matters.
Communication is handled via e-mail and phone calls.
Bid Out & Selection of Competitive Association Insurance
We have built very strong relationships with several insurance agents that specialize in Condominium Association Insurance. We have been extremely successful in reducing insurance costs for our Associations. In addition, we have our own Workers Compensation Master Policy that will greatly reduce your Workers Compensation costs. Due to the number of properties under our control, Agents will submit the most aggressive pricing.
Develop Proposed Association Budget
The Director of Property Management and your assigned Property Manager will create a Proposed Budget based on specific building common elements, experience, and similar buildings in our portfolio.
Rules and Regulations
Your Property Manager will work with you to develop an effective and enforceable set of Rules that all residents can live with.
All set procedures for warnings and fines will be handled directly by your Property Manager.
Action Items Checklist
Our Property Managers are required to complete an Action Items Checklist each month. This checklist details out the status of all proposals, projects, as well as the date of all inspections.
All checklists are e-mailed at the close of each month to the Board of Directors in the form of a Management Report.
A brief overview of our Accounting Services:
Maintain Operating Account
Invoice & Direct Debit of Monthly Assessments
Collection and Deposit of Monthly Assessments
Payment of All Association Invoices
Maintain Association Records
Filing of Annual Tax Return
Filing of Refuse Rebate (if applicable)
Processing of All Sales/Refinances
Assessment Notices are mailed out each month to all owners with a complete accounting of everything they owe.
We offer Direct Debit for all assessment payments.
Late notices are mailed out each month as a reminder to all owners about their unpaid balance.
All applicable late fees are automatically assessed in accordance with your Association’s late fee date.
Legal procedures are initiated on a timely basis as agreed upon with your Association Board of Directors.
Monthly financial statements are provided to your Association each month.
Our financial statements provide you with a complete budget analysis as well as a complete accounting of all payables and receivables.
All accounting is done on our state of the art accounting system. As our accounting system is windows based, specific information can be easily e-mailed to Association Board’s and owners.
All assessment payments are processed in a timely manner.
Invoices are properly coded and approved by your Property Manager so there is little room for error.
Your assigned bookkeeper processes and pays all invoices on time.
All monthly financial statements are e-mailed to you for quick delivery.
Newly Formed Associations
The following checklist is used for all new Associations to insure that the Association has been properly set up:
Cleaning Schedule Check List
Contracts in place – Elevator, Roof, HVAC, Snow, Towing etc.
Utility Change Over • Rule’s & Regulation’s
Annual Sewer Maintenance
Annual Pump & Sprinkler Fire Test
Annual Fire Extinguisher Check
Set Up Building File
File Fire Safety Sheet – High Rise 80 ft.
Developer Fire Evacuation Plan
Fire Panel Monitoring Contract
Sales & Moving Requirements