Charlotte Property Management

Home Owner's Associations and Management Companies

2011-02-23T14:44:00.002-05:00

The relationship between Home Owner's Associations and the Management Companies that they work with is a strong partnership. The Management Company assists the HOA in collecting dues, caring for the common areas and scheduling maintenance. The Maintenance Company may also take care of violations to the CC&Rs and assist the HOA in arbitration matters.

The responsibilities of the Management Company vary but ultimately the responsibility that they have is to add structure, continuity and support to the volunteers that make up the HOA board. Since residents come and go, and not all can participate at that level, or all the time, the management company is able to be the backbone and manage the sometimes less desirable tasks such as informing residents that they have violated an regulation and that they will be fined. It also allows the neighbors to continue to be "neighborly" when an HOA dispute comes up.

At Kuester we believe that it is our job as the HOA Management Company to follow the lead of the HOA but also to give guidance and support when needed. It is our responsibility to assist the homeowners and provide them with the best that their neighborhood has to offer. We manage HOAs all over the Carolinas, big and small and we look forward to the opportunity to serve you.

Kuester Property Management

HOA Management Carolinas

HOA Rules

2011-02-15T10:13:00.000-05:00

Home Owners Association rules are created for the best interest of the community and vary from HOA to HOA. Failure to follow these rules can result in serious fines or legal action, so it is not to be taken lightly.

Before you plan to purchase a house in an HOA community, be sure to read through the rules and guidelines (CC&R) thoroughly. If you have an opportunity, have a chat with the neighbors regarding their experience living in the development abiding by these rules. Although some of the rules are pretty standard, different HOAs will have their own set of unique guidelines pertaining to their community and their specific common areas and "personality."

If you have never lived in an HOA community before, you might find that some of the policies are rather restricting, or even bizarre, (I remember reading through mine the first time and seeing that the HOA specifically restricted swine from residing in the homes... which made me think that at some point, someone HAD to have had a pig in the neighborhood that had caused a bit of a ruckus!)

The usual HOA guidelines include what kind of maintenance to the common will be done including the landscapes, swimming pools and play areas, and the courts or courses if they apply.

Garbage removal may be included in the HOA fees, or may not, but there will likely be a policy about keeping your trash cans out for a limited amount of time, and where they can be stored. (Garbage tends to be a big deal with neighbors). You may also be restricted to where you can park and for how long, and how late an loudly you can party outside the house.

Most of the common place regulations involve general discipline in the daily activities like throwing out garbage, mowing the lawn, keeping the premises clean, and maintaining low noise level so that one will not get the feel of living in a college apartment. This is for the general happiness and well-being of all, despite the occasional inconvenience to the individual.

Attendance at the regular HOA meetings, will give you a feel for not only why the rules are in place, but also for how to change rules too. HOAs will welcome participation from the residents and on the committees and if there is a policy you are not happy with, as a member of the community, you have the opportunity to try to get it changed!

If you have any questions about the HOAs in the Charlotte area, please give us a call at 888.600.5044.

Kuester Property Management
HOA Community Management

Why Live in an HOA Community?

2011-02-10T09:50:00.000-05:00

I have heard it before... "Why would I want to live in an HOA Community?"

Well, here is the truth... it is not for everyone! Some people like the freedom of not having to abide by a set of rules governed by a neighborhood board -- and there is nothing wrong with that. But for others, an HOA offers security, value, organization, and support that they do want and need.

Ultimately, the purpose of a Homeowners Association is to protect the value of homes and neighborhoods within a development. This is done by maintaining common areas and holding the residents accountable for following the rules of the Association. The Association has the right to enforce maintenance and design standards like the color houses are painted and where vehicles can be parked. The point of these rules is to keep people from doing things like park cars on blocks in their front yards, or paint their front doors in polka-dots... or keep a pen of pigs in the side yard... or decide to put in a moat! Some people find this restricting, and others feel secure that a set of policies are always followed the same way by everyone!

If you are considering a home in an HOA community, you should read through the policies and ask your questions upfront so there won't be any surprises later on. But most people do find that a community with an HOA will offer more amenities and structure -- and that can be a very good thing!

HOA Community Manager
Charlotte, NC

Pros and Cons of an HOA

2011-02-05T09:09:00.000-05:00

There is a lot a debate about the pros and cons of an HOA and a lot of it just comes down to a personal choice. Here are some "Pros and Cons" -- however, as with everything, a "pro" for you could be a "con" for someone else!

Below are five ways that an HOA is seen as a positive:

1) The HOA is beneficial to the community and maintains and pays for the upkeep of common areas, including ponds, swimming pools, tennis courts, play grounds, golf courses and club houses. It could be said that without an HOA you may not be able to have these amenities in your neighborhood.

2) Some HOAs provide services such as driveway snow removal or lawn maintenance for each residence. Perfect for busy families or retirees -- and it ensures a uniform and well-kept look throughout the neighborhood.

3) An HOA will have a mechanism to mediates disputes and quickly resolve grievances between residents.

4) An HOA will help property values to stay high by regulating the things that help keep a neighborhood looking good, (keeping garage doors closed, no cars left in driveways over night or on the street, no signs in yards, holiday decorations only left up for a month, etc.)

5) An HOA may plan annual parties, family nights, pool parties, neighborhood clean-up days, etc.

Below are five ways that an HOA may be seen as a negative:

1) Some people don't like being restricted by neighborhood rules, such as how high your grass can get before it is mowed or how many pets you can have.

2) HOAs will often have regulations about renting out the property, and may need to approve the renters.

3) Neighborhood Association dues that help maintain the common area and which go to the special events add an additional expense to home ownership.

4) If you do not pay your dues on time, an HOA can put a lien on your home or force a foreclosure on your property.

5) Some HOAs are poorly managed and a lot of times the board has a lot of turn-over. This is in part because board members tend to be volunteers with a paying day jobs and busy families. (This is why many HOAs turn to a professional HOA management company to help set and guide the rules).

In the end, your decision to move into an HOA community is one that you need to carefully consider - and each HOA is different! Be sure to read the covenants of any HOA you are considering and if you do choose an HOA community, you will always be happier with the results if you stay involved. HOAs are about and for the residents!

Kuester Property Management

HOA Management Company

Charlotte, North Carolina

Making Money in Commercial Real Estate

2011-01-25T12:42:00.001-05:00

Have you ever thought about owning commercial income property? One of the most consistent and reliable ways that investors have been making money, for hundreds, maybe a thousand years, has been in the buying and renting and selling of property.

That said, plenty of money has been lost in the same. So what is the difference between the investors that make it, and the ones that don't?

First, savvy investors do not over extend themselves. The smart investor will make sure that they spend what they can afford--even if there is a market downturn, or a natural disaster, or a major expense. Too many people who buy property buy more than they can afford, and then run into problems. In fact that is the simple explanation for our current economic woes!

Next, savvy investors choose the right property or properties. "Location, location, location!" and don't forget it. A high end boutique will not thrive on the back of a country road next to the chicken farm. An ice-cream shop will not survive if it is the only shop on a busy highway. You have to decide what kind of investment property will best suit you and your area, and what area will best suit the kind of investment property you want. Do not skimp on the research here! Take your time, be observant and make smart choices.

Finally management of the property will make or break your investment. Choosing the right property manager who can successfully market your property, and who can screen tenants, handle upkeep, etc. is give you the best chance at a positive ROI. Property managers and property management companies have different areas of expertise and specialty, and you should look for one that has worked with similar types of businesses in your area and has a positive track record.

If you would like more information on property management or investment properties in the Carolinas, please check out our website at www.kuester.com.

Is Now A Good Time To Buy Residential Income Property?

2011-01-15T12:09:00.003-05:00

Buying residential income property (from duplexes to apartment buildings and large complexes) has traditionally been a good idea for investment purposes. Many savvy investors have chosen this route to invest their money and it has paid off.

Despite the fact that the real estate industry as a whole is also feeling the strain of the mortgage crisis, now may be the right time for you to consider your entree into investment property, or even expanding your current portfolio. Just like home values, apartment buildings and complexes have also dropped in price, and that means there are some great deals to be had for the right investor.

With so many people falling victim to homes foreclosures, there has been--and will soon be more of an influx of people who need a place to rent, and still have a decent income. These people will need to be carefully screened, and their credit may be hurt, but they may make very good tenants still. Be sure to vet these people fairly, taking into account that they many have filed bankruptcy, (wiping out most of their unpaid debt), which would give them the ability to pay rent and start over rebuilding their credit. These people may be not your typical renters and a good tenant screening process will pay off here!

As you know - there are risks with any investment, and buying rental properties is no different. However, there are still good reasons to take that risk. With a well managed property purchased conservatively, rental income will help pay the monthly mortgage on the property, and temporary short-falls due to maintenance or occupancy, can be make up with good management. Property investment is not for the weak of heart, but it can, and has produced positive results time and time again.

A word of caution: It is important that you do not get caught in the same situation that caused the real estate crisis we are in. Too many people purchased properties that had over-inflated values. Be sure to carefully research any property you consider including the property value, the location, and the comps, and make a significant downpayment so that you can guard against a month or two of lower income from your unit(s) should this happen. Remember to insure against the risks.

So, now really is a great time to buy -- but you have to make sure you get the best property for you. Do not over-extend yourself, make a significant downpayment, and choose a property that will pay off, (does not need major repairs, is in a desirable location, etc.)

If you need assistance finding a great residential investment property in the Carolinas, or have any questions of property investment of property management, please go to our website at http://www.kuester.com.

Is Now a Good Time to Buy Commercial Property?

2011-01-10T10:49:00.000-05:00

Did you know that RIGHT NOW is one of the best times to purchase Commercial Real Estate in decades!

"But the economy..." you say. Well, yes, EXACTLY! Because of the bad economic conditions and the very unfortunate real estate situation, it is a "buyers market" for both residential and commercial property. Now is the time to pick up a great deal if you are willing and able. But this means that you have to have really good credit and probably cash on hand.

There are a many things to consider if a commercial real estate purchase is in your future, including the best type of property, the location and how to finance it. The option for a" Financing Purchase Transaction" should be looked at especially. Financing purchase transactions for owner occupant (meaning for your business) type loan requests may be a possibility for you, and may be a better option than other types of commercial mortgages since they are hard to qualify for currently. You may want to consider this option over other commercial mortgage programs, such a conventional and investor.

Need more convincing? We are currently at historic lows with property values, having dropped 30 -40% in the last 3 years. Historically, after a down cycle, property values came back up rapidly after the banking industry stabilizes and we are almost at that point. Do not miss out on a great opportunity.

Many business owners will be remiss in a few years that they did not take advantage of one this moment in time -- one of the best to purchase commercial real estate since the Great Depression.

If you are interested in purchasing commercial investment property in the Carolinas, check out our website at www.kuester.com.

What kind of training does a property manager need?

2011-01-05T14:43:00.000-05:00

If you are considering a career in property management, you should know that your career can go in a couple of different directions, depending on where and what kind of properties you manage. Property management is an exciting and challenging industry and you will do well if you can be organized, stay on top of current laws and regulations, and maintain a strong network in your community.

If you are interested in becoming a property manager, you should first look for training in property management that suits the specific field in which you are interested in working. For example, most apartment communities utilize a property manager to interview prospective tenants, collect rent and oversee maintenance needs. You should focus your education on business, negotiation skills, communication and finance.

Commercial property managers, while performing many of the same duties as apartment property managers, may also be involved in negotiating contracts and handling leasing arrangements. A strong understanding of contract laws and the specific regulations that govern your town and state will be required.

You can receive certification from The National Property Management Association, and take certificate training programs that can provide you with a professional designation, and credibility as you look for open positions in property management. A certificate shows employers that you've received training in asset management, tenant communication and contracts.

If you would like to take your education further, you can receive a bachelor's or master's degree in residential property management. The curriculum includes courses in interior design, marketing and leasing, management, accounting and real estate law. During the course of study, you will take the certified apartment manager certification exam.

It is important that you consider membership in associations in your community. In addition to networking opportunities that have the potential to advance your career, you can find a number of continuing training opportunities. Look for groups such as the American Apartment Owners Association and the Property Management Association.

Property management careers can be exciting and rewarding for people who like to work with a variety of people, solve problems and be a valuable resource. If you are interested in careers in property management in the Carolinas, please check out the Kuester Contact page.

What is a Property Manager?

2010-12-20T16:17:00.001-05:00

We have talked a lot about the duties and responsibilities of a property managers, and what you can expect from a property manager as the property owner. Fact is, that what you can expect from a property manager varies on the manager and the company for whom they work. At Kuester we have high standards and hope that we meet and exceed the expectation of our customer. That said, there are a few things that should be universal, regardless of which property manager you have contracted.

A property manager is the legal representative of the landlord or property owner and is responsible for the day to day operations of a property, which varies depending on the type pf property. All different types of properties can benefit from a property manager, since they can manage the tenants residing there or the businesses doing business on the property.

Property managers are in charge of single unit rental homes, multi-unit and apartment units, and commercial office and retail developments, and is responsible for maintaining the property grounds and the building itself, including the repairs of the common areas and sometimes the tenant space as well.

In addition to the day-to-day upkeep and emergency situations or a particular property, the property manager can also handle the business and financial end of their rental business. Project managers find prospective tenants, collect rent, and take rental applications, and will manage vendors and contractors and through short and long-term projects.

The property manager is the liason between the ownership of the property and those using it - and will run the property and the investment thereof efficient and effectively.

Kuester Property Management manages a variety of properties including multi-unit residential and commercial properties in North and South Carolina. If you would like to learn more, go to www.kuester.com

How to Find A Good Investment Property

2010-12-15T22:11:00.000-05:00

There are a lot of properties out there right now, and if you have the opportunity to purchase a great investment, now is a wonderful time to buy.

However, if you really want to get the best deal on investment properties, you have to increase your odds of finding the best one--one that will be a money maker! Do you really want that GREAT investment property? Then you are going to have to be vigilant—check your resources and keep your eyes and ears open! Looking through the MLS listings is not enough any more. Here are ten ways you can increase your chances of getting the best deals:

1. Tell people what you are looking for. Let the right people know what you are looking for and let them help you find the properties. There are a lot of owners out there who want to sell, but haven't yet listed their property -- and they may mention it to friends or families. You could catch one of these great deals ahead of time!

2. Go online. Go to a search engine and enter the type of real estate you are looking for, in the appropriate city. Sometimes you can get a good opportunity here -- and other times not, but this is a great place for a first step.

3. FSBO sometimes pays off. Drive around looking for "For Sale By Owner" signs. Owners often don't want to pay to keep the ad in the paper every week, so you won't see all properties there. A FSBO sign might mean a great price for you, and a seller who will be eager to sell.

4. Look for abandoned properties. An abandoned property means that the owner doesn't want to deal with the property, or can't for whatever reason, and may sell cheap.

5. Look at "For Rent" ads. Save newspapers or look at old craigslist ads that are a few weeks old. If the rental unit was not rented, the landlord might be ready to sell.

6. Bankers are great friends! Bankers are in the know and you might get a lead on a foreclosed-on investment property, and get it cheaper if you buy it before it's listed with a real estate agent.

7. Pay for leads. There are people that always seem to hear about the good deals - so offer them a finding fee!

8. Take advantage of eviction notices. Many local papers publish eviction notices,and sometime this information isinformation at the courthouse. A landlord who just went through evicting tenants may be ready to sell.

9. Advertise. Place your own "Looking for investment properties to buy," ad on Craigslist, or on a sign, or the newspaper.

10. Call Kuester! (888.600.5044). We will work with you to find the perfect property for you!

Investment Property Lingo

2010-12-10T10:22:00.001-05:00

If you are considering an investment in property, you will need to know the know the lingo!

Familiarize yourself with the industry terms such as:

Gross Income - Total income before taking out taxes and expenses

Vacancy Rate - Percentage of rental units unoccupied

Effective Gross Income (EGI) - potential Gross Income less a vacancy and collection allowance, plus miscellaneous income.

Operating Expenses - Ongoing cost for running a business.

Net Operating Income (NOI) - Operating income after operating expenses are deducted, but before income taxesand interest are deducted.

Debt Service - The ratio of cash available for debt servicing to interest, principal and lease payments.

Cash Flow - The movement of cash into or out of your business.

Cash-on-Cash Return - The ratio of annual before-tax cash flow to the total amount of cash invested, expressed as a percentage.

Capitalization Rate (Cap Rate) - The ratio between the net operating income produced by an asset and its capital cost or Marketing Value.

With the understanding of investment vocabulary you will be able to make better decisions and turn your dream of investing in commercial property, a reality. Take the time to do the research and consult with the experts before making any major financial investment!

What Do You Need to Know When Investing in Commercial Property?

2010-12-05T14:40:00.000-05:00

The commercial investment property sector in the Carolinas is looking strong in the coming year and we predict it will make a near-to-full recovery throughout the year. Expect positive growth in rent and capital values, which will support your investment, and allow you to recoup some costs from the last few dismal years.

This is great news for many commercial property investors and owners like yourself. For those looking at making a start in commercial property, or who are interested in buying an additional investment property, there are some things you need to remember about making an investment in this economy. The industry is vulnerable to a number of fluctuations and does not always follow the trends of the rest of the market--so it is important to understand how!

Design: Codes and Trends- Commercial office space and industrial property responds more strongly to changes in building design trends. Compliance and standards can also add to the costs of maintenance of commercial property which can affect your profit margin. Make an effort to keep

Location, Location, Location- if the prime industrial district shifts, or the other commercial properties around yours close, this could drastically change the capital value of your prospect and your potential rental return of your investment.

Buy With the Intent to Sell- commercial property can be harder to sell in tough markets than other investments. In a tight market, where it is a buyer's market, remember that whatever you buy, will at some point need to be sold. So a good deal needs to be a money-maker - each and every time.

Risk- As with any investment, there is risk involved in commercial real estate. Investing means you are taking on all of the risk associated with the ownership of the property, and will be responsible for any maintenance costs and upgrades that need to be made. You need to be willing and able to accept the risks -- take full responsibility and ownership and

The most important thing to remember, is that if you are interested in making a sound commercial property investment. Make smart choices and have a diverse portfolio! Real estate helps to offset shorter term investments and a good balance of residential and commercial are the often the most practical.

If you would like more information on commercial property investment in the Carolinas, give Kuester a call at 888.600.5044.

Happy Holidays from Kuester Property Management

2010-11-28T10:07:00.000-05:00

Every week or so we post something on this blog, give you tips on commercial property management, investing, and HOAs. Hopefully, you find the information useful!

In our real lives we are property managers at Kuester in Charlotte. We have locations across the Carolinas, in Boone, Myrtle Beach, Concord, Wilmington, and Fort Mill. We help people find residential and commercial properties to buy, sell, or lease and manage home owners associations. This is a very rewarding job and our company has grown to the point where we now have large team of specialized and very highly trained professionals covering all aspects of property management.

We are quite lucky to be able to say that we are currently celebrating a very successful year. We moved into a new building, we redesigned our website and we have a lot of great relationships with our customers and vendors.

At this time of year, we would like to thank YOU... thank you for reading our blog, thank you for your interest in property management. Thank you for being our partners and our customers. It is because of you that we are able to provide you the high quality of property services that have been our business mission and our family's dream for over 30 years.

Kuester Property Management is here for you. Thank you for being a part of our growth and success and we wish you the happiest of holiday seasons.

Holiday Decorations and Home Owner's Associations

2010-11-21T09:38:00.000-05:00

'Tis the season right? The season for braving the cold weather and putting up those holiday decorations!

It is great to see families take pride in their holiday lights, and neighbors in friendly competition to out-do each other. But it is important this time of year to follow a couple tips when decorating, for safety, and also for the sake of the community.

First, before you get those strands of light ready, review your HOA policies. Some neighborhoods have rules on how early you can decorate, as well as how long the lights can stay up. Generally, these rules are reasonable and are meant to discourage people from putting up lights on Labor day and leaving them up through Valentine's day. However, it is good to know what the date ranges are, so that you don't incur a notice or a fine.

Some neighborhoods also try to coordinate "like" decorating - for aesthetic reasons, or to compete with other neighborhoods in the area. So before you put up your multi-color twinkly lights and hugh blow-up snow-globe, make sure your neighbors haven't decided that this is the "cool-blue" year.

Lastly, remember safety! There are plenty of new products on the market that make putting up lights safer than in the old days of climbing on the roof with a bunch of nails! Take advantage of the special clips and the extension pole when possible, and always put up lights with a partner. It will do no good to be in a leg cast over the holidays, but if something does happen, you will want someone to be able to help. Also, use special out-door lights, and don't over-load your electrical outlets. House fires are all too common during the holidays, so be careful, be smart, and light up your house... like.... a Christmas tree!

Property Manager - Charlotte - Kuester Property Manager

Home Owner's Associations

2010-11-14T09:15:00.000-05:00

I was sitting in a coffee shop the other day, and started talking to the guy sitting in the seat next to me. He was a nice guy, worked for a local auto repair shop as the manager and through the course of the conversation, we realized that we lived in the same neighborhood.

He announced he was planning on leaving the neighborhood as soon as he could sell his home - told me he was so frustrated with the neighborhood association that it made him want to move into an area without an HOA.

Now, I did not tell him what I did - that I work for a property management company that handles HOAs.... (although ironically, not the one in our neighborhood). But I did ask him a few questions, because I was curious. Personally, I have never felt the HOA was particularly heavy-handed or unfair, and professionally I know that all HOAs are made up of the residents of a neighborhood, and all rules, policies, meetings and events that an HOA oversees can be changed with a vote--a vote of the neighbors!

So I asked him if he had ever been to an HOA meeting... NO. I asked him if he ever volunteered for a committee...NO. I asked him what specifically he did not like, and he told me it was the policy on what you could and could not build on the property. Specifically, he wanted to put a 2-story out-building/second garage on his back yard.

And I smiled. I live in his neighborhood and I would not want someone to build a second garage in their yard! Our properties average a quarter acre at best, and the amount of space that would take up would be huge. It would, in fact be an eye-sore, may even bring the property values around that house down.

We might all love extra space for our tools and our cars. We might all love to have a "guest bedroom" built. But in this particular case, it was not appropriate for the neighborhood and the covenants for our HOA were actually protecting us from everyone building over-sized sheds, or extra buildings on a small property.

This gentlemen and I won't agree, and he also won't join the architectural review committee either and volunteer his time to make a change he is interested in, or take the initiative to find out why his dream of a second garage is something that just doesn't fit into the neighborhood standards.

I am sure that he would not like it if his next-door neighbor painted their home barbie-pink and decided to put a moat in either!

HOAs are a good thing. But they are not for everyone. If you are a free spirit who likes to have full control over your property, and doesn't feel that you should be concerned with the "bigger picture" of how that affects the neighbors around you, there are plenty of homes and properties available. If you want the security and camaraderie, amenities and continuity that a neighborhood offers, than an HOA may be for you.

And remember... if you can and if you care, get involved! HOAs do not run on their own.

Kuester Property Manager

Charlotte, NC

What does a Property Management Company Do?

2010-11-07T08:52:00.001-05:00

Property Management companies have the responsibility of dealing with prospective and current tenants. If you have a rental property, you will need to market it, screen the new tenants, collect rent handle maintenance and repairs, respond to compliants and take care of evictions. A good property management company can do all of this and save you time, money and all of the frustration that comes along with managing tenant relations.

Hiring a property manager has many benefits, but it can also be expensive, and that is why so many people choose not to do it. However, in many cases, working with a property manager or property management company should be considered more of an investment than an expense!

If you don’t live near the property, management can be invaluable, if not necessary, for many issues that will arise. Also Property Managers often have the experience to find the "best" tenants, the resources to market your property in ways that you cannot, the ability to collect rent in an effective manner, and the local contacts with maintenance and repair contractors that can actually end up saving you money!

And if that doesn't sell you...remember that one wants to receive late night calls about stopped up plumbing, or manage the crisis situation of an unexpected ice storm!

Fee structures vary, however, generally, Property Managers receive 5%-10% of the collected monthly rent for the management of the property. There is also a charge of equal to 1/2 of the monthly rental amount for procurring a new lease as a "bonus", which is sometimes paid at the end of the year depending on the type of property and the property management company.

In the end, a Property Manager should save you time and plenty of work--if not money too!

Charlotte Property Manager

Kuester Property Management

Congratulations Kuester Managers of Distinction

2010-10-26T12:47:00.002-04:00

The 2010 North Carolina Chapter CAI Event recognizes Kuester Managers for there hard work and dedication to the industry.

Holly Biddle, CMCA, onsite manager for Moss Creek Village Homeowners Association and Townhomes receives "Rookie Manager of the Year". Holly has accomplished several major projects for Moss Creek, one of which was deeding over a mile of common areas to the Concord Greenway Project.

Nickki Couick, CMCA, AMS, receives a Gold Star for chairing the 2010 Fall Resource Guide Committee. Nickki was responsible for assembling the 2010 Fall Conference Resource Guide which consisted of presentations from speakers, listing of volunteers and sponsors of the event.

Is It Still a Good Time to Invest? YES

2010-10-20T13:20:00.000-04:00

If you are like many Americans, you have been watching the markets with concern, but if you are among the lucky few who have been riding this storm, who have been hanging on, and maybe have a little bit of investment capital left, now might be a great opportunity to jump into the investment real estate business.

Kuester has many available properties in the Carolinas for you to choose from. Now is a great time to buy - it is a strong buyers market with many commercial properties currently selling below their appraised value.

If you are a serious investor willing to do what it takes to find the right property, and work with the right people, please give Kuester Property Management a call at 888.600.5044

Why Join an HOA?

2010-10-15T14:03:00.000-04:00

More and more home buyers in the Carolinas are choosing to live in HOA communities. Why? Well, first of all, more new homes are being built in neighborhoods -- and neighborhoods generally have a builder who sets up the HOA as the homes are being completed. It makes sense that houses and families in close proximity would need to have a set of rules to follow for the overall happiness and continuity.

..And that is generally the point. People who live in the close proximity of neighborhoods like to have a set of rules that they know that their neighbors are following. Not everyone would be keen on their neighbors building a shed in there front yard. Not everyone would appreciate the artistic flair of painting a home in giant polka-dots. HOAs set the ground rules and policies that the everyone has to follow.

HOAs provide the structure through the CC&Rs -- and when you are looking to buy a home, it is your responsibility to know what the Covenants, Conditions and Restrictions are --and if they are something that you wish to live within.

For so many the answer has been "yes" because this kind of "rule of law" helps us all be good neighbors, and give us recourse when someone is not.

Charlotte Property Manager.

Shopping for a New HOA Property Manager?

2010-10-10T13:37:00.000-04:00

Are you shopping for a new HOA Property Management Company? Unfortunately, it is not uncommon for a Property Management Company not to meet the needs of the board and residents it serves. Sometimes the neighborhood is just too big, sometimes it is because the company over-promised--but we get a lot of new business from established neighborhoods that are just plain unhappy with the company with which they had contracted.

One of the best things that you can do if you are in the market for a new HOA Management Company is to create a complete list of "needs and wants." The Board of Directors for the HOA may do this, or a subcommittee may be created, but it is important to know what it is you are looking for and be able to articulate this to the prospective companies that present their proposals.

A lot of HOAs are cost-sensitive. And if this is the case, you should consider what you "need" the management company to do vs. what you would like them to do. It would be better to have better quality service from a reputable, experienced company which did not do everything... than a company which did everything poorly!

When interviewing the Property Management Companies, ask them how they would have handled the situations for which brought you to the decision to look for a new company! This will give you an idea of the creativity and ability of the companies AND give you an idea of how reasonable your expectations are. Your requests may be easily met--or there may be a challenge for which you had not considered. Finding the right HOA Management company is really about a partnership, and they are just as responsible for telling you what is not possible as you are for asking for what is.

Like with much else, communication is the key. Ask for what you want, listen to what can be done, and set the expectations so that everyone is on board and your next HOA Management company can be the permanent management company.

What is a Property Manager?

2010-10-05T12:52:00.000-04:00

A Property Manager is a person -- or a company, that handles many tasks for a property on a daily basis, but one of the main roles of a project manager is to act as a liaison between the landlord and the tenants. It is essentially the Project Manager's responsibility to handle anything the tenants may need, and everything the landlord needs!

This is a tall order and sometimes the needs of the landlord outweigh the needs of the tenant. For example, if the tenant chooses to add a new puppy to the family, and the rental property does not allow pets, it is the Property Manager's duty to find a resolution. This may mean that the tenant will have to move, perhaps pay a fee, etc. The Property Manager must enforce the rules--and the contract the tenant signed.

The Property Manager may have to put the tenants needs ahead of the needs of the landlord too! For example if the roof is damaged in a storm, the Property Manager would be responsible for getting the roof repaired to code, for making sure the tenants are safe their belongings are not damaged. This may mean that the landlords need (or wish) to stay on budget for the year wont be met. The Property Manager must provide the tenants a suitable residence per the signed contract.

The Property Manager responds on the landlord's behalf to maintenance issues, and provides a buffer for those landlords desiring to distance themselves from their tenants. It brings order a professionalism to the relationship!

The Property Manager may take on the role of rent collection, marketing the property, screening the tenants, and resolving any issues amongst tenants, and the landlord.

A Property Manager's job is complex and the responsibilities vary from day to day as different issues arise. However big or small the job, our clients all agree they would not want to take it on themselves! And that is why we are here. We have the expertise, experience, and resources to be able to provide our clients with the best in property management, be it for a residential unit, or in a commercial space.

If you have invested in property in Charlotte, Boone, Myrtle Beach, Concord, or Charleston and would like to learn more about Property Management - please give Kuester a contact us.

Multi-Unit Rental Property

2010-09-25T19:07:00.000-04:00

Multi-unit residences in North and South Carolina are traditionally a good investment, because they are considered recession-proof. Everyone needs a home and multi-unit homes offer amenities at an affordable price.

If you are looking at potential investments, multi-units may be a good fit, but you should first consider if the units can provide you with an adequate potential cash flow--will the income from the properties cover your monthly costs, and the taxes, emergencies, and repairs.

You also need to think about the care and maintenance, marketing and management of the property and residences, and who will take care of these responsibilities.

Property Managers are a good option for owners of multi-unit properties. Not only can they take care of collecting the rent and handling minor disputes, they also are charged with keeping the buildings and property in good working order. A property manager will market the units and screen potential tenants.

Ultimately your ownership of a multi-unit property will be a good investment if you are able to manage the property properly.. and that is something that a professional property management company can assist you with and make your investment one with a positive cash flow.

Charlotte Property Manager
Kuester Property Management

Green Ideas Your HOA Will Love

2010-09-15T08:32:00.000-04:00

Your HOA may not like it if you put a compost pile in your front yard, or let your lawn go "au natural," but there are some things that you can do to be energy efficient and environmentally friendly that won't get you a fine from the HOA!

You can:

Buy Energy Star appliances - these are not the end-all and be-all of the environmental movement, but they are a good start.

Plant HOA approved trees and plants - Planting trees will help replace oxygen and remove CO2. The more you can plant, the better your gift back to the environment.

Use Low Volitile Organic Compound Paints (VOC) - VOC paints are non-toxic and will not pollute your indoor air.

Use LEED-Certified Building Materials - LEED Certifications come in different levels, but it all comes down to how environmentally responsible the materials are. If you are building a home, or addition, think about using a LEED certified builder and LEED certified materials.

Use Mult-Zone HVACs - Buy an HVAC system that is designed to distribute air to different parts of your home and pre-programmed times to keep the parts of the homes at different temperatures depending on usage. The initial cost will be more, but the savings can more than make up for it... and it is better for the environment!

Replace incandescent lights with compact fluorescent or LED bulbs - The bulbs are becoming the norm, but you can still buy the old kind... When given the choice, take the greener compact or LED route.

Make sure that recycling bins are put in common areas with the garbage - By simply giving neighbors the option to recycle, most will!

Start a Green Committee - Join forces with your neighbors to help educate each other on green-options, innovative ways to be environmentally conscious and provide assistance to the HOA in making better decisions.

Before You Join an HOA Community

2010-09-05T22:09:00.003-04:00

A Homeowner Association (HOA) is a legal entity created to manage and maintain the common areas of a community. Generally these"common areas" consist of things like pools, clubhouses, landscaping, parks, streets and roads, but a HOA also governs the CC&Rs, the Declaration of Covenants, Conditions & Restrictions, or set of rules that are typically set up by the developer and updated/changed by the Board of Directors. The CC&Rs are what determines if it is ok for you to leave your garbage can out for more than a day or if you are allowed to leave a car up on blocks in your front yard, or if your neighbors will have recourse if you choose to paint your shutters purple when theirs (and the rest of the neighborhood's) are black.

The HOA will enforce these CC&Rs in the way that is approved by the Board of Directors, often with the assistance of a property management company. These polices are developed to protect the neighborhood, the value of the homes and the quality of life for the residents. However, these policies can be changed if the majority of the voting neighbors would like them to be. So before you buy a home in an HOA, here are some things to consider:

1) You should thoroughly read and examine the CC&Rs that govern the community and make sure you can live with and abide by them. If the regulations state that you cannot have goats on your property, and you are a goat owner... this may be a sticky point! But if you think that 24 hours is plenty of time to leave out your recycling bin and you feel that is a fine policy and want your neighbors to abide by the same....an HOA may be perfect for you.

2) You are perfectly reasonable to ask for a copy of the financial statements of the HOA and have a person such as a lawyer or accountant examine them to make sure there is nothing irregular. Checking to see if the HOA runs its business in a responsible manner will help you determine if the neighborhood will have enough cash on hand to make upgrades and repairs to roads or other common areas such as the pool.

3) Find out what the monthly dues are and make sure you can afford them. Dues can be reasonable... or not depending on where you live, what the HOA does and your tolerance for the price-tag. But not paying them could put you in some serious hot water and potentially get you sued.

4) Find out if the HOA has a strategy for replacing of major items such as heating, cooling, roads, buildings and roofs and how the reserve requirements are funded. (i.e. has money been saved, or would the neighbors each be required to pay an additional amount should the basketball court need to be re-surfaced.)

5) Find out if there is any litigation pending against the HOA. This could be a red flag in a couple of different ways, and certainly something you should know before you sign your contract.

6) Ask about when the last time dues were raised, and how often this happens. For obvious reasons you want to know how much you may be expected to fork over!

An HOA community may be a great fit for you and your family and more an more Carolinians are making this choice. But be educated before entering into any contract, especially one concerning where you live and what you can do with your property.

Property Manager
Kuester Property Management

Going Green and Your HOA

2010-09-01T18:18:00.000-04:00

Many people throughout the Carolinas are making an effort to incorporate "Green" ideas into their daily living. Yet, for those of us who live in neighborhoods with Home Owner's Associations, being "green" can sometimes cause problems!

Energy-saving ideas such as using clotheslines, solar panels, and replacing our grass lawns with rocks and drought resistant plants are generally frowned upon in most of the covenants used by local HOAs.

So what is an environmentally-conscientious homeowner to do? The short answer is to be familiar with all of the rules and regulations that your HOA has. Know that many of these rules are standard and handed down by the builder when the neighborhood was built. Many of these are very old ways of thinking and your Home Owner's Association has the power to change these with community support.

If there is a neighborhood policy that you think is worthy of change, you are probably not the only one. The Association is made up of your neighbors and could include YOU. So get involved, rally the other "green" folks and think about what you can do to be good homeowners and environmentalists.

Ultimately, HOAs exist to protect the rights and property values of the members of the neighborhood. If you can present an argument that is accepted by the majority of the voting neighbors, you can get a covenant changed.

Benefits of Hiring a Property Management Organization

2010-08-25T13:07:00.001-04:00

If a property owner chooses a property management company they can expect several key benefits. While it may initially seem costly, a well run property management company can actually provide peace-of-mind and increase profits for owners. Here are just a few of the benefits:

• Increased income. A property management company has experience in advertising and marketing and can reach potential tenants through their contact base. A property management company also has the advantage of understanding the local rental prices, and assuring you have the right price on your property.

• Time. If the property management company is handling the marketing, sales, administration and maintenance of a property, that means that the property owner has just one point of contact. That combined with the time that it would take an owner to deal with all the aspects of commercial property ownership if done alone, means that the owner gains free time to focus on other businesses, hobbies, and family.

• Lowered expenses. A property management organization is be able to perform preventative upkeep, which will reducing the immediate costs to the property owner, and they have a better understanding of local laws (helping shield the owner from costly legal cases), as well as having relationships with contractors and maintenance companies that may give a better rate and do a better job on property work!

Overall -- a property management company can essentially pay for itself - both in the tangibles and in-tangibles. If you would like to learn more about how Kuester can provide you with the best property management in the Carolinas, please check out our website at www.kuester.com.

Multi-Family Rental Units

2010-08-15T21:11:00.000-04:00

Before you consider purchasing a multi-family rental unit, it is important to consider the cash flow potential of the building. There are many complex models with which to make the calculation, but the best one is a straight forward look at the historical data on the building and comparing similar properties.

A great place to start is to pick up a free copy of a "Renter Guide" or other apartment search magazine. Check out the available rentals for comparable sized units (sq footage), and number of bedrooms within the same vicinity as yours. If there are apartments located within the same neighborhood as your units, find out how much they are renting for. Your prospective renters will be comparing prices, so you should know your competition. Consider options, updates and other features. What makes your unit better? What are some selling points that your units offer?

Once you have researched the comparables, you should request the Schedule E from the current owner. This document is the income or income loss statement for the unit and shows the rental income and expenses and the net income or loss generated for the year. Remember that a net loss is not necessarily a bad thing, as most owners will try to report a loss for tax purposes. You will need to look beyond the bottom line to examine the rents charged. What are the rental prices of the units (are they at or below market value?) What is being charged for utilities? (And what is the actual cost of utilities?) Are there units that spend a long time vacant? How long does a unit sit vacant on average? If a unit sits empty it could mean that it is not a good investment—or it could mean that the landlord did not market the unit properly. Ask the seller—there may be a good reason. You should also check to see what major expenses that the units had – such as electric work or a new roof. This could be the reason for a loss being shown, but are really positives for you. This says that the owner maintained the property, and those are things you won’t need to take care of in the first year of owning a new investment property.

Your next step is to do some simple math. You can expect that for every dollar you make in rent – you really make $0.95. This will roughly take into account the amount of vacancy time you might have. Take that amount and subtract your monthly expenses such as utilities, insurance, lawn care, etc. and your monthly mortgage payment. Then deduct 10% for incidentals for repairs. If the number ends up a positive… then multi unit investment property may be for you!

Finally you should ask the current owner what the length of each current tenants lease is. If the property is currently renting for under market value, you will need to know when you will have the opportunity to raise the rent to the market price.

10 Questions to Ask Before Hiring a Rental Property Manager

2010-08-10T13:24:00.004-04:00

One of the biggest concerns for multi-unit residential landlords is not being able to keep an eye on what is going on at the property. It is difficult to keep track of one property, let alone several! So, if you are not able to monitor your property(ies) you may want to to consider hiring a property management company--to protect yourself, your tenants and your property.

A property manager can oversee all of the day to day issues involved in managing the property, but before you get started, here are a few questions to ask:

1. What is Their Experience? Is your potential property manager experienced in managing multi-unit rental properties? Have they worked in your area, with the types of tenants you hope to attract?

2. Are They Professional? Do the people at the property management company have professional appearances and do they handle themselves in a professional manner? If you hire a company--you want them to represent you!

3. How many other properties do they manage? If your property management company is large - you will want to know who specifically will manage your property, and what other properties they manage --if you have an individual, you will want to know what their work-load is as well.

4. What is their availability? You may need someone who is available 24/7 to handle issues that may arise at the property. Does your potential property manager have full availability, or work with a company that can take calls at 2 in the morning if necessary?

5. What are their memberships and certifications? There are several organizations that provide certification for property managers - membership means they have completed courses, and or meet certain standards.

6. Are they likable? Having a likable property manager goes a long way, especially since this person will be in change of finding tenants and dealing with complaints!

7. Is there a contract?Make sure you get everything in writing! All good property management companies will have a contract already written up. Review this with your attorney. If you are dealing with an individual, make sure to have each aspect of the relationship written down. You can not be too cautious when dealing with properties and your investments.

8. What will be outsourced? Make sure you have a clear understanding of what will be outsourced by the property management company. It would be unreasonable to think that the same company that paves the driveway will be re-stocking the toilet-paper in the common area bathroom, but this is something you need to be aware of.

9. How will they handle rent payments and disputes? Know ahead of time how the property manager will handle collecting rent, late payments and other disputes.

10. What are their references? Always check references before you sign the contract. Make sure they are references from like-properties if possible.

If you are interested in learning more about Carolina Property Management - check out our website at http://www.kuester.com/

Advantages of Hiring a Property Manager

2010-08-01T11:39:00.000-04:00

Have you ever wondered what the advantages are of hiring a professional property manager?

When a property manager is hired, the property owner or landlord can rest easy, knowing that they have a property management company working for them. The owner does not have to be concerned about marketing for and screening tenants, and they do not have to worry about daily maintenance issues. This frees up the owner to deal with their own business or hobbies and provides a buffer between them an their tenants.

Another advantage of working with a property management company is that the property manager takes on the responsibility of monitoring & maintaining occupancy levels and choosing the right tenants. Also, the property manager can handle the administrative functions of the property and make sure that the occupancy is high.

A good property manager will be a salesperson--able to persuade potential residents/tenants and buyers and have strong marketing skills to find the right people and/or businesses. A property manager will also make themselves available to handle building inspections, property insurance matters, maintenance requests, and showings.

A primary function of the property manager is to handle the finances and make sure residents pay and submit their rent payments on time. They are also involved with managing the finances and budget of that specific property. All insurance paperwork, taxes, billing, and scheduling of property bills can be the responsibility of a property management company, as can the ordering and maintaining supplies and equipment and collecting payments from the tenants.

Property managers can also supervise maintenance and cleaning crews, coordinate marketing and advertising efforts and know exactly the right time to bring in new tenants. In short, a property manager can take care of everything that you would need as a property owner, and do so effectively and efficiently.

Let us know if you are interested in learning more about property management or how Kuester would be able to help you market and manage your Carolina property.

Looking to Lease?

2010-07-25T21:14:00.000-04:00

Are you looking to lease a commercial space for your business? There are several factors to condisider when trying to find the right place... that is, afterall, why they say: Location. Location. Location!

The first thing to do is to find the right part of town to locate your business. Is Uptown Charlotte your best bet, or is suburb Fort Mill, SC more your speed? Do you need a stand-alone office, or a high-traffic retail spot. Identifying who your clientele is, and where they are will help you choose the right types of locations.

Once you have narrowed it down to a genre of locales, you can start looking at specifics and what is available. Check out thet Kuester site for available properties in your area. Here are some other factors to consider:

1) Are there other businesses in the immediate area that would compete with you?
2) Are there businesses in the immediate area that complement your business? (i.e. a restaurant and an ice cream shop).
3) Is there enough parking for your customers/clients?
4) Does the area have foot traffic?
5) Is the location near a major roadway?
6) What is the rent price?
7) Is there area growing or established?
8) What kind of upfits will you need to have done?
9) When will the space be available
10) What are the contract terms?

If you are interested in learning more about the available properties that Kuester has to offer, just check out our website at www.kuester.com.

What you should know - Investing in property

2010-07-20T19:11:00.001-04:00

To many, being an investment property owner is the best way to financial freedom. Owning real estate can certainly create and build wealth. However, owning investment property is not something that comes without work. Finding the best property, negotiating the contract, and then finding tenants and managing the property are all obvious tasks, but the most important things... are Time and Money. Managing these are the hardest jobs in investment property!

Before you get started – there are a two things you should know:

Time is of the Essence:
Do you plan to own the property for a long time, or turn it around quickly? These are important questions when trying to figure out what upgrades and improvements should be done. Also, you can expect that if you do own the property for 5-10 years, or longer, that there will be a new roof that needs to be put on, or a furnace that needs to be replaced. Your investment will need continual investing to keep it in top condition—but if you are only planning on hanging on to it for a year or two, you won’t want to sink money into unneeded expenses that you won’t be able to recoup.

Time is also important as you time the purchase and sale of the property, and balancing that against your needs, situation and the property you are looking for. Timing your sale or purchase is tricky, and that is where having a commercial real estate company on your site can make or break the investment. You don’t want to pay too much when you buy, nor do you want to wait too long when you are ready to sell. Timing can be your best friend or your worst enemy.

Money. Money. Money.
Having money on hand and a great credit situation is imperative for investment property owners. Besides having the cash to buy the property, having the monies available to make repairs and manage emergencies is important.

Work with you financial advisor to determine the property amount of cash vs. loans that you will need to get the right mix for your expenses as well as what you will need to make your payments and still have what you need “just in case.”

You also should make sure you can save enough for retirement and other long-term goals before making the investment. Property ownership is not a sure bet, so it is important to not put all your eggs in one basket!

Property Manager
Kuester Property Management
Charlotte, North Carolina

Finding a Good Property Management Company

2010-07-14T13:42:00.001-04:00

Finding a good property management company the most important decision when it comes to your commercial real estate. The right management company will make your operations run smoothly--and a bad one will make your life miserable at the very least, and potentially cause significent financial hardship! Property Management should not be a decision based on cost, but rather one based on customer service and experience. We have outlined a process below for finding the best property management company for you:

1) Outline your goals.

What is it that you want? Would you like a full service property management company, or one that just focuses on finding tenants?

The full service companies such as Kuester will advertise your property, help to place tenants, maintain the property, including major repairs, collect the rent, and send reports and a check each month.

A company that finds tenants will just advertise your property and place tenants. Depending on what your level of involvement is, you may choose one or the other options.

2) Set realistic goals.

Depending on what you bought your property for, and what your mortgage is AND what the average rental cost is AND how many tenants you are able to get, AND a near endless series of other factors - you may or may not make a profit on your property! Run through all the factors with your accountant and be conservative. Consider asking other property owners what surprise expenses they have had and make these part of your calculations.

3) Do your research.

Reputable property manangement companies will have a website outlining their services, philosophies and available properties. After narrowing it down, ask for referrals. Also, look for signs from the company posted around town and take notice of their advertising. Do you like what you see?

4) Always get references.

Ask for at least 2 references from current or recent clients. Most property management companies will give this information with zero hesitation, and if they refuse do you really want them managing your investments?

5) Never sign before you read.

Property Management contracts are legally binding contracts and can be negotiated. But sometimes they include details that were not previously discussed! Not only should you read before you sign, but you should also have your attorney review the contract as well. There may be language in the contract about additional costs that you will have to pay (i.e. major repairs), and reasons that either you or the property management company could cancel the agreement. So know before you make anything permanent.

Commercial Property as a Retirement Investment

2010-07-10T17:12:00.001-04:00

What is your long term plan for income after retirement? Many people, especially those who have been in business the majority of their adult lives, have chosen commercial property as a way to provide themselves with long-term monthly income through their retirement.

A good choice in commercial real estate can not only earn you the money to live off of, but be a significant asset in your estate, even after your death.

Investing in commercial real estate, as much as it has great potential, is not a decision that should be entered into lightly. As with any investment, there is risk involved, but there are several things that you can do to reduce that risk:

1) Do Your Research: Take your time and research the property before making a purchase decision. What is the land zoned for? Has there ever been any problems on the property, are their current tenants? Are the buildings (if any) sound and ready to be leased, or will work need to be done first?

2) Make sure you have enough money: The purchase price may be in your budget, but is the cost of needed repairs, fees, taxes, maintenance, management, etc.

3) Consult your attorney: As with any real estate transaction, having an attorney to advise you and go through the contract is a must to be able to project yourself.

Investing in commercial property can be a very wise decision--one that could see you comfortably through your retirement. However, it is a choice that should come only after long and careful consideration!

If you would like to know more about investing in commercial real estate in the Charlotte area, just give us a call at 888.600.5044!

Kuester Property Management

Should You Invest in Real Estate?

2010-06-25T12:09:00.004-04:00

Real estate investing can be risky... and very rewarding! The first thing you should know about property investment is to be careful with "too good to be true" and "sure bets." As with any opportunity, there are people who look to take advantage of others and it is important to not get caught up in schemes that can bankrupt your before you ever get started.

If you are seriously considering investing in real estate property, here are a few things you should know to get you started.

•You should have plenty of investment capital, not only to make the purchase, but to make the necessary upgrades and pay the taxes. If an opportunity comes to you and you are being sold a "no-money-down" option, this is probably too good to be true. Also, if you are asked to take a huge loan that will put you in a debt you can't get out of, this is probably too good to be true! Always go into an investment with cash on hand and plenty to live off of as well!

•You should have a good knowledge of the real estate market and the area in which you are looking to buy property. Is this an area that is growing? Are there businesses to support your tenants or future buyers? What are other properties in the neighborhood selling/renting for?

•You should have good management, people and negotiating skills--or you should have a property management company work for you that does. Collecting rent, managing repairs and finding tenants can be a difficult job.

•You should have the ability to do repair work, access to people who can do it for you, or a good property management company who can arrange and coordinate the work that will need to be done.

•You should have a relationship with a property inspector who can evaluate properties before you buy them and validate the claims by the sellers of repair work that they have done.

Finding a good property in which to invest and making that into a rental property, or turning it around for sale can be a job in and of itself. That is why many people are turning to property management companies to turn their investments, into profitable businesses.

If you are interested in learning how a professional property management company in the Carolinas can assist you with your investment property, please contact Kuester Property Management.

Reasons for Hiring a Poperty Manager

2010-06-12T10:49:00.000-04:00

Many people have chosen to make property an investment, and the smart and lucky ones have made a significant amount of money with this investment. Using a professional property management company can assist you in turning your investment into a profitable one.

A Property Management Company can maintain your property, find and screen tenants to lease your real estate to, collects the rent and handle maintenance and other tenant issues. Here are just a few reasons you should consider a Property Management Company:

1. Experience and Expertise:

Your goal with your investment property is to have the property make money for you. You do this by keeping the expenses low, and maximizing the income potential. An experienced property management company knows what can be done and has the ability to do it in an efficient way. They are also aware of the best practices, rules and laws in property management in your area and can give you the advantage of their knowledge so that you don't make errors in judgement that end up costing you your profits!

2. Property Maintenance.

Keeping your property maintained and attractive is important to retain its value and attract tenants. Maintaining a property can be hard work and require anything from minor grounds-work to major repairs. Your property management company not only has the relationships with the best contractors, they will be able to manage the day to day and the non-routine maintenance such that your investment is kept in tip-top shape at the best possible cost.

3. Getting the Price Right.

Getting the price right, and marketing it correctly can make or break your investment. If you go too high, you wont get tenants; not marketing it correctly, means you wont get tenants. AND... without tenants, you are losing money each month! By working with a qualified and professional property management company, you can assure yourself that the prices set are competitive in your market, for the type of property you have and that you have directed your marketing efforts at the proper demographic.

Owning investment property can be a lucrative income stream, but it takes good decision making and professional know-how to make this work. Feel free to contact Kuester Property Management to learn how we can assist you manage and market your investment.

What you ALWAYS need to do when you own rental property

2010-06-06T08:10:00.000-04:00

Do you own rental property? Here are a few tips for you and your property management company to keep your business running smoothly.

1. Always Screen Your Tenants.
Never rent your property to anyone before doing a thorough credit history, checking references, and doing background checks. Failure to screen tenants often result in problems such as late-paying tenants, or those who damage the property. Your property management company should be able to assist you, (or in some cases completely manage) the tenant screening process.

2. Always Get It In Writing.
It is never wise to enter into a property agreement without a written lease or month-to-month rental agreement. It is important to document the terms of the relationship with your tenants -- including when and how you, or the property management company will handle tenant complaints, emergency and non-emergency repair requests, notice you must give to enter a tenant's apartment, etc. Your property management company should be able to assist you with a proper contract.

3. Always Handle All Financial Transactions Properly.
Establish a fair system of setting, collecting, holding, and returning rent and security deposits. Always inspect and carefully document the condition of the rental unit before any tenant moves in, (and make any necessary repairs to keep it in rent-ready condition) to avoid disputes over security deposits when the tenant moves out.

4. Always Stay on Top of Maintenance.
Maintaining a clean and safe property as well as making the needed repairs in timely fashion is vital to being successful at rental property ownership. If the property is not kept in good condition, you'll likely alienate good tenants, and tenants may even have the right to withhold rent, or sue for injuries caused by defective conditions, or even move out without needing to give notice.

5. Always Provide a Secure Environment.
Your tenants deserve a safe a secure premises. Assess your property's security situation and take the appropriate steps to protect it with proper lighting, tidy landscaping, security patrols where necessary and whatever else you need to do to protect your assets and tenants.

6. Always Let Tenants Know Before You Enter Their Rental Units.
It is not only polite, but in many cases the law to notify your tenants whenever you plan to enter a rental unit. You should provide as much notice as possible, at least 24 hours or the minimum amount required by state law.

7. Always Disclose Environmental Hazards.
If there's a danger such as lead or mold on the property, you need to disclose this to your tenants. You could be held responsible to any health problems your tenants suffer due to these types of hazards. It is always best to remedy the situation properly and as soon as possible, but at the very least you need to let the tenants (and potential tenants) know.

8. Always Work With a Reputable Property Management Company.
Choose and supervise your property management company carefully. Choose a company with a good reputation, references and experience managing the specific type of property you have in that market.

9. Always Purchase Liability and Property Insurance.
It is important to protect yourself by purchasing enough liability and other property insurance. Insurance can protect you from lawsuits by tenants. Injuries, fire and storms damage, burglary and vandalism are all things that can happen, and you should carry insurance to keep a small disaster from turning into a major one.

10. Always Resolve Disputes Quickly.
Dispute will occur eventually—in any time of property relationship. It may be something small—such as a client paying a day late each month, or something big, like the need to evict. But it is important to resolve disputes with your tenants quickly and without lawyers and lawsuits when possible. If a dispute becomes more difficult, you can consider mediation by a neutral third party, (again, your property management company can be very helpful here). By addressing any issue that arise quickly, you will be able to avoid costly and potentially devastating repercussions.

Kuester Property Manager

What to Look For When Renting Property

2010-06-05T12:48:00.001-04:00

In these harsh economic times, individuals are turning towards renting rather than purchasing, and it is important to build your own checklist of what you want out of the rental. Moving to a new apartment could definitely be an exciting task for you, but before you make advances in leasing, here are a few simple guidelines to follow.

First you should set a budget for yourself, and determine how much money you can spend each month to make rent. Focus your search around your budget, and even think about saving money; decide if living with a roommate is worth it for you and your situation. When looking for a roommate, make sure you thoroughly interview them to determine if it is someone you can see yourself living with.

When searching for an apartment/house to rent, make sure that it is close to where you work. Because gas prices continue to climb, and you're trying to save by renting, it would be ideal to find a place where you can walk to work. This will help you save while renting. Look for an apartment/house that is sizeable enough for you to live. You obviously don't want to live in a 4x4 brown box, so it's important to find something that won't be too difficult to adjust to.

Like negotiating the price on purchasing a house, you can also attempt to negotiate with a landlord. There is really no harm in trying! The landlord will be lucky to have a tenant that pays on time and doesn't cause problems. When signing a lease, make sure you read the fine print. Try not to sign a long-term lease, and look for a 6 month lease, unless you want to live there for an extended period of time. Find out exactly what you're responsible for, and budget your expenses. If it's not exactly what you're looking for, don't be afraid to write up your own agreement, and present it to your landlord for approval.

Remember, if you are really tight on cash and cannot afford much, you can always move back in with your parents (if that's an option). I know it doesn't sound glamorous to say that you live in your parent's basement, but it may be beneficial to you to save up for that dream apartment, or even house for the near future!

Are you looking to rent in the Charlotte, Boone, Myrtle Beach, Fort Mill or Concord? Or have you considered an investment property? Please check out the Kuester Website for some great Kuester properties!

Why You Hire A Property Manager

2010-05-25T17:07:00.000-04:00

If you can afford one, you buy a dishwasher...saves time, gets those dishes spotless, and certainly makes most people’s lives happier.

Same with a snow blower, washer and dryer, or microwave. All labor saving devices.

People or services can be labor saving devices too. Cleaning people, delivery persons, gardeners, handy-men…All these people perform functions that we could do – but choose to outsource to save us time and frustration.

Some people we turn to provide services that we (theoretically) could do, but prefer to have in the hands of experts. Accountants handle our taxes, plumbers take care of our pipes, pastry chefs provide us with deserts, and thank heavens for those general contractors who help us with numerous projects around our property.

So whether you own one or two rental units, regardless if they are commercial lots or retail units, are you using a property manager? Why not? Unless you really enjoy all the time you are spending dealing with the tenants? Maybe endless landscaping and snow-shoveling is your cup of tea? Or perhaps chasing after rent or trying to even rent property is your idea of a relaxing weekend!

We might sound flip, but it is the truth. Property management is a rewarding and enjoyable job for many people. But for many other people, it is a time-consuming means to an end. If you don’t really love the day-to-day operations required in maintaining your investment property, then maybe you want to look into getting a property management agency.

Property management firms are affordable, reliable, and dependable resources for big and small property owners. If you want to free up some of your time to enjoy life, but still want to make sure that your tenants and property is managed – its an incredible solution.

Commercial Property: Investment or Not?

2010-05-20T16:13:00.003-04:00

If you are looking for a good return on commercial property, you must have a solid understanding the ins and outs of real estate in the area. Commercial property can be a great find – and a great moneymaker, but you don’t want to leap first and ask questions later.

There are various types of commercial property. Let’s look at them individually.

• Offices: tend to have a high value when situated in the central business district of an urban area or business district. Major office districts, regional centers and suburban centers are other viable areas. Think about where people are working. Probably not in the middle of a cornfield. Look at the area carefully, and see if this is a place companies WANT to do business. A good thing about office real estate is that there is a slightly different wear and tear. Doubtful that the place will be trashed from a raging party or burned down from a kitchen fire. Offices are also generally used less then 24 hours a day. They do come with different needs though, from electrical to plumbing. Consider this when investing.

• Retail: Certain retail sites will always be at a premium. Location is key in getting the greatest investment potential for your money. Shopping centers, strip shops and malls have a great return on investment. The hot places that people are spending money are the hot places to rent out. But, sometimes retail areas can be fickle. New shopping malls spring up all the time, driving other malls out of business. Make sure the place you are investing in isn’t gone to be usurped by a new mall annex or a moving highway.

• Commercially zoned real estate: This is a bit trickier. This type of property can be improved by converting it to a multiple use property - office, retail, residential. Mixed use real estate like this can buffer you from changing economic factors – and ensure you have a steady stream of income. This is sometimes trickier to mange and rent – so you will probably want to work with a knowledgeable property management firm.

Kuester Property Management

So You Are Thinking It Is Time To Own Some Rental Property

2010-05-10T14:39:00.000-04:00

We hear the naysayers all the time. Not a great return, too much hassle, I don’t know what to do, etc... The fact is, that rental property is a stable and great investment. Let’s break it down for you…

Owning rental property can be a great source of steady income if handled properly, or it can be serious profit when looking for a long-term real estate investment. Going about both is a bit different though – so you have to be honest with yourself about your short-term and long-term goals. Deciding which way you want to go depends on several things.

Rental property is much like your own personal property…Well, you own it just like you own the home you live in! The owners/renters - you - have all of the standard legal obligations of owning property, including taxes, the mortgage, insurance and any other expenses. You also need to be aware of the condition of the property at all times and maintain a safe living environment for your tenants. There is also the investment of time in managing the property. Who is going to do repairs, mow the lawns, shovel the sidewalks, follow up with tenants if rent isn't paid, see that all rules are being followed, settle disputes...the list is a long one. Even if you can’t do it – a good property management agency can do it for you.

If you decide you want to keep your rental property as a long term investment – and not a short term windfall – take some extra thought. Be sure you protect yourself financially and legally. Owning rental real estate means knowing how to handle tenant effectively, fairly and legally all the while making sure you are covered.

Investing in commercial property can be a lucrative venture. However, you can capitalize on your return by boosting your commercial property's value by adding some investment friendly features. These improvements can run the gamut from a substantial initial payment to a mere investment of your time and sales skills. You can take a piece of undeveloped land and increase its value exponentially by using a few techniques to give it more selling power and you a higher profit.

If you find inexpensive and high-end property, consider this: Property that is on or near golf courses, lakes or beachfront is usually always a safe bet. Plenty of people have made a mint from rental shore homes. Sea or lakeside property is a rare commodity and should be jumped at quick! Ocean front condos in Myrtle Beach for example are great for increasing your profits from commercial property!

Kuester Property Management

So You Say You Are Thinking Of Investing in Real Estate?

2010-05-05T14:27:00.000-04:00

Property is almost always a great long-term investment. It can also be a practical short term investment as well. Just depends on when you buy, when you sell, and how much both transactions amount to…For the last year, prices on property has been dropping in many areas. That is bad news if you're looking to sell, but it puts the ball in your court if you're interested in buying. The market is changing, and everyone expects a rebound. Right now is a time to jump into the pool and make an investment if you have the cash available. Buying rental property in a down market can be a lucrative investment but there are some factors you should consider before you jump in.

We’ve quizzed our experts, and have these great four tips for you when looking for a rental property.

• Where do people want to live? Where do they want to shop? Where do they want to eat? Find out where tenants want to be…and buy there. Not only where do they want to be now, but look in areas that are going to be good in a few years. If you want a sure-fire bet, ask your real-estate agent to show you properties with solid rental track records.

• Don’t over extend yourself. Make sure your rental income will provide for your expenses. Don’t hedge too tight to the line. You don’t want to be worried on a month to month basis that you will have a shortfall. Plan for emergencies, for the occasional month you don’t have a tenant, for unexpected repairs, and definitely plan to have a small and tidy profit after you pay off your loans or mortgage.

• Find reliable and stable tenants. Screen the people who are renting your property. Don’t skimp out on background checks, credit checks, or references. Don’t take a leap of faith. These tenants are occupying YOUR investment. Make sure you have people who will provide for your income and not damage the property. Never rent to anyone without having them fill out an application that includes references - then be sure to check those references! Verify their employment record and, if they've leased or rented before, talk to former landlords to see if they've had problems in the past. A credit check is also a good idea - if they are already having financial problems, you don't want to be the next one on the list.

• Always have a standard rental contract drawn up that outlines the rules and regulations of the property, the rent and when it is due, any deposits required and rules regarding landlord access to the unit, etc. Be clear about what repairs and maintenance are and are not your responsibility as the landlord and the rules covering changes such as painting the rooms, etc.

• If you can’t manage the property, invest in an agency that can. Don’t have the time to manage the real estate? Then find an agency that can do it and can do it effectively.

• Make investments in your property that will reap further income. Landscaping, painting, new appliances, new carpet or floors – these will all add to the value of any real estate in the long-term, as well as make your property look more attractive to short term tenants.

• Know the laws and regulations in your state or local municipality. If you don’t know them – learn them. Or hire a agency to manage the property that does!

Those are some simple pointers, and there is a lot more fine points and common sense that we can provide you with when thinking about making the leap.

Kuester Property Management

Benefits for Buying Commercial Real Estate

2010-04-27T17:42:00.002-04:00

Buying commercial real estate can an exciting and profitable business. By investing in commercial properties in the Carolinas you give yourself a long-term revenue stream. Here are just a few benefits of commercial real estate!

1.) Multiple revenue streams: The great thing about commercial real estate is that you can have multiple revenue streams. The property itself can gain value and be resold, you can rent or lease to get a monthly income, and you can use the space yourself as an office out of which you can run your business.

2.) Diversification: It is important to keep your investment portfolio diversified. Investing in Commercial real estate is a great way to add additional properties to your investment portfolio, and having commercial investments adds some variety and options for your portfolio. Commercial real estate properties can be range from apartment properties to office buildings.

3.) Properties are currently available at a great price: There is plenty of commercial real estate available in almost every part of the Carolinas, and the poor market conditions have left some great deals in its wake. Take your time when choosing the right property and you can certainly find prices poised to rise.

There are many benefits to getting into commercial real estate, but like with any type of investing, it is very important to gain as much knowledge as you can before making those tough decisions about what to invest in.

Considering a New Business in the Carolinas?

2010-04-20T17:21:00.000-04:00

Are you considering opening a new business or a second location in the Carolinas? There are many benefits to working with a professional commercial brokerage and leasing realty company.

A professional commercial brokerage can take the time to walk you through the process of buying commercial property. They will assist you in finding the property that best meets your needs and coach you through the buying process.

Buying or leasing a commercial business space is just the beginning of the journey, one which will hopefully be profitable and fulfilling. Work with a professional organization that knows business in the Carolinas. Work with Kuester.

Currently Kuester has several properties for sale and for lease, and we would be happy to work with you. Please call us at 704.973.9019.

Not happy with your HOA? Get involved.

2010-04-15T15:09:00.003-04:00

I myself live in a community - just outside Charlotte - with an HOA. The other day our neighborhood held its annual "neighborhood garage sale." It was a beautiful sunny spring day - the perfect Carolina weather!

As I sat with my neighbor (a good friend) I heard her say, over and over again, what a shame it was that the neighborhood association did not advertise the garage sale properly. She complained to herself, to her husband, to me, to the one or two people who stopped to look at the old children's toys... But fact is, we had hardly any traffic at all and it made for a very long day!

After a while I had to say something. Homeowner's associations work when the neighborhood residents get involved. And since my friend had not been on the garage sale committee, and since she did not make any effort that I could tell to help organize the event, participate, help, or lend her opinion beforehand, I truly felt that she did not have a reasonable complaint.

Many of us in Charlotte live in HOA communities and many are run well. The property management company takes care of things like the park and the pool and common area. The architectural committee approves fences and patios. But too often too much falls on too few.

If you are not happy with how your HOA is run, or how they handle the annual Easter Egg Hunt, or the color of the new playground equipment--then it is ultimately your responsibility to get involved. The folks that have taken the time and effort to step up and make the decisions for the community are not compensated. They do what they can, and sometimes that means there is no one to place an ad in the newspaper or update the neighborhood website.

Every HOA has large jobs and small jobs and if you are able--please consider doing your part. If you can't, that is fine too... but it leaves little room for you to complain when things don't go the way you would like!

Property Manager
Kuester Property Management

Commercial Property: Keeping an Eye on the Competition

2010-04-10T14:56:00.003-04:00

When you are considering the purchase of a commercial property, one of the best things that you can do ahead of time is research the competition.

How long do the other buildings have unoccupied space?
Are there several available properties near the one you are considering?
What is the average length of lease of the building you are considering purchasing?
What is the average length of lease of the similar buildings in the area.

Take the time to walk the grounds of similar buildings. Can you see what they are doing well? Do they have well maintained landscaping, walkways and parking lots? What makes these buildings attractive to tenants? What could they do better? Can you talk to any of the business tenants of neighboring building?

Investing in commercial property is a big decision and goes way beyond just finding a place and putting a "for lease" sign up! Before you buy, investigate the market, do your homework, and make sure to put considerable time in "knowing your competition." Learning from the people who are doing it well, will make you more successful!

Property Manager
www.Kuester.com

Tips on Buying Commercial Property in the Carolinas

2010-04-03T12:26:00.000-04:00

Across the Carolinas there are excellent locations for investing in commercial property. With the economy on the start of a rise, now is the time to make the move.

The Carolinas have beautiful mountainous regions, sun-kissed beaches, and wonderful metropolitan cities in between. Owning a business building and then leasing it out can be great business but as with any type of investment, you will need to do some careful consideration.

If you are a property owner of a commercial building, you will have to maintain the property. Landscaping, building maintenance, general cleaning, and build-outs will have to be done. Hiring a great Carolina-based Commercial Property Manager will be the second-best investment after the property itself!

A property manager will be able to not only take care of maintenance and upkeep of your property but also provide you with advice, pricing suggestions, marketing, collecting rent and negotiating contracts.

The commercial property market can be competitive, and it will pay to get yourself out in the lead. An experienced and professional property management company will be able to lessen the risk of owning a commercial property by lending you their expertise.

Another important factor is to carefully consider location. Perhaps more important than the location of your home, is the location of your investment property. Proximity to like buildings, parking, shopping, walking traffic and/or bus lines are all things that should be weighed. While different types of businesses require different types of locations, you should research what kind of location your prospective tenants will need.

The appearance of the inside and outside of the building as well as the property itself should reflect the types of clientele you would like to attract. If you are looking to have a high-end spa as a tenant, this should be a factor in the type of decor and landscaping you choose. The same goes for it you are looking to put a small manufacturing business into the space! What do your prospective tenants look for in a building?

If you are considering a Carolina Commercial Investment Property, please consider giving Kuester Property Management a call. From locating the right property, to managing it, Kuester is able to meet your investment property needs.

Kuester Property Manager

Commercial Property will hit bottom in 2010--and be a new investors dream!

2010-03-25T23:57:00.000-04:00

If you are the owner of a commercial properties, hold on for a rough year. 2010 will likely be the rock-bottom for the commercial real-estate market.

The silver-lining is that new investors will benefit if they are able to step in and buy up the properties. Sellers of these commercial properties have been hesitant to lower prices, however they will need to to get the property sold and avoid foreclosure. Both scenarios work in favor of the buyer, who, if they are able to secure a bank loan, or have the cash on-hand will find remarkable deals towards the year's end and into 2011.

HOA Rules and Regulations

2010-03-20T23:21:00.000-04:00

Rules are meant to protect people and property, and HOA rules are the same way. While some people may be offended by the notion that they have to request permission to build a swing set, or put up a fence in their own back yard, there is always a good reason--or at least a good intention when an HOA set the rule.

If you do not want to live in a community that has restrictions on the size of shed you can put up, or how long your grass can get in between mowings, than perhaps living in an HOA community is not for you. But if you see the value in a neighborhood which abides by the same guidelines in order to protect the property values and the residents, then an HOA-neighborhood may be a great fit

If you are new to living in a homeowner's association regulated area and do not read the CCRs, it may be a bit of a shock to you the first time you are given a warning letter about a minor violation such as leaving your garbage can outside for several days after garbage day. But rest assured the committee member who noted the violation and the property management company that sent the letter to you are not "out to get you." No one likes to be the bearer of bad news--and if the issue is minor and a first-time problem, they will likely wave any fee if you take care of the issue quickly.

It is an adjustment if you have never had to follow the policies of an HOA, but in the end they rules are meant for you. After all, if there weren't a rule about keeping a rusted-out car in one's front yard, there would be little recourse for you if your next-door neighbor were to choose a '79 Buick as a lawn decoration!

Also, you should remember, if you feel that a policy of the HOA, or neighborhood covenant is unfair or ill conceived, you have the ability to have it put up for a vote if you are an active committee member. The HOA is there for you -- so participate and enjoy the benefits of having a community interested in protecting you, your family, and your home.

Effective HOA Property Management

2010-03-15T17:37:00.000-04:00

Finding a HOA Property Manager in the Carolinas isn't a difficult. Finding a good one can be!

Your Property Manager is a critical member of your association's operating team. You need to be able to rely on the Property Manager, or Property Management firm to oversee the landscape and facilities maintenance programs, submit bids for contract work, oversee billing and accounts payable and act as a liaison between residents and board members.

Choosing the right company to serve as your community's managing agent can be overwhelming—so we've put together a few tips.

The HOA Property Manager should be able to:
• Provide you with accurate, up-to-date financial reports on a regular basis.
• Provide overviews of your common areas and buildings' structural and mechanical elements
• Understand changing federal, state and local laws to avoid violations
• Maintain accurate, accessible files and records for your neighborhood, and make that information readily available to the HOA board and residents
• Attend any special meetings of the HOA board or residents
• Interact knowledgeably with other professionals like attorneys, accountants, engineers, etc.
• Respond promptly to inquiries from residents
• Maintain working relationships with reputable local contractors and service providers

If you are interested in learning what Kuester can do for your Homeowners Association, please check out our Property Management website.

Investing in Commercial Property

2010-03-10T21:26:00.000-05:00

For serious investors, commercial property can be a lucrative purchase. Commercial property is a valuable resource that can be costly-but has a high ROI if managed properly.

A commercial property investment has a primary goal of generating income. You want your investment to work for you. Based on current market trends and future projections, you need to be sure that the value of the property will appreciate so that should you you need to, you can sell the property at a profit.

It is rare that you will have all the necessary capital necessary to invest in a new commercial property. Financing may be a crucial part of your investment. You will likely require a commercial property loan. To prepare for this loan, you you will need documentation on your business operations, your financial status and earning potential and the property title deed. While it is a buyer's market, lenders are none-to-eager to make loans unless they have assurances that their investments are protected.

You have your pick of plenty of great commercial properties, so shop around before choosing a piece of property. Your commercial real estate agent will be able to assist you in finding the best property for your needs and budget.

Investing in commercial property can be a smart way to grow your money, but not everyone can be successful--there are many factors that come into play, so take all the necessary precautions by choosing a good agent, using caution when choosing a property and hiring a reliable property management company.

For information on commercial property investing in the Carolinas, please check out our website: www.kuester.com

The Importance of Landscaping in Commercial Property Management

2010-03-02T20:27:00.000-05:00

Your commercial property is a major investment for your company. Enhancing and maintaining the look of the property can be a very cost-effective way to preserve and enhance that investment, and ensure your future income.

Property management companies do a many things for the commercial property owner, but one of the most obvious from the outside is how the lawn, landscape and property are maintained. Landscape design and maintenance can help achieve a premium appearance for your property. Your visitors and prospective tenants will have a more professional image of your company, that of your tenant and the people who work in your buildings will enjoy coming to work in a more pleasant and attractive environment.

Additionally, well-maintained landscape will discourage vandalism, and create a safer environment for those who work, live, shop or play on your property.

Whether you own an existing facility, or are constructing new buildings, working with a property manager who sees the value in focusing on the outdoors as well as the inside structure of your building is critical.

If you would like to know how Kuester can assist you in the property management of your commercial building, please contact us at: 704.973.9019.

There are No Stupid Questions

2010-02-20T11:57:00.000-05:00

There are no stupid questions…

When people buy a home in a neighborhood that is governed by a homeowners association (HOA), there is always a slew of questions that come up…And that is okay, Frankly, we expect them and are shocked when people don’t have questions, If you are the type that feels uncomfortable asking questions – we thought we’d answer some of the basics for you here!

What is a HOA?

A homeowners' association (HOA) is an organization created for the purpose of developing and managing homes. Most homeowner associations are incorporated, and are subject to state statutes that govern non-profit corporations and homeowner associations. State oversight of homeowner associations is minimal, and mainly takes the form of laws, which are inconsistent from state to state. An HOA provides people with shared neighborhood values, an opportunity to enforce regulations, consistent with overarching statutory constraints, to achieve a community representative of such values. The HOA is financially supported by all members of the homeowners association. Membership is both automatic and mandatory.

Why do I have to pay Association Fees and what do they cover?

Association fees are used by the HOA to pay for any costs that are incurred to common areas. These common areas can vary from association to association – but they can be pools, courtyards, parks, gates, playground, equipment and many many more items. Many homeowners' associations include management of a development's recreational amenities, maintained for exclusive use of its members. This can allow an individual homeowner access to a maintained pool, clubhouse, gym, tennis court or walking trail that they may not be able to otherwise afford to maintain on their own.. Talk to your association leaders and management about what your money is actually going toward… But yep – you gotta pay those fees…

What is a "managing agent"?

The managing agent is a person, or more likely, a company hired by the HOA’s Board of Directors to the day-to-day operation of the Association. You didn’t think the HOA is doing the lawn mowing and fence painting themselves, did you? They would, but they are home-owners too and they have day jobs as well. So to make sure that everything runs smoothly and swiftly, they hire the managing agent to implement the policies and decisions that the Association has decide upon. Here at Kuester Management Group, that is OUR role. It is our job to serve any Association, big or small, as a Managing Agent.

You Can Teach An Old Dog New Tricks: Property Management

2010-02-15T11:53:00.001-05:00

In many professional fields, you are required to take a certain amount of additional education hours every year. Doctors, lawyers, and teachers all continue to learn throughout their career, and many of us are better for that enrichment. At Kuester, we believe that consistent and constant education is important for all of our employees, board members and homeowners. We can never stop learning, and thanks to the Community Association Institutes, we don’t have to!

Community Association Institutes (CAI) provides education, resources, and mentorship to people who manage homeowners associations, condominiums and other planned communities. For over three decades, CAI has enlisted local, state and national experts to provide the latest information on community association management and governance. These experts are drawn from all across the United States, and are talented people who understand the intricities of the business. These instructors share their personal experience, their knowledge, and their ideas with CAI members. In addition to a solid pool of gifted mentors, CAI also provides plenty of educational materials: books, seminars and workshops, research, continuing education and periodicals. This material acts as a back-up to any managing agent, ensuring that even when we aren’t in a CAI class we are still learning!

The CAI educational resources allow Kuester to develop skills to govern or manage your association successfully. Their education options range from beginner to advanced topics. Some of the topics covered include operations, managing people, strategic planning, and how to develop the necessary resources to solve any problems. CAI' also offers an Annual Community Association Law Seminar that provides a unique learning opportunity to discuss emerging trends and legislative issues and laws. The CAI is also a great chance for networking, since professionals have the opportunity for sharing their resources, ideas, thoughts and stories.

Thanks to the CAI, Kuester managers and staff are on the top of their game. Their educational opportunities and resources give Kuester unlimited possibilities to expand their acumen and abilities. CAI proves our new saying, ”You can teach an old dog new tricks!”

Property Management Customer Service

2010-02-10T11:50:00.000-05:00

Property management isn’t just about the house, condo or apartment. It’s never totally about the property – it is always about the customer. Keep your clients happy, keep your clients smiling, and you will keep everything running smoothly. Giving your customers exceptional service, will mean steady income and no headaches. Kuester property managers know this, and their isn’t any secret to how we deliver customer service – here’s the recipe!

For most property managers like Kuester, there is usually two clients: the HOA Board of directors and then the individual owner. Both customers have to be treated with respect and care. Let’s discuss the HOA first…

Whether the property’s owner, out-of-town, or even out-of-state, the most important part of customer service is consistent and timely communication. We don’t suggest overwhelming and annoying contact, but we do think that keeping the property owner informed of an issues is always important. Depending on the arrangement, you should make sure the property owner is immediate informed of any changes to the property that might effect it’s value or their cash flow. Damages, late payments, and any tenant issues should be discussed at the property owners convenience.

After communication, timely attention to issues is paramount. If there is snow to be shoveled, see that it happens. If the pool needs to be drained, make the necessary arrangements. A good property manager is there to handle any issues that come up – quickly.

On the reverse side of the business arrangement, is the tenants. Many rookie property managers treat their tenants poorly – which is a terrible mistake. Unhappy tenants mean tenants who are going to be leaving – and when a tenant is gone, so is the source of income. Happy tenants stay, pay, and don’t have anything bad to say. Solid property mangers know that by delivering superb customer service, they can make their tenants happy.

How do you deliver a gold standard in customer service to your tenants? Be accessible! Be kind! Be on time! Your tenants have singed a contract and expect to live in a manner listed in that contract. Necessary repairs need to be made in a timely fashion, maintenance needs to be done promptly, and properties should react to their tenants issues quickly and without complaint.

At Kuester, we believe customer service is paramount. All our customers, property owners and tenants, are treated professionally and with respect. We have the skills and the savvy to deliver the service that is always rated tip-top.

Keep It Streaming

2010-02-05T11:43:00.000-05:00

In the property management business, it is very critical to stay abreast of new technology. Not only is the technology of our homes an ever-changing matter, but the technology we use to manage our business is always developing too. We at Kuester believe that by embracing technology, we can streamline our business and make the process easier and more accessible for all of our clients.

Maybe we should quick clarify – for this blog post, we are talking about Internet based technologies. You might have been thinking that Kuester has the latest snow blowers or lawnmowers at their disposal, or knows where to find the best power-washers. Well, we do…We consistently work with vendors and contractors who employ the latest in proven technologies. You won’t be waiting for your common area to be mowed because Kuester is using dad's old push mower... don't fear there!

When we talk about using new technology to make the world of property management more streamline, we are referring to how we can deliver information to our clients. It is still hard to believe that the internet has only been around for a few years. It seems like we have always had e-mail, instant message, and social media. But in fact, it has only been a little over a decade since the web really broke loose on all of us. Kuester has embraced all of this technology, and use various computer programs and online tools to help streamline our business.

Thanks to secure websites, much of the relevant information needed by our customers is now available online. You don’t have to wait for monthly statements or phone calls – you can imply lo-in and check out your community’s information online. Having all the information you need at your finger tips allows all Kuester clients to feel a greater sense of security and trust. Plus our response time is increased and you never have to worry about trying to track us down.

Besides existing technologies, Kuester is always looking for any new device or application that can make the management process simpler and more efficient. Cell phones, PDAs, and laptops are all standard issues for our team members, but we will also continue to investigate every new gadget and program to see if there are real-world solutions available. We won’t just jump on Twitter to be part of the pack – when we adopt any new technology, you can be sure it will have a solid reason for existence, and will offer you a value-added service.

Kuester Property Managers - Charlotte, Boone, Fort Mill, Boone, Myrtle Beach & Concord

Property Manager – It’s The Little Things

2010-01-30T14:44:00.001-05:00

In college, I lived in a great multi-unit apartment in Savannah. It was like Melrose Place, but with a lot less drama and death. The tenants, a great mix of young and old, really cared about one another and actively worked together as neighbors and a family. The key to this – and frankly, the reason for its success – was our all-star property management agency.

Their representative, a wonderful character named Brian, did way more then just fix our leaks and clean our gutters. He was a warm presence who went above and beyond the call of duty, a constant visible presence reminding us of the hard-work it takes to keep a complex going. A man who new the benefits of recycling before eco-friendliness came into vogue, Brian was an endearing educator who kept our common areas clean and our apartments repaired.

It wasn’t just Brian’s speed at answering our dilemmas, it was also his manner. Polite, punctual, and never patronizing – he set a tone in our complex that kept us there. Brian’s presence also helped us take greater pride in our homes – instead of treating our rental units poorly, we worked hard to keep them clean and maintained – putting the same pride into our space as Brian and our owners did…When it came time for lease renewal, there was never a question – of course we would stay! This was our home!

Personal stories aside, a property manager/management agency is key to any successful rental property. If you can’t be the their to run your own property, make sure you are using an organization that will run it in the direction you want…Keeping your tenants happy and keeping the rent flowing!

Property Manager
Kuester Property Management
Boon, Myrtle Beach, Charlotte, Fort Mill & Concord

Multi Unit Residential Property

2010-01-20T14:34:00.000-05:00

Right out of college, a good friend of mine made one of the best decisions he could. He saved up all his money, and applied his sterling credit rating to get a low-interest first-time home-owner’s mortgage. The property he choose though, was the smart part of this effort: he choose a multi-unit building.

The large brownstone in Charlotte wasn’t in the best area of town, nor was it in sparkling condition. He rented out the two larger apartments to tenants, putting himself and his girlfriend in a smaller downstairs apartment. It wasn’t the most ideal living conditions, and some people would have choose a different path.

The whole deal worked out great for my friend, simply because his mortgage was completely paid for by his tenants. In fact, they paid MORE then the mortgage, and he had enough left over to sock away in the bank, or make necessary and cosmetic upgrades to the building. Since he didn’t have to add any money out of his pocket to the mortgage, he was able to some months pay MORE on the mortgage, or some months to drop a nice chunk of change in the bank.

Flash forward a few years, and my buddy has moved to a beautiful and spacious home in a gorgeous part of town. He still owns his first multi-unit, and it is humming along nicely generating a little extra cash and paying for itself. It’s a great investment, and a wise one.

My point to this story is that multi-unit residential spaces may sound a bit cumbersome. More tenants, more headaches…More units...more costs…But in the end, if a sensible person is handling the property (whether it be you or a property management company) a multi-unit residential property can become a very lucrative and fruitful endeavor.

Property Manager
Kuester Property Management

Investment Property: The Skinny

2010-01-15T14:18:00.003-05:00

Can almost anyone can make serious profits in the real estate business? Sorry to shatter your dreams, but not necessarily. Financial success in investment real estate requires skill and knowledge. A limited understanding isn’t going to bring in the types of returns on property that you might see in other types of investments. The part that tricks many investors up is when it comes to evaluating the potentials of properties. Novices often make the mistake of focusing primarily on the return, the income…While the smart investor also considers many additional factors.

If an investment property was just an ATM machine, we wouldn’t be having this conversation. But your investment properties will have people living in them, and that means something called: wear and tear. Your tenants, while contributing to your income, will also expect returns for their rent. Maintenance costs have to be factored into the equation. If the roof leaks, you HAVE to fix it.

Critical to your goals is to determine whether or not the property under consideration fits into your overall investment plan. Having a solid plan is essential to the type of organization that separates losses from big profits. Hopefully your investment strategy is more sophisticated than just amassing properties, if not, you may to address this issue with an investment consultant before buying. Don’t be afraid to seek professional help…

The biggest factor in property investment to always consider is location, location, location…Sure, that is three factors – but you know what we are saying…You want to make sure your property is someplace that people are going to want to live, to work, or to shop. We give the developers in Dubai a big hand – but not all of us have 20 billion to dump into a dessert. Smart investors need to find key locations. Also consider the local tenant quality, who will be renting or visiting your properties. Near a university means college kids, while near Park Avenue means a more upwardly mobile crowd. Both come with their own challenges, needs, and demands.

If this sounds daunting, don’t fret. We can work with you to turn your small nest egg into a nice chunk of change. Property investment is a team sport, and if you put together a good team, you will be able to set the groundwork for a successful investment in property.

Property Manager
Kuester Property Management

Commercial Property For The Personal Investor

2010-01-10T14:10:00.000-05:00

In these tough economic times, you have to make savvy business decisions when it comes to your personal wealth. Especially when it comes to any investment opportunities. I tend to remember what my Grandfather said about investing: “Buy land! They don’t make it anymore…”

For many investors, the land best invested in is commercial real estate. In the right climate, commercial real estate can produce instant and healthy returns. Whether you are a large investor or a small investor, there are plenty of deals that can packaged to suit your economic needs. Certainly, larger investors have a greater range of options available. But small investors can find suitable opportunities to help them avoid the ever-risky and stressful stock market.
While some areas of the country have seen some major devaluation in real estate, there are still areas of this state – and the rest of the country – that are pretty much puncture proof. Work with the proper expert to find the right property, at the right location, to suit your short-term or long-term investment needs. Do your research and ask for advice, study the trends and proceed with caution. With a little help and a lot of smarts, you will be able to reap big rewards from the right commercial real estate investment.

Property Manager
Kuester Property Management
www.kuester.com

Property Management: Keeping the Tenants Happy

2010-01-05T13:53:00.000-05:00

Most people who have rental properties don’t lease them out for the joy of meeting new people. Rental properties are typically an important source of income and/or a solid investment. As long as they stay rented, your investment remains healthy and your income will remain steady. Solid and reliable property managers are crucial to keeping your tenants happy. Happy tenants are tenants who will not only renew their leases, but also recommend your properties to friends. Quality property managers also know how to deal with problem tenants, ensuring that rent is paid in a timely fashion and that your property will not sustain any costly damage.

No matter the reason why you turn to a property management agency, an attentive and responsible property manager will keep things humming along. Property mangers are the guys who shovel the snow, trim back the trees, and keep Mother Nature at bay (or, they know who to hire to make all this happen!) You have to remember that all of the upkeep that is needed to ensure your house runs smoothly – well, that kind of upkeep and more is needed to keep your rental property running. A property manager or management agency is the best bet to ensure you don’t spend your life keeping your rental properties running smooth.

Occasionally something will break or fail at even the most carefully maintained residence. Experienced property management agencies know what contractors to call when there is a problem and what contractors to avoid so not to get over-billed. Many property managers have preferred relationships with plumbers and other repairmen, and can also negotiate the best terms with other service providers like landscaping, pool cleaning, painters, snow removal and general contractors. Depending on your property and business relationship, your property manger can probably run things so efficiently that you might totally forget about the unit (well, at least until the checks come in!)

Property owners tend to choose an outside management agency to run their assets for many of the reasons above. Qualified property mangers will pay for themselves, by saving you on headaches and money--and keep your tenants happy!

Property Manager

http://www.kuester.com

Charlotte area property management www.kuester.com Fort Mill, Boone, Charlotte, Myrtle Beach & Concord

Investing in Property

2009-12-29T19:26:00.005-05:00

When considering an investment in property, location is at the top of the list, however there are several other factor to consider.

Location will be the key to attracting retail clients to your property and customers to their businesses-- so choose carefully.If looking at the a possible commercial property, look for one with convenient access to major transportation, including roads, trains, bus routes and airports. You should also give strong consideration to the building and facilities. Choose a space that is comfortable, functional and an aesthetically pleasing--so that you have an attractive workplace for tenants. Consider space that can be flexible and easily adapted for office space or retail so that you can attract a variety of tenants.

Commercial property is a valuable investment. Choosing the best commercial property can mean the difference between profit and loss--so take your time, do your research, and work with a quality commercial property realty company.

-Property Manager
www.Kuester.com

New Law Affects HOAs

2009-12-22T11:07:00.003-05:00

The NC General Assembly passed House Bill 806, October 1, 2009 requires increased Home Owner Association responsibility. What this means to you:

This new law requires that the homeowners associations make reasonable and diligent effort to locate and notify a lot owner prior to filing a claim of lien for assessments, as well as written notice including a statement of the assessment amount due sent by first-class mail to the owner. These must be sent to the owner's address of record with the Association, (and if different), the physical address of the property, the address for the owner shown on the county tax records, the address for the owner shown on the county real property records for the lot or unit, and, if the owner is a corporation, the address of the registered agent listed with the Secretary of State.

The new law also states that the lien paperwork from the attorney's office must be sent by certified mail, and the attorney's office must also provide proof that it made a reasonable effort to contact the homeowner, and an affidavit affirming this fact.

The first page of the lien must also include this verbiage:
THIS DOCUMENT CONSTITUTES A LIEN AGAINST YOUR PROPERTY, AND IF THE LIEN IS NOT PAID, THE HOMEOWNERS ASSOCIATION MAY PROCEED WITH FORECLOSURE AGAINST YOUR PROPERTY IN LIKE MANNER AS A MORTGAGE UNDER NORTH CAROLINA LAW.

This new HOA law means that governing the collections and filing of liens by homeowner associations will become more complicated and labor intensive from now on. HOAs will be required to take additional steps before and during the collection process in order to file claims of lien properly and to collect on them through the foreclosure process.

As a result, homeowner associations should review and update their collection policies and procedures, including routine updating of owner information, to ensure that they can navigate effectively through the new statutory framework.

If you are on the board of an HOA in NC, you should work with your property management company to ensure that these new proceedures are being followed.

Tips for Choosing a Property Management Company

2009-12-20T19:36:00.003-05:00

Dear Property Manager,

I would like to buy a residential rental property in the Charlotte area. Can you give me some tips for choosing a property manager to take care of these rental units?

Thanks and Happy Holidays,

Francis K. Fort Mill, SC

Dear Francis:

With property prices at all time lows, residential rental properties continue to make for great investment in the Charlotte area. However, as with all investments, it is important to create efficiencies and good management practices to create return on the investment, and this means hiring the right property management company for you and your property.

The following tips will ensure you choose the best property manager for you.

Choose a company that is knowledgeable of the local market
The property management company that you choose needs to know the local rental market and what renters are looking for. A great property management company will make smart decisions and and cost-conscious recommendations to keep the property competitive, increase profit--and make updates to improve the property making it more desirable, increase rental rates, lower turnover and decrease vacancy.

Ask for, and check on your property manager's references
A property manager's current customers will be the best judge of the kind of service you can expect--so request the references, and then make those calls! Request references from property owners with properties and situations most like yours.

Require great customer service.
Choosing a property management company that makes offering great customer service a priority. You should be able to expect good customer service, the ability to reach someone in an emergency and good and consistent communication about the property.

Choose a company that manages the money well
In addition to being able to collect the rent, it is important that the property management company is able to manage the money so that it stays in the bank and earns as much interest as possible each month. This is a careful balancing act, but a good professional company will be able to do this and maximize profits and cash flow in your favor.

Find a property management company that knows how to do the accounting
Accounting for revenues and expenses with investment property can be the thing that makes or breaks the investment. Choose a property management company that is organized and has accounting skills so that at when tax season comes up, all of your income and cash flows should be easily accessible and in the correct order to make your tax paying easy.

Find a property management company that prioritizes relationships
A good property management company will prioritize good relationships with their tenants. Just as you as the owner is a client, the tenants are also customers and should be treated like it. Tenants who feel they have a good relationship with the property management company are more likely to stay longer, and decrease turn-over and all the expenses that come with it!

So you are looking for a property management company who knows the area, is personable, good with money and numbers, has great references and puts you first! Sound impossible? Not at all--that is just the way we do business. Call Kuester at 704.973.9019 to learn more.

--Property Manager
Kuester.com

Tips for Commercial Property Landlords

2009-12-14T13:46:00.004-05:00

If you are the owner of a commercial property and have chosen to handle the property management duties yourself, there are a few things that you MUST do--And if you have chosen to hire a professional property management company to handle the tenant and property responsibilities, than the list below is important for you when interviewing potential companies!

1. Screen potential tenants.
Before renting to any business, check credit history, references, and the background of the person or company renting the space. This may seem like a tiresome process, but it will save a ton of frustration later by eliminating those least likely to pay, pay on time, and keep the space in the best condition possible.

2. Get it in writing.
Always put the entirety of the rental agreement in writing -- including when and how you will collect rent, handle tenant complaints and how to report repair problem. Make sure to include what kind of notice you must give to enter a tenant's space, and how the agreement can be terminated--on both sides.

3. Manage security deposits properly.
Develop a system for collecting, holding, and returning security deposits. Create an inspection document that states the condition of the rental unit before the tenant moves in--including pictures if possible, to avoid disputes over security deposits when the tenant moves out. Be very specific, and return the deposit when the unit is vacated properly.

4. Make repairs quickly and professionally.
The fastest way to upset your tenants is to be lazy in the maintenance and repair needs of the property. If the property is not kept in good repair, you'll alienate good tenants, and you could potentially be violating the rental agreement.

5. Keep the property safe.
Take the safety and security of the property seriously. Keep landscaping neat and tidy, install and test regularly the smoke detectors and fire extinguishers. Make sure doors and windows close properly and lock and that the property and building steps and walkways are clear of debris and kept in good condition.

6. Provide notice before entering.

When possible, notify your tenants whenever you plan to enter their rental unit. Respect their privacy and their feeling of security by giving as much notice as possible.

7. Disclose environmental hazards.
If your building or the property has a known environmental hazard such as mold, it is your responsibility to disclose the issue. Landlords are increasingly being held liable for tenant health problems resulting from exposure to environmental toxins in the rental premises--so disclose the issue and take the necessary steps to resolve it.

8. Protect yourself with insurance.
Make sure to obtain enough liability and property insurance. Proper insurance will protect you from lawsuits filed by tenants, or visitors for injuries, losses, and other unforeseen problems.

9. Resolve disputes.
As the property manager, it is your job to resolve disputes with your tenants (or amongst them) quickly and professionally--hopefully without lawyers and lawsuits. If you have a conflict with a tenant over rent, repairs, noise, or some other issue that isn't one that merits immediate eviction, you should meet with the tenant to see if the problem can be resolved informally. Third party mediation is also an option to consider in some locations.

There are many things that a property manager handles daily--and it is never the same twice!

If you are interested in more information on property management in Charlotte, call Kuester Property Management at 704.973.9019.

Are you a Property Manager? Here are 10 Tips!

2009-12-07T16:42:00.003-05:00

The property management business is an important one for so many people who rely on our services--property owners, tenants and the communities we serve. While we certainly want property owners in our areas of Boone, Myrle Beach, Charlotte, Fort Mill and Concord to work with Kuester, we know that the rest of the country certainly is in need of the best from their property managers as well, so we have put together a few tips to help the new or struggling property manager.

1. Make a good first impression. Dress professionally and make a great first impression. How the you look and behave during the first meeting will set the tone for your relationship with the tenant--and then, of course, continue to treat your tenants with the utmost respect and professionalism, even in times of stress. The effort will go a long way.

2. Consider allowing pets. Many property management companies will no longer allow pets, so being pet-friendly will give you a competetive advantage. But remember to set and enforce a pet-policy, so that any damage is anticipated, paid for by the tenant and repaired in a timely manner.

3. Be organized and follow strict procedures. A disorganized or unprofessional project manager appears as if they don't care. Make sure your presentation packets, checklists and paperwork is in order before you meet with tenants.

4. Keep the property well-maintained. Even if it's outdated in areas, a clean property can overcome many objections. Wash the windows, manicure the yard..show some pride of ownership.

5. Be generous for great tenants. Offer special discounts for tenants who sign a multi-year lease, or set up auto-pay through their paychecks or banks.

6. Follow a regular schedule. Let them know that you will be accessing the property every other month for a maintenance checkup. Ask the tenants to put any non-emergency maintenance items on a list on the refrigerator so you can address them on your visit.

7. Remember their birthdays. A birthday card goes a long way! By sending a little card and note on their birthday, you are showing that you care about them as more than just a monthly rent check.

8. Include the washer & dryer. While a washer & dryer--and to a lesser extent a dishwasher may seem like luxeries to many--to some this is the kind of thing that will make-or break the deal. Be the option with the extras - and you will get more interest in your units, (plus you can re-coup the cost by charging a marginally higher rate!)

9. Offer an incentive. Everyone loves an incentive--so offer a free month if they sign this week, or throw in the upgraded cable, but never offer the first month free, give new tenants their birthday month free, or the 13th month, after they pay the first 12 (a "baker's dozen"). This way you wont get tenants just looking for a free place to live before they move on.

10. Be present. Be available. Lack of communication can quickly break down the tenant/landlord relationship. Respond to their questions and concerns promptly.

Kuester Property Management: Concord, Boone, Myrtle Beach, Fort Mill, Charlotte

Multi-Unit Investment Property Buildings, Charlotte

2009-11-30T09:33:00.000-05:00

Dear Property Manager:

My wife and I bought a multi-unit commercial investment property in Charlotte several years ago. I have been doing the property management of these properties myself (I am semi-retired), but my wife and I would like to move out of Charlotte and retire to Florida in the next year. The property gives us a good amount of income, so we would like to keep it, but hire a property management company to manage it for us.

Can this be done cost-effectively, so that we still derive a decent income, but we can also move to Florida?

Bill & Margaret – Charlotte

Dear Bill and Margaret,

A professional property management company would definitely be a good choice for you, since the purpose of the company is to save money and handle the day-to-day operations. Depending on what you have been doing, a property management company may be able to help increase the tenant occupancy and help the property generate more income—off setting the expense.

Additionally, a property management company will be able to look at other potential investments that may be a good fit for you in the same area.

You are smart to look at hiring a property manager for your investment property—and with the right choice, you will be able to enjoy your retirement in Florida, while generating a nice monthly income to support yourself and your wife.

Thanks for writing into us! If you would like to interview Kuester Property Management in Charlotte, please give us a call at 704.973.9019.

Property Manager

Property Management with an Eye on the Bottom Line

2009-11-20T15:13:00.004-05:00

Property managers across the country are feeling the pressure to demonstrate additional value for their commercial property clients. For property managers like Kuester, that means paying close attention to efficiencies, consistent delivery of value and showing return on investment.

In a challenging economy, property owners need to look at what property management companies can offer to help them keep an eye on the bottom line. Here are reasons to go with a professional property management company.

Cost Cutting
Providing operating efficiencies, and generating return on investment has always been the primary property management responsibility. Yet, in this economic climate, being able to produce cost savings is even more of a priority. Good property managers are focusing on each property and finding creative ways to save the property owners some money such as web-based pay and maintenance -request systems.

Thinking Green
Green building and energy efficient practices are growing in popularity and the need for environmental responsibility. Property managers are taking this time to consider building materials, energy-efficient appliances, water heaters, solar and wind power, and other green ideas to save money AND help the environment.

Administration Cost
Property managers are sensitive to the fact that there is a cost for their services—but perhaps a higher one for not using them! Property management companies such as Kuester are looking at the cost of administration and making sure the office runs efficiently as well as implementing cost and time-saving changes so that we can provide an even more productive service for property owners.

Kuester Property Management is located in Charlotte, NC, with offices in Fort Mill, SC, Boone, NC, Concord, NC, and Myrtle Beach, SC.

Investing in Your Business in a Down Economy

2009-11-15T09:37:00.000-05:00

Now is the time to invest! If you currently own a business and would like to move that business into a bigger space, or expand the space you have now is the time!

Property management companies and building owners are hungry to have their multi-unit commercial properties filled and you can get an amazing deal on space now if you qualify. So many people are on the fence about whether of not to take that leap given the economic conditions, yet we are here to tell you NOW is the time... and here is why:

1) If you can keep a business going in a down economy, you will thrive when the clouds lift.

2) You can spend this time perfecting your business process, so that when you are busy, you have all the "kinks" worked out.

3) All signs, and most experts agree that we are starting what will be a slow, but steady upswing--now is the time to invest!

4) You will get a great deal! Investors with good credit will be able to qualify for some of the best rates ever! Property owners and managers are eager to get their properties filled with great businesses - so if you are able to make the move, you will be rewarded with great deals, great rates and accommodating vendors.

So, for all of you who have wished for the extra space, thought about the move to another building or wished to start their own business and not had the motivation to do it... NOW is the time.

Property Manager
Kuester Property Management
Charlotte, NC

CC&R’s: Covenants, Codes and Restrictions.

2009-11-10T09:09:00.001-05:00

You shop around, look at several properties (old and new) and you finally decide on a brand new home in Charlotte. You decide to buy a home in a great new subdivision, and you discover that you to do so, you are now part of a homeowners' association. Homeowner’s associations (HOA) have great pluses, and some small drawbacks. One of the drawbacks, is that homeowners' associations exercise a lot of control over how you use your property, (which is also a positive for HOAs!) The transfer deeds to houses in new developments almost always include limitations on how the property can be used. Usually these limitations -- called covenants, conditions, and restrictions (CC&Rs) – place a majority of the power in the HOA.

With every homeowner's association, you have a different method of operations. Some HOAs will prove to be more iron-fisted others will be more relaxed. Much depends on the officers, (and so if you have issues with any of the CCRs, your best course of action is to participate in the HOA). There is a big range, and you will find one that works for you. Regardless of how strict the association is, you will find that most HOAs are operating only to increase and protect the home values of their members.

Before you buy that home – check out those CC&Rs. Read the CC&Rs very, very VERY carefully before plunking down any cash. If you have questions or concerns, ask questions and get legal advice. It might sound a bit scary, but you are protecting yourself. And remember, you should be confident that the CC&Rs enhance and not neuter your lifestyle. CC&Rs traditionally can (but not limited too) restrict :

1) Color you paint your house.

2) The color of the curtains or blinds visible from the street

3) Front yard landscaping

4) Where you can hang laundry, or if you can hang it.

5) Prohibit certain vehicles being parked in the driveway or street

6) Garages facing the street need to be kept neat

While to some, that may sound controlling, generally HOAs work hard to keep their membership happy.

If during your residence you discover that you need to make a change in your property, - and it is one that is restricted by the HOA – you do have a final recourse.Waivers to HOA rules are tough to obtain, but they are not impossible. The process is different from association to association, so do some checking before you buy your property. If you want to make a structural change, like building a fence or swimming pool, or adding an addition, you'll probably need formal permission from the association. But, here is a general and speculative idea of what you might have to do:

1) Submit an application for a variance. A written application.

2) Get your neighbors' permission – both/ all your neighbors. The more people on your street behind you, the better.

3) Be prepared for a formal hearing. You may also need to go up in front of you zoning board too.

We have written at length before about HOAs. WE cannot stress enough how important they are to some communities. They are not designed to be bad guys, they are there to be of assistance to home owners. Find one that you fit into, and it might be one of the best relationships of your life!

Property Manager

www.kuester.com

The Kuester Companies, a leader in all forms of HOA management in North Carolina and South Carolina was established to be involved in the management of Homeowner’s Association properties, to include mixed-use developments, town homes, and residential communities. This branch of the company fills a unique niche in the Real Estate market because we have established a proud history of providing management services in Charlotte and surrounding markets. Those throughout the North Carolina homeowners association management community know and recognize Kuester as a leader in the Charlotte HOA, Columbia HOA and Charleston HOA management arenas.

Property Management: Being a Good Tenant

2009-11-05T09:33:00.001-05:00

If you are a commercial renter, and you deal with a property management agency or property manager – you have a unique relationship that needs to be nurtured and respected. A good relationship with your property manager will ensure you have a wonderful stay at this property. A bad relationship, will leave you both unhappy and unproductive.

When moving into the property, be sure to politely reach out to your property manager with a friendly “Hello!” and provide the best contact information for your business. You want to make sure the lines of communication are open. If your property manager can contact you easily, it might mean they take your calls quicker later down the road. You don’t need to be your property manager’s best friend. But, you should immediately demonstrate your ability to work with them. Let them know about any special circumstances concerns you may have. Will children be in the space? Do you have employees with special needs? An odd work schedule? Let them know.

When a problem or situation arises in your commercial rental unit, contact the property manager immediately. Depending on your rental agreement, you might be able to handle the crisis yourself. Still, you want to make the property manager aware of it ASAP. Once they are aware of the situation, give them a professional amount of time to handle the problem. Don’t keep calling, avoid pestering or annoying your property manager or agency. Some property managers have several properties, or this is a side-job or part-time situation for them. Contact them with issues that they are obligated to address in the lease agreement. Be polite, professional, and businesslike when you do contact them.

You should understand this is a business relationship and you need to maintain some boundaries. If your property manager is not responding to your needs, you should discuss it with him/her before going to the landlord or outside assistance. If you are supposed to have your sidewalks shoveled within 12 hours of snow-fall, then that is what should be done. Don’t bend too often, or you might find yourself bending always.

A property manager, like landlord, is there to ensure your commercial space arrangement is exactly what you are paying for…with your help! If the two of you work in tandem, you will ensure a safe, secure, and stress-free business relationship.

If you are looking for commercial, retail or office space in the Charlotte, Fort Mill, Boone, Myrtle Beach, or Concord area, please give Kuester a call!

Kuester Companies
Corporate Office
1300 Altura Road
Fort Mill, SC 29708
tel: 704.973.9019
toll free: 888.600.5044
fax: 803.802.0005

Kuester Companies
Coastal Office
1200 48th Avenue North; Suite 102
Myrtle Beach, SC 29578
tel: 843.839.9704
toll free: 888.600.5044
fax: 843.839.9706

Kuester Companies
South Park Office
6600 Central Pacific Avenue
Charlotte, NC 28210
tel: 704.973.9016
toll free: 888.600.5044
fax: 704.552.1008

Kuester Companies
Boone, NC Office
178 Highway #105 Extension Suite 201
Boone, NC 28607
tel: 803.578.7725
toll free: 888.600.5044

Kuester Companies
Concord Office
9505 Moss Plantation Avenue
Concord, NC 28027
tel: 704.973.9017
toll free: 888.600.5044

Hiring a Property Manager or Management Company

2009-10-30T11:28:00.001-04:00

So you’re tired of doing it all yourself, and you’ve decide to hire a property management company to help you run your new rental empire! Finding the perfect person to fit into this important position is a momentous task. To help you find the right person for this key role, we have come up with a few simple tips for you to remember while interviewing prospective property managers.

1) Get recommendations and references! Look over qualifications! Do background checks and make sure that this person/company is honest and reliable.

2) Check over the professional directories, like the Institute of Real Estate Management (IREM) at www.irem.org and the National Association of Residential Property Managers' (NARPM) at www.narpm.org. You will find plenty of information there to help your decision.

3) Interview the candidates yourself. They will be your proxy, so you better trust them. You will want to make sure you have a clear ability to communicate with your possible property manager-- and you need to know they will be able to communicate with your tenants.

4) Are they a local? Someone with experience, connections, and some time spent in your community is always preferred. A property manager who knows the streets of your city, the contractors, the rules and regulations, will ease every one of your headaches.

5) Make sure they your candidate is a professional who can serve in your stead. You want a person who can calmly handle any problems thrown at them.

6) Talk to your attorney, any partners, and your current tenants. Listen and observe, take advice, be open to suggestions. A good referral from a trusted source goes a long way.

Make sure to talk to as many candidates as possible. This is an important job, and you don’t want to hire the wrong man or woman (or company) for the job.

Property Manager
Kuester Companies

Get Your Commercial Retail Space ready for the Holidays

2009-10-15T10:15:00.004-04:00

Holiday decorating in the 21st Century can be a tricky task. You want to stay seasonal and festive, but you don’t want to offend or seem biased to any cultural or religious groups. We have some tips and ideas for you, but remember to filter them through the specific needs of your business, your neighborhood, and the wants of your customers.

A) Music
We are kind of biased, our favorite holiday tunes are most definitely The Charlie Brown Christmas Special soundtrack. But, that might not work for you and your business. If you are going to play holiday music in your facility, you have two options: keeping it holiday neutral (no Christmas mentions, etc.) or letting it run the gamut of holidays. We prefer the later. You can find on iTunes, or through other online services, a plethora of songs about Kwanzaa, Christmas, and Hanukkah. Add in some non-secular songs, some modern interpretations, a little bit of this and that, and you can create a play list that will not offend anyone, but delight everyone. Just do us one favor, don’t start playing it till after Thanksgiving! PLEASE!

B) Lights! Lights! Lights!
Lights always help to create a mood! AND they are "friendly" to all backgrounds and affiliations - especially the classic white light. A simple string of lights (and it is totally your choice whether to go with a small white classy strand or the more gauche big colored bulbs) can transform your simple store into a winter wonderland! If possible, unveil some special candles or tea lights (fire codes permitting). Remember, orange and red lights for the spooky and scary Halloween season can be slightly modified to give off a friendly glow near Thanksgiving. Respond to your customers needs, make sure to keep your business properly lit, but have some fun! Whatever you do, try to keep things appropriate for your clientele.

C) Decorations
Almost as tricky as the music you will play, any decorations you display have to be carefully thought out. Again, think of your business and customers. Go with simple, all inclusive colors, ornaments, or signage. If you think witches, ghosts and goblins might be too much for your place, go with fall colors, some autumnal colors, leaves, branches, hay bails and other signs of the harvest. In December, anything with silver and gold will probably please everyone, and snow elements and winter themes like snowmen always are popular. On the flipside, you can embrace all cultures and give them display. It can be a hardy task, unless you have the room and creative talent to showcase all of the holiday season’s many special dates. Most of all, remember the holidays are a time of peace, thanks-giving, generosity and kindness. This is what should be reflected.

D) Specials and Promotions
If you are a restaurant, consider featuring new seasonal menu items that highlight the season. If you’re a retail store, bring in some special merchandise, run a few holiday promotions, and make sure your inventory reflects the mood of your shoppers. Dentist can run post-Halloween specials for kid’s teeth, and gyms can suggest increased work-outs after gobbling down a lot of food over the holidays. Make your advertisements and marketing efforts reflect the season – and the general public will respond. You don’t have to make huge changes to your routine, but adding Pumpkin Pie or selling Holiday Cards certainly takes you from “Bah Humbug” to “Happy Holidays!”

Now all decorating advice is subjective. While the common trend a few years ago was to remain rigidly politically correct, society has loosened up a bit and people seem to welcome the celebration of our holidays. Dressing on Halloween doesn’t mean you’re a Satanist, having a stuffed turkey cut-out by your register doesn’t mean you are anti-Native American, (or anti-vegetarian) and a Christmas tree sometimes is just a beautiful tree--and a symbol of sustained life. As long as you and your staff are friendly, welcoming, and polite – your decorations will only accent your business.

Best of luck and have a wonderful holiday season!

Property Manager
Kuester Companies

When Should You Hire a Property Management Company?

2009-10-10T11:12:00.001-04:00

One of the major decisions as a property owner is whether you should hire a property management company. Many landlords manage properties all by themselves, occasionally with the help of an employee or associate. Depending on the type of property, and how demanding your tenants are, some landlords might need outside assistance.

Property management companies often are the landlords first line of defense. They take the late night phone calls, they collect the rent, they haggle with demanding tenants. Nightmare tenant? The property manager will even handle the eviction. A qualified management agency will also bring their contacts and experience to your property, sometimes having more solid networks and resources then an individual.

If you have lot of properties or units that you rent to the public, the more you're likely to benefit from a management company. Especially if your full-time job isn’t going to be a landlord. Living out of the region from the property in question is also incredibly tough. You can’t react quickly or easily to any property issue if you are several time zones or states away. Hiring a property management service is critical in dealing with issues that you will not be able to handle from across the continent.

Many landlords and property owners are looking at additional properties as investments. They shirk away from any type of hands-on management, as it is either not their forte, or simply they have different priorities. If you have never had to find a tenant or renter for a property, you will discover that it can a rewarding, interesting, frustrating, stressful, and exhausting process. Spending your weekends interviewing possible renters may not be your cup of tea. If you view rental property ownership strictly as an investment and want little or nothing to do with the day-to-day management of your properties, consider hiring help to manage your property.

If you happen to participate in an affordable housing program, things are going to get super complicated. In these programs, the landlord receives financial assistance, in the form of a grant, low-interest loan, or tax credits, in return for agreeing to rent at least part of the property to tenants earning below a certain income level. In order to receive the financial assistance, the landlord must comply with a STRINGENT set of rules. There is a ton of paperwork, as there always is with anything that the government hovers around. Again, if you are not planning on being a landlord FULLTIME, then you should hire a property management company that has past success with these particular housing programs.

Now if all this sounds interesting or intriguing to you, then perhaps you need to start talking to some possible property managers. How do you find a property manager? Well….That is a completely different article! Tune in again in a few weeks to find out our advice on how to FIND a qualified property manager.

Property Manager
Kuester Companies
Charlotte Concord Boone Myrtle Beach Fort Mill

How HOAs Can Increase Property Value

2009-10-05T10:51:00.003-04:00

We have talked about this before... but we get questions all the time about Homeowner Associations. While well-run associations will increase the value of homes in the neighborhood, hey are not for everyone. If you are the kind of person who cannot commit to participate in some way, or needs to be able to keep your pet goat in your back-yard, an HOA neighborhood may not be a good fit. As with and homeowner decision, HOAs decisions should be a strongly weighed and carefully considered.

Becoming a homeowner can be almost as stressful and taxing as becoming a parent. On a daily weekly, and monthly basis you are confronted with a series of questions and problems that have to be overcome. All this, while struggling to keep your neighbors happy and your property value up. Many homeowners find some comfort in working with other homeowners to make decision and effect changes. Homeowners Associations (HOAs) can not only offer you a spirit of solidarity, but they also have been proven to help increase your property values.

HOAs exist to "protect and enhance" a person’s property value. A HOA serves as a way to keep everyone in your little kingdom on the same page. You won’t have to worry about any adjoining homes becoming run down or uncared for... Members of the HOA keep the paint from fading, will ensure the grass is constantly cut, and that your streets are free of garbage and trash. All the rules in the HOA are spelled out for you when you purchase, so if you don’t like the regulations – you don’t have to buy. But once you join, you are expected to carry your weight! In today's market, HOA's may be of greater importance because they, if well managed, can enforce maintenance standards. With more and more homes going to rental, this can be important as one can often tell a rental by the lack of upkeep--and this affects all homes in the neighborhood!  

HOAs can also create conformity in your neighborhood. This is especially important if you live any type of subdivision. Typically, subdivisions are called planned unit developments, or PUDs and are built with a limited amount of architectural plans from which to choose. This creates a uniform look for the development – and it’s a tradition in modern American communities. An HOA can make sure that this uniformity is preserved after the developers and real estate agents have left town. We all applaud individuality, and every homeowner should have the right to express themselves in their property. A HOA will serve as a moderating force within a community, making sure no tension is built do to an extremely creative family getting a bit unleashed with their home’s exterior look.

Now before you dive into an HOA, consider that there are minuses as well. Check out the HOA’s covenant (their rules and regulations), talk to the neighbors, and give yourself some time to decide if it is a good fit for you.

Property Manager

Kuester Companies

When You Are Looking For Retail Space…

2009-10-01T09:39:00.000-04:00

Are you searching for a location for a new retail project in the Charlotte area? Finding the right commercial space has a lot to do with the specific project, but there are some principals that you should keep in mind no matter what you are going to be selling (or buying)…

A) Location, Location, Location:
Okay, its been said time and time again…The location of your new or transplanted business can be a key in future success. Does your new spot get a lot of passing foot traffic? How much competition is next to, or near it? What type of complimentary businesses are your neighbors? Is it easily accessible or a destination spot? Make sure the location is the perfect place for your business. (If you need assistance finding that right location, contact us at Kuester at 888.600.5044)

B) Outer Space? Inner Space? What kind of space?:
Does your potential space work for you? Don’t just concentrate on the square footage of your new spot, does the actual shape, height, width, and flow of the property work for your endeavor? Make sure your new commercial site isn’t too narrow, or to dark. Do you have enough windows, how many entrances and exits are there? What side of the street is the space on? Envision yourself in there everyday for a long time, and think hard on whether or not it will work for you.
C) Crime
Being in a neighborhood that has some crime issues is a problem. While it is a positive to be the business that is trailblazing into a gentrifying neighborhood, there are definite negatives to it too. Bars, restaurants, and office spaces might have no problems, but retail stores will suffer terribly. Not only do you need to look at crime as a threat to your property and inventory, but to your customers, clientele and employees.

D) Parking
It might be a part of your location question, but for some businesses it is an important enough issue to site by itself. Do your customers need parking or will most of them be walking to your location? If you think they will be driving, then make sure you have ample street parking or are close to a parking lot. Check the meter situation on your street. If you have lots or garages nearby, approach their owners/management about creating a special deal for your customers. Customers who know you are looking out for them and their wheels will be happy customers.

E) The Rules!
Every neighborhood, township, town, hamlet, city, and street has different rules, laws, and regulations. Research all the ordinances in your neighborhood before you sign a lease or make a land grab. Some locations will not work for all businesses. Signage issues, historic preservation, liquor laws, curfews, noise ordinances – make sure that your business won’t be upsetting any apple carts. Make sure to check with your future neighbors and ask them how they got through the system if the regulations limit what you are hoping to do.

--Property Manager
Kuester Companies
888.600.5044

Commercial Property Inspections

2009-09-28T13:04:00.002-04:00

Before purchasing a commercial property, you will need to have it inspected, just like you would a new home.

A proper inspection of a commercial property should include a walk-through survey, document review, and interviews with owners/occupants to determine the property’s condition. You should have this done by a professional commercial property inspector located in you area, who is familiar with the type of property you are looking to purchase, as well as common challenges with similar buildings in similar locations.

The commercial property inspection report should include the inspectors findings, good and bad, and the often the probable cost for suggested repairs. The report will tell you what needs to be fixed before a sale takes place to be compliant with any local or federal regulations. The inspection will also give the owner and buyer the opportunity to discuss changes that may not be necessary, but are requested by the buyer before a sale can be completed as well as help the buyer better understand the maintenance costs associated with a particular property.

The scope of the inspection needed and the specific areas to be inspected are based on the age of the property, occupancy, and the type of construction. Inspections can range from just a visual examination of the property, to a comprehensive inspection of all the building’s technical aspects. As a buyer, you can request that the inspection include the baseline items, plus the more comprehensive components, but remember, the cost of the inspection, is probably yours. That said, we wouldn't recommend making a commercial property purchase without one! The inspection will be a investment worth making.

A commercial property inspection includes:
Site Characteristics (driveway and parking lot, landscaping, and utilities)
Structural Frame and Building Envelope
Roof
Mechanical and Electrical Systems
Plumbing Systems
Heating, Air Conditioning and Ventilation Systems
Vertical Transportation (elevators, escalators)
Life Safety/Fire Protection/ CO2 detectors
Interior Elements
Document Review (maintenance records, purchases)

--and probably costs associates with repairs, and recommendations, or notations on required maintenance

Additional services:
Americans with Disabilities Act (ADA) Assessments
Elevator Inspections
Fenestration Inspections (windows, doors, skylights, etc.)
Fire Safety Inspections
Lead-Based Paint Inspections
Termite Inspections
Sewage Systems Inspections
Asbestos Inspections
Indoor Air Quality Assessments
Radon Inspections

Depending on the type of property, and your specific needs, you may want to include many of these additional services. Buying a commercial property is an investment worth protecting, and knowing exactly what a property has to offer, AND what kinds of maintenance will need to get done (general and emergency), can make a huge effect on whether you are making a good term decision!

Property Manager
Kuester Properties, North and South Carolina

Are HOA Neighborhoods Worth It?

2009-09-25T12:04:00.002-04:00

Dear Property Manager:

IT Seems like suburbs in many parts of the country, including the Charlotte suburbs are full of developments with HOAs. What are the benefits and pitfalls of living in HOA development communities vs. just buying a house in a "regular" neighborhood?

Is it getting harder to find "regular" non HOA neighborhoods to live in in the suburbs of Charlotte? What is the appeal?

Ken - Fort Mill

Dear Ken:

It is possible to find houses not in a regulated HOA community in and around Charlotte, and you may find that they are less expensive than similar HOA homes, however there are pitfalls.

When a person moves into an HOA neighborhood they agree to the covenants of the neighborhood. They agree not to have more than say 5 animals in the home, or not to have a horse in the back-yard, or not to paint their front door purple. The rules of each neighborhood differ but they are designed to protect the homeowner, the value of the property and the neighborhood.

As a homeowner in an HOA neighborhood, you are given the opportunity to vote for changes in the rules and regulations, as well as participate on the committees that determine how much of the budget goes to things like common area maintenance or special projects, and what the covenants are. But majority rules, and you have to live with what the majority votes for--that is what you agree to when you move into the neighborhood.

The benefit to an HOA is that things are kept at a known norm. If the neighbor puts up a 12 foot fence all around his property, he will be fined and made to remove it. If he parks 3 rusted out Buicks in the back-yard he will be asked to move them, fined if he doesn't and potentially sued by the HOA if there is further non-compliance.

The down-side for you is if you are the kind of person who doesn't think they need any one's permission before digging a moat around their home, you will be the one who suffers the consequences with the Property Management company and the HOA. But for the most part, an HOA is a good thing, for most people they make sense, and that is why they are worth it, and that is why HOA neighborhoods are so popular!

I hope this answers your question!

Property Manager
Kuester Companies
HOA Property Management Company

Choosing an Office Space

2009-09-20T11:37:00.003-04:00

Charlotte and the surrounding area offers an amazing variety of office space. Big, small, Uptown, or up by the lake... your choices are nearly limitless. Yet, as you think about your business, and how you want to work, you can begin to narrow down the possibilities.

You certainly need to have a good, clean environment for your office. But beyond that, you should ask yourself the following questions:

1.) If there is only "office work" being done, (and no manufacturing or retail)?
2.) Do you need a "reception" area where clients would enter and wait for you?
3.) How much space will you need? (Remember, you may want to grow before the lease term is up).
4.) Will you need bathrooms, or can you share bathrooms with other offices in the same building?
5.) How much parking will you need?
6.) How far will you need/do you want to travel? (And how about your employees?)
7.) Do you need a room for computer servers, a conference room, kitchen, or other space?
8.) Do you want an open floor-plan, cubicles, or offices with doors?
9.) Will you frequently have clients in the space?
10.) What technology needs do you have, (i.e. Internet connections, phone service)
11.) What if any build-out will the property owner/management company do to make the space work for you.
12.) How far is the space from main roads, town, the airport, restaurants and other points of interest?
13.) What are the terms of the lease?
14.) Who are the other tenants? (Are they competitors, or partner-businesses?)
15.) How is the common area, landscaping, and parking lot managed?

Choosing the best space for your new office is important for your ability to do your work and succeed as a business. If you would like assistance finding the best office space in Charlotte, Boone, Concord, Myrtle Beach, or Fort Mill, SC, please contact Kuester Companies at 704.973.9019.

Property Manager
Kuester Companies, North and South Carolina

Leasing Commercial Property

2009-09-15T11:01:00.003-04:00

The Charlotte area has some amazing options for businesses seeking to lease commercial property. Yet, there are plenty of challenges to navigate as you look for the perfect location for your business.

A commercial property real estate agent will guide you through the process of finding and securing your new location, however you will be working as a partner with the agent, so you will need to work equally hard, if not harder to make the process move smoothly. Determining what you want from your property is important, but where your property is may be the most critical factor for the success of your business.

Location (Location, Location!)
If your business is a retail one, then location should be a strong factor in your decision-making process. Your time and effort should be focused on determining the best part of town and the types of customers you wish to draw. You want your building and store-front to be attractive to passers-by. Even if you are not a retail store, you should consider things like the size of and access to the parking lot, the proximity to other businesses, main roads, the airport or housing--things that your customers may appreciate, or may make it easier for them to find you, or make your business a favorite. Also, consider what else is happening in the neighborhood: Are the roads under construction? Do the surrounding buildings look like they have been kept up? Is the building itself in need of significant repairs. These are things that can have a serious affect on your business!

Put together a list of the things that are important to you as you set out to find the best property. Then, as you see more possible locations with your agent, be sure to add to the "wants" and "don't wants" list. The more you see, the more you realize there are very specific requirements for your property to make it work best for you and if you are able to communicate this to your agent, they will better be able to assist you in narrowing down the search and getting you into your new business location soon!

Property Manager
Charlotte, NC
www.kuester.com

Property Management for Condo Building Owners

2009-09-10T21:47:00.002-04:00

If you have taken advantage of the buyer's market and the great prices on property by buying a condo building, you are probably trying to figure out what your next step is!

You have made a huge investment, and in order to get the most of that investment, you need to maintain, (and where possible improve) the condominium's condition. Managing an investment property and dealing with the maintenance aspects of buildings can be a daunting task--one that often requires the assistance of a full-time property manager or firm. The management company will charge a fee that you may feel is a substantial amount, but when you look at the services offered, you will see that the benefits far outweigh the costs.

Collecting Rent
Collecting rent can a very difficult and time consuming task--unfortunately, you sometimes have to chase tenants down, or handle situations when they are behind on their payments. For a non-professional, this can be very frustrating, (alas, even for the professional, it is frustrating!) but property management companies have developed processes and other mechanisms to be able to make this as pain-free and efficient as possible. They will make sure that rent is paid on time--and that you get your money!

A professional property management company will also be able to assist you in determining the fair market value of the condos and how much you should expect based on your competition, location and building. This will help you keep maximum occupancy!

Tenant Screening
You don't want just anyone occupying your condo. After all, you have an investment to protect!Tenant screening is one of the most difficult duties of any rental property owner. Luckily, the company responsible for the management of your properties will do for you. They will have each prospective tenant fill out an application, and they will call references, employment, credit and other factors before making the decision to allow them to become a resident.

Marketing
Property management companies have the experience marketing property in your area. They know what works, and what doesn't. By utilizing an established property management firm, you are protecting yourself from the expense of trial-and-error marketing--and getting the most of your investment.

Legal
An experienced condo property management company will have knowledge of the legal issues and regulation associated with your condominiums. Staying in compliance with your federal, state, and local rules and regulations will be important and a good property management company can advise you on these matters and connect you with a real estate attorney when appropriate.

If you need anymore information on condo property management, or if you have a property in the Charlotte area, Fort Mill, SC, Boone, Myrtle Beach, or Concord and would like to know more about our property management services please contact Kuester at 1-704-321-8199.

Property Manager
www.kuester.com

Finding an Affordable Property Management Firm

2009-09-05T18:37:00.000-04:00

Dear Property Manager:

I own a commercial plaza area in South Charlotte and I currently do/manage all the property management duties myself, from my office at the complex, however, I would like to find an affordable property management company to take over--I just don't have the time any more!

Is there a list, or place that I can go to compare prices and services? How do I find a good firm and know I am getting my money's worth?

Mike
Charlotte, NC

Dear Mike:

In the Charlotte area, you have plenty of property management companies to choose from. However, I will preface my answer to your question with "you get what you pay for..." Now, that is not to say that your can't find an affordable property manager in Charlotte... because you certainly can, but you should not be making your decision solely on price!

The first thing you can do to find an affordable property management firm is to attend a Charlotte area landlord association meeting and discuss property managers with other landlords. Attending a Charlotte real estate investor association REIA meeting may also be a good idea -- just to get feedback and advice from other investors.

My best suggestion is always to to go by referrals. Get a couple referrals from other property owners and then interview each of the property management firms. When you meet, bring a list of the services that you think you will need, and a list of questions that have for the property management firm.

The thing to remember, is that property management services are designed to make and save you time and money. So, the cost should be measured against return on investment--"affordability" is a factor that is relative!

Best of luck,
Property Manager
www.kuester.com

Property Management Services for the Builder or Developer

2009-09-01T15:21:00.001-04:00

Dear Property Manager:

I am a custom home builder with a development just outside Charlotte, NC. We had to stall our building process because of the recession, but things seem to picking up and we have several houses currently under contract.

In this whole process, we have decided to change vendors and are looking for strong Charlotte-based firms with whom to partner. Can you tell me a little about the services that you specifically offer for builder or developer.

Thank you,

Curtis - Charlotte, NC

Dear Curtis,

We have see a significent turn-around in just the last couple month and I am glad that you are experiencing an upturn in your business as well.

For the developer or builder, the Kuester Companies does offer specific services, and most importantly, we provide consulting that can benefit the neighborhood Association long before it comes into existence!

Pre-contractual management services include:

-->Preliminary and build-out budget preparation
-->Annual assessment, capital contribution and builder dues recommendations
-->CC&R modifications and recommendations
-->Legal consultation through a third party specialist
-->Obtaining quotes for insurance and other contractual expenses
-->Master Planned Community and Sub-Association set-up and planning

And then Kuester can take over the homeowners association management responsibilities, assuring a smooth transition.

For more information about our builder and developer services, go to the association page of our website.

Property Manager
Kuester Companies

Investment Property Manager

2009-08-30T10:49:00.001-04:00

Dear Property Manager:

My friend has mentioned needing an investment property manager for a property he is buying in Boone. Is an investment property manager different than any other time of property manager? What are the responsibilities of an investment property manager?

Jeremy, Charlotte, NC

Dear Jeremy,

While there are variations on the types of property management, and what in included in a property management contract, it is important to remember that most commercial properties are "investments" and the reason you hire a property management company is to protect your investment.

Investment property management companies manage properties that serve as sources of income for the owner. An Investment property management company may be hired to provide a comprehensive and professional service, such as tenant vetting, collecting rent, handling complaints and evictions, and maintenance.

The primary task of an investment property management company is to find tenants which involves marketing the property. A good property manager will understanding where and how to advertise the property--knowledge gained from experience.

When renting an unoccupied or vacant space, the investment property manager also involves meeting with and giving a tour to prospective tenants, going over all terms and conditions, providing information on deposits and application fees, and explain the differentiating features of the unit or surrounding land.

Once a unit/building is rented, the investment property manager will often handle all financial issues, including collecting the security deposit, fees and the monthly rent. If the tenant is late in the payment, it is the responsibility of the property manager, to manage the situation which may include beginning the process of eviction--an unpleasant situation that may end up involving the owner and/or an attorney.

The investment property manager is also tasked with handling maintenance issues, including routine landscaping and handling repairs. The property manager may utilize the maintenance staff, or contract with an outside company depending on the company and the complexity of the repair.

I hope this answers your questions and if you or your friend need any more information about investment property management - feel free to give us a call at our Boone office at 803.578.7725.

Property Manager
Kuester: Boone.

Introducing Moss Creek in Concord, NC

2009-08-26T12:30:00.004-04:00

Kuester Management manages the beautiful Moss Creek Village, a meticulously planned community in Concord, North Carolina.

Moss Creek is an easy commute to downtown Charlotte, NC and the surrounding areas. North Carolina's biggest tourist attraction: Concord Mills Mall is just a short 10-minute drive from this quiet, secluded community.

For families with young children, Moss Creek is an ideal location. Cabarrus County public schools are among the best in the state, and Moss Creek is home to two brand new locations, Odell Elementary and Harris Road Middle Schools.

The Moss Creek nature trail is a hidden treasure, running along the East branch of the Rocky River, giving residents a beautiful outdoors experience, for the casual walker to the nature enthusiast. Trails are accessible from a number of different locations within the community, and are bicycle and stroller friendly.

The Monarch Club, Moss Creek's community center, offers tennis and basketball courts, a playground, and a world-class swimming pool complex. The pool area includes something to for everyone: an Olympic-sized pool, baby wading pool, kids' feature pool, and an adults-only lap pool. in fact Olympic athletes from Mecklenburg Aquatic Club trained at Moss Creek's amazing pool facility, and four of them brought home medals from the 2008 Summer Olympics in Beijing!

Are you interested in learning more about Moss Creek? Contact us at Kuester!

Investing in Commercial Property

2009-08-21T12:54:00.000-04:00

Commercial property is a worthy investment, but one that needs to be researched, studied, and managed to make a profitable return. Here is what you need to know about commercial property investing"

The Legal Stuff
Before getting too far in your property investment research, you should look into all the applicable local laws, and hire a business attorney who can help navigate the often abstract and confusing laws. Make sure to work with a lawyer who is familiar with the local laws in the place where you plan to invest in property, since the laws sometimes differ from one state to another.

Having a good attorney who can explain and handle the laws, as well as the contract is vital to a successful investment. This is one area where you need to spend a lot of time and resources!

Show Me the Money
You can base your projected income on current trends and future projections, however you need to be sure that the value of the property will appreciate. When and if you decide to sell, you will want to get more than you paid for it.

You need to look at the different ways the property can be an income generator. Look at how the property is zoned, the location, other rules and regulations regarding the specific purpose that the land can be used for. Remember, when buying commercial land for your business, ensure that you will legally be able to use the land for the intended purpose.

Capital
If you are like most people, you don't have all the capital necessary to invest in commercial property, and will probably need a commercial property loan. You will need a lot of documentation to apply for this loan so put together all information on your business operations, your financial status and estimated earning potential and the property title deed. The lender wants to make sure they are making a good investment too!

When calculating cost for any particular property, don't forget fees payable to any professionals you may have hired as consultants to close the deal, any registration or other legal expenses to be paid. These expenses tend to amount to quite a bit, and therefore should be budgeted when calculating the feasibility of a property.

Location, Location
Don't be afraid to shop around before choosing a piece of property. The first may not be the best and it is better to do the extra legwork now, then be wrong later!

Management
In order to protect your investment once it has been made, contract with a reputable local property management company. This company can handle the day to day operations, the tenant negotiations, maintenance, etc. Not only increasing your possible ongoing incoming income, but the property value itself.

Investing in commercial property is a proven way to grow your money, but not everyone can successful. Be sure to take the necessary steps before, during and after in order to ensure a long term positive investment.

What does an HOA cost?

2009-08-10T16:23:00.004-04:00

Dear Property Manager:

I was recently elected to our HOA board and we are considering changing property management companies. Can you tell us what the average cost per resident is for HOAs? And besides the basic services, what can an property management company do? Can we include these in our request for proposal?

Kim T. HOA President

Dear Kim

I cannot give you an "average" cost per resident since the cost of HOA management service is directly related to the scope of the work the management company does...and this can vary. You and your board need to develop a scope of work and request proposals from at least three qualified management companies in the Charlotte area. Make sure that your prospects specialize in HOA management, and will offer references. But make sure to provide them each with the same list of "wants and needs." Some companies, (such as Kuester) now offer online applications for the residents to track their HOA dues status and other neighborhood information. This is a great option and should be something your candidates offer.

As for the "what" and HOA can offer, here is a link to the HOA services that Kuester provides. This should give you a good idea of what you can expect and what you can request when you fill out your RFP.

Best of luck and please contact me if you have any additional questions about HOAs!

Property Manager
www.kuester.com

What do HOA Fees Cover?

2009-08-05T15:20:00.003-04:00

Dear Property Manager:

My wife and are about to buy a home in Fort Mill, SC. We are choosing between 2 we really like and the both have homeowner's associations. We are first-time homebuyers and we aren't really sure what the HOA fees generally cover. The two neighborhoods are similar, but the HOA fees are different. What do HOA fees cover and why could they be so different in the same town?

Mark K.
Fort Mill, SC

Dear Mark:

Congratulations on your upcoming home purchase! HOA fees generally pay for the common area routine yard maintenance, irrigation, ponds, security, street lighting, and the amenities maintenance (club houses, pools, tennis courts, walking trails, etc.), and neighborhood events.

Homeowners Associations are tasked with making sure HOA fees are being used properly for both routine and non-routine upkeep of the neighborhood. Routine maintenance may include lawn mowing and basic landscaping in the summer, and salting roads on icy winter days. And the non-routine things like if large trees need to be trimmed, the pool needs a repair, the HOA fees may be used to hire contractors.

If you are comparing two similar neighborhoods in the same town, but they have different HOA fees, then perhaps there is a 1 time up-front fee when you buy your home, larger fines, or maybe the amenities are different (i.e. one may have a small outside pool, and the other may have both an indoor and outdoor pool.).

The best thing to do is to get both HOA agreements are read them side by side and if you are still having trouble understanding the cost discrepancy, check with your Realtor and/or real estate attorney. They are both expert in home-buying and will be able to see if the costs make sense.

Property Manager
www.kuester.com

Buy Commercial Property

2009-08-01T13:33:00.004-04:00

Commercial real estate can diversify your portfolio, create tax benefits and build long-term wealth. However, making that investment into commercial real estate can be a risk, especially to those without previous experience or industry knowledge. So always work with professionals and do your research before making any final decisions.

Put Together a Great Team
No matter where you are on the investment property learning curve, it's a good idea to get advice and support of industry experts such as commercial real estate agents, property attorneys and property management firms to assist you in making the right decisions.

Do Your Research
Research similar properties, including incomes, the demographics of the residents in the area, the traffic, the vacancy rate, current trends and industry information for the businesses you may have as tenants. Also, if you are buying an occupied property, know how long the leases are for the current tenants and at what price. Are the at fair market price? Will these tenants stay to renew under new management? Are the tenants you would like to keep?

As with any investment, commercial real estate requires due diligence and a keen business sense. Consider carefully before investing and always seek the advice of professionals to garner the best results.

Is the Property Manager doing his job?

2009-07-25T13:42:00.000-04:00

Dear Property Manager:

I own a small block of commercial properties just outside Charlotte and I have now gotten two "complaints" about how the property manager has handled certain situations in the last 6 months. I do not have time to deal with the unhappy tenants (that is why I hired the property management company in the first place!), but I feel like I need to step in.

What should my first step be? How to I address this with the property manager without making it seem like I am micro-managing their ability to handle the tenants? I have had no problems up to this point (3 years now).

Ralph H. Charlotte, NC

Dear Ralph,

It can be difficult to know if your property manager is doing his job well, especially since the whole point of hiring a property manager is for you to NOT be involved in the day-to-day operations of your property. I understand that you do not want to micro-manage, but at the same time you need to have content tenants or you will be out of business. Since you have had 2 complaints in a short amount of time, I think that you need to take them seriously.

Your first step should be to ask the tenants if they have tried to go through the property manager regarding the conflict. If they haven't, you can direct them to the property manager and hope that it was just a miscommunication. You need to give the property manager the chance to resolve the issue themselves.

If they have already gone to the property manager, you will need to get the details of the issue and how the tenant felt it was mishandled. Then you should sit down with the property manager and work through how they can resolve the situation directly with the tenant. You need to give the property manager the opportunity to make this a positive situation.

And then, if the complaint still isn't resolved, you will need to intervene directly yourself, and either re-train the property manager to handle this kind of thing better, or look for another company to better represent you.

Best of luck,
Kuester Property Manager
www.kuester.com

Good and Bad Property Managers

2009-07-20T12:58:00.005-04:00

If you have decided to work with a property manager, you will find that the benefits are many. Not only will your time be freed up to manage other investments, or on your main career -- but also, a property manager can (and should) increase the value of your property earning potential.

But hiring a bad property manager can be costly! Don't work with a property manager that cannot provide you with the background or information that you are looking for. Research prospective property management companies and take the time necessary to make a wise decision. You will be grateful later for the vetting you do today!

Here are some signs of a "bad" property manager:

Unwilling to Provide References. If the property manager cannot, or is unwilling to provide names and contact information, you should remove them from your list of prospects.

Not Enough Industry Knowledge. Being a property manager (or management company_ required industry knowledge on proven methods of securing rental payments, legal changes, performing routine maintenance, marketing trends, or complying with regulations. You may find someone who has been in the business just a short time who is excellent in this area, or a company that has been doing business for a decade and still cannot handle the critical aspects of renting your specific property.

No People Skills. If the property manager(s) are anything less than accommodating, polite, respectful, kind and professional when you meet with them, they will be the same when they work with your tenants. Choose a company with people skills who can get the job done... with a smile!

Excessive Extra Costs. Professional property managers should be able to give you a breakdown of your costs, including anticipated marketing. There will always be a additional cost of doing business, but an experienced property management company will be upfront with you about what you can expect.

Can't Handle Conflict. Being a property manager sometimes involves dealing with uncomfortable situations. You need to choose a property management company that has had conflict resolution experience and training to diffuse difficult situations and people in the best way possible.

Unwilling or Unable to be Flexible. Property management can sometimes be a 24/7 kind of job. If you hire a property manager who can only work 9-5, you will be covering the middle-of-the-night calls! This is where going with a reputable company with a call service is very helpful!

Charlotte HOA Dog Stations

2009-07-17T09:44:00.005-04:00

Dear Property Manager:

I was recently visiting a friend of mine south of Charlotte and I noticed that they have strategically placed "dog stations" throughout their neighborhood's common areas.

I am the president of our HOA and we have been considering a change in maintenance companies. It may seem like a minor thing, but having these is a nice touch for the residents with AND without dogs. I see this as just one of the things that shows an HOA cares and is paying attemtion, and I want our HOA property managemeny company to not only think of these kinds of things and bring them to us to make a decision on, but also to have readily available.

Can you tell me if you offer these "dog stations" and what other "value-added services" you might have for HOAs that you maintain.

Frank - Charlotte.

Dear Frank:

In addition to offering the best in propery management and HOA management services, Kuester does offer a variety of "value-added' professional services including:

-->Coordinating and supervising vendors on large projects
-->Providing clients with a reliable resource for all maintenance needs
-->Performing property inspections to gather preventative maintenance items
-->Tailoring a routine maintenance checklist to fit each community
-->Twenty four hour emergency service
-->Supervising capital reserve projects
-->Ensuring all maintenance repairs are completed with 100% client satisfaction

Kuester Maintenance services, LLC specializes in the following services but not limited to:

-->Siding / Fencing
-->Gutter service
-->Masonry
-->Roofing / Flashing
-->Lighting
-->Plumbing
-->Tree removal
-->Pressure washing
-->Sign installation
-->Painting
-->Drywall repair
-->Locksmith
-->Janitorial
-->HVAC
-->Fido stations
-->Appliances
-->Carpentry
-->Windows / Doors

So as you can see we not only offer those "Dog Stations," we also have a long list of other services. Please give us a call ( 704.973.9019) if you are seriously considering and HOA management company move, we would be happy to talk to you.

Kuester: HOA / Property Management
Kuester is the recognized leader in Charlotte HOA management, Charlotte property management and greater North Carolina Property Management.

The Exchange - Boone, NC

2009-07-10T21:47:00.000-04:00

Dear Kuester:

I will be a senior this Fall at Appalachian State and I am looking for a nice, affordable place to rent. Can you recommend a good place close to campus or on the transit route?

Bill H - ASU

Dear Bill:

There is a great apartment less than a mile to the Appalachian State campus, called the Exchange. It is a easy walk, bike or ride to campus but the Appalcart transit system is also available.

Rent is just $550 per bedroom per month and there are four bedroom / four bath suites available. Each unit is approximately 1,450 square feet and bedrooms are approximately 150 sqaure feet.

This beautiful place includes washer and dryer, and internet, cable, water and sewer are included in the rental price. Power is metered per apartment.

This place is perfect for you! Request Information

Kuester - BOONE, NC.

The Role of a Property Manager

2009-07-05T19:46:00.001-04:00

Dear Property Manager:

I has been suggested that we contract with a property manager, or property management firm to handle an uptown Charlotte building that we have renovated for commercial use. Can you tell me: what is the role of a property manager, and how are they paid?

Heather and Mike W.

Dear Heather and Mike:

Great question. Essentially a property manager handles the day-to-day needs of your property, minimizing vacancies and maximizing your bottom line -- in fact the property manager does this by filling many roles, the most important of which is that of liaison between the landlord, and the tenant.

Other duties of the property manager include collecting rent, handling maintenance issues, advertising and marketing the property, and screening prospective tenants. The property manager gives the tenants an accessible person to work with, while providing a buffer for those landlords who wish to distance themselves from the day-to-day dealings with, and management of the tenants.

Property managers have the experience and expertise to help the customer optimize their investment.

Property management companies charge landlords a percentage of the gross rent collected each month. Contracts vary from company to company, but can be negotiated to provide both the tenant and landlord the best fit.

Please let us know if you have any other questions, or would like more information about how Kuester may be able to assist you.

Kuester Property Manager
704.973.9019
http://www.kuester.com/

How an HOA Increases Home Values

2009-07-01T22:11:00.003-04:00

Dear Property Manager:

I have always steered clear of neighborhoods that had homeowner's associations. I wanted to maintain my yard when and how I wanted and if I liked purple shutters, I felt it was my right to have purple shutters! But today my lovely wife said something that finally made me stop and think... she said "Did you know that HOAs increase a home's value?"

Now this is talking my language... and I finally am open to the idea of an HOA neighborhood. Could you tell me if my wife is correct in her statement? I guess in a lot of ways it makes sense and I feel a little silly for dragging my feet all these years! (But don't tell her I am willing to admit that!)

Morgan J.
Charlotte, NC

Dear Morgan.

According to the Community Associations Institute (CAI.org), 57 million Americans live in HOA communities. And, 78% of them believe that their HOA "protect and enhance" their property value. (Only 1 in 100 believed their association hurt property value, so the other 21 are either apathetic or undecided!)

Here are three key ways Homeowners Associations (HOAs) do increase property value:

1. Neighborhood Appearance: It is important to many that all homes and homeowners in a neighborhood follow a certain set of rules regarding how the houses look. Grass cut regularly, fences only in the back yards...no strange paint colors, etc.. Have you ever seen a neighborhood where cars are parked on the lawn all the time, and the garage is falling over--an HOA protects against this.

2. Neighborhood Uniformity: Most homes in a subdivision with an HOA look similar.This creates a uniform look for the development. Uniformity--and personalized variations on continuity make the homes more attractive to potential buyers.

3. Protect Resale Value: Because homeowner's associations force homeowners to maintain their property - such as repair broken fences, keep up lawns, etc., when it's time to sell, the house will likely be in better shape and need less repairs.

The reason HOAs exist is to protect the property value for all residents--that is their purpose--not to be a nuisance or "big brother". There may be some inconveniences along the way, but ultimately they are a benefit to all residents living in a neighborhood.

Property Manager
http://www.kuester.com/

The Benefits of an Active Property Management Company

2009-06-30T11:11:00.001-04:00

An active property management company is vital to the success of your investment rental property. Here are just a few benefits to choosing a property management firm that will stay involved throughout the term of your contract:

-->A satisfied and stable tenant base--because they know that concerns will be taken care of by a consistant and available contact

-->An increased demand for rental space--because of the attention tenents recieve, the condition of the property and the other happy tenants

-->Lower maintenance and repair costs--because of the preventative maintenance that the property management company provides.

-->Increased property values--A better maintained property will garnish a higher rental price..

-->Better safety for tenants, managers and the neighborhood--An active and/or onsite property manager will deter crime and vandalism.

-->Happy neighbors--Surrounding property owner and managers will appreciate your clean, maintained, filled units and your satisfied tenants.

--> The time to spend on what you do best - and the peace of mind in not worrying about collecting rent, maintenance and keeping your tenants happy.

Property Manager
www.kuester.com

Property Management: What Services to Expect

2009-06-28T21:35:00.003-04:00

A property management company will offer services that can vary depending on the company, the type of property and your specific needs. When deciding which company with which to work, ask the property management company what services it will provide you. Once you make your decision, you should confirm that you have the an agreement on the terms in the lease. The lease agreement should be comprehensive and outline the services and what the services will cost.

Here are some of the services commercial property management firms will typically provide:

Finances & Bookkeeping. Financial record keeping and reporting are integral services provided by your property management firm.

Strategy. A commercial management company can develop a marketing strategy and analyze the current business conditions in your area, and for your property.

Budgeting & Forecasting. The property management firm develops and monitors the property's budget, including the maintenance, marketing, personnel to operations.

Maintenance. Commercial property management companies provide monthly maintenance, and preventative maintenance programs.

Marketing Programs. Firms can develop and implement marketing programs including such marketing materials as brochures, advertisements, events, property newsletters, and signs.

Market Rent Analysis. Management firms will provide an analysis of market rents and those of the competition, changes in area demographics, and anticipated absorption levels.

Rent Collection. The property management company will handle the collection of rent.

Lease Negotiation. The commercial property management company will negotiate tenant leases and renewals.

Tenant Liaison. The professional property management firm acts as a liaison to the tenants, responding to tenants' needs and addressing concerns immediately.

Upgrade and Build-Outs. Commercial property managers handle and supervise all contracted work (such as tenant build-outs).

Compliance. Commercial management companies maintain documented procedures to ensure compliance with all federal, state, county, and local governmental regulations, ordinances, and fire, health, and safety codes.

Boone Point: Space Available in Boone, NC

2009-06-27T21:59:00.004-04:00

Kuester is building our further presence in the Boone, NC area with the new Boone Point development.

Boone is located in the NW corner of NC, in the heart of the Appalachian Mountains.

As the newest Western North Carolina landmark in our already beautiful town, BOONE POINT will be the Gateway for travelers from the East. Mixing 10 beautiful luxury condos with almost 20,000 square feet of retail, medical and professional services, this new development is appealing to our growing residential and commercial populations.

This new project is less than a mile away from the campus for Appalachian State University and between the Convocation Center, Kidd Brewer Stadium (also known as "The Rock") t he Home of the 3 Time Reigning National Champion Mountaineers and Downtown Boone - at Boone Point you have easy access to all of the great things Boone NC offers.

This property has available space for a limited time! Request Information

Property Manager: Marketing Your Property

2009-06-23T21:23:00.000-04:00

Dear Property Manager:

What should a property management company do in order to market my property? Should I trust them to determin the price and how the marketing budget is spent, or should I be involved in this decision?

Kyle W. Charlotte, NC

Dear Kyle:

The property management company should be familiar with the local market and be able to price the units correctly so that it rents relatively quickly and at the right price. You should be able to trust the property management company to do this correctly. It is important to advertise well, and price well. It is never a good idea to price too high, as this generally only leads to vacancies--although pricing too low will deprive you of income that you could have had.

You should always ask a prospective property management company how much leasing experience they have, what they have done in your area, and how long their average property, similar to yours, is on the market. They should be able to explain how to they come to their pricing strategies and how they intend to market your property--as well as what additional costs will be involved.

Bottom line, if you are not comfortable with the property management company you are working with, you should look for ways to make the relationship better - perhaps a strategy meeting or brainstorming session, or find a way to end your contractual agreement.

Property Manager
Kuester Property Management

News: Kuester Names Among the 10 Largest Real Estate Firms in Charlotte

2009-06-19T21:24:00.002-04:00

We are pleased to announce that Kuester was named among the top 10 largest real estate firms in the Charlotte-Metro area.

The Charlotte Business Journal ranked the Kuester Companies #8 in terms of local employees and #25 in terms of commission-only brokers.

Besides our strong presence in Charlotte, we also have offices in Boone, Fort Mill, Myrtle Beach, and Concord.

If you would like any information about Kuester, property management, HOA's, or available property in our service areas, please contact us at: 888.600.5044.

The Property Management Contract

2009-06-19T20:50:00.000-04:00

Dear Property Manager --

What should be included in a property manager's contract. We are considering hiring a small company for a commercial property we own, and it seems there are things missing.

Thank you,
George, Concord NC

Dear George:

The manager will be taking on significant responsibilities, and they should all be included in the contract. The contract should have at least the following:

1. The names of all parties to the contract
2. The legal property address
3. Clearly define the responsibilities of the property manager and the owner
4. Give a breakdown of all fees including management, maintenance, marketing and commissions for leasing or real estate sales.
5. Define beginning and end dates for the contract
6. Have a place to sign and date for both the manager and the owner.

Besides that, many contracts will go into elaborate detail on clauses and how responsibilities are handled. I always feel that the more information the better, and recommend that you have an attorney review this and any contract.

If you have any additional questions about property management options in Concord, please give us a call at 704.973.9017.

Property Manager
www.kuester.com