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For normal maintenance, tenants may submit an on-line maintenance request or may email, fax, or call Keller Williams LKN Property Management Services. For emergency maintenance, we have a dedicated number for our 24/7 on-call Property Manager. See Maintenance Request and Emergency Maintenance for more details.
With the exception of very minor repairs, Keller Williams LKN Property Management Services does not use in-house staff to perform maintenance and repairs. All maintenance and repairs are performed by insured and bonded and/or insured and licensed services and companies to ensure the work is done right.
To keep costs down, Keller Williams LKN Property Management Services uses insured and bonded handy-man services for all non-specialized maintenance and repairs. For specialized maintenance and repairs for applicances, electrical, plumbing, and HVAC, we use insured and licensed companies that we have used in the past and have a proven track record of reliability and fair pricing. For maintenance and repairs where we have to use resouces outside our trusted circle, we will get more than one estimate depending on the cost of the work.
Keller Williams LKN Property Management Services electronically records and tracks each maintenance request to ensure proper handling. Before closing a maintenance request, tenants are contacted to verify the work was completed to their satisfaction and/or is inspected by us. We inspect all maintenance and repairs over $250 that are visually inspectable such as carpet cleaning, painting, drywall repairs, etc. to make certain they meet expectations.
North Carolina Law allows Property Management companies to maintain funds in an on-hand account for minor maintenance and repairs. The industry standard in the Charlotte area is $250 per rental. Keller Williams LKN Property Management Services maintains only $125 per rental. In addition, we give owners the option to provide us a credit card with a limit equal to the required amount in lieu of us keeping the funds on-hand. And, for owners with multiple rental properties, we maintains a maximum of $250.
Owners are notified of all maintenance and repairs regardless of costs. Keller Williams LKN Property management services obtains permission from owners for any maintenance and repairs over $250 and/or as agreed upon.
For maintenance and repairs under $250, Keller Williams LKN Property Management Services will deduct the costs from the on-hand maintenance account. For maintenance and repairs over $250, but less than one month's rent, we will deduct the costs from the current and/or next month's rent. For maintenance and repairs over one months rent, owners must pay the cost directly, be billed, or provide the necessary funds prior to the work being done.
Keller Williams LKN Property Management Services performs periodic curb-side inspections and a mandatory semi-annual walk-through inspection of each rental to verify they are being properly maintained. If it appears during a curb-side inspection that a rental is not being maintained, we will schedule a walk-through inspection of the rental to verify its condition.
Keller Williams LKN Property Management Services will send owners seasonal reminders of annual maintenance that we will coordinate if desired and we recommend owners purchase a home warranty.
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