Management Services
Local Expertise, Professional Results Lighthouse Property Management was founded in 2003 with the intent of becoming a provider of world-class service in property management. Our innovative business model integrates customer service and management disciplines at an individualized level. This unique approach, as well as our commitment to hiring the very best professionals, has resulted in strong business growth and our long-lasting tenure in the area. Lighthouse is one of the most respected and trusted local property management companies. In today’s market, our primary concern is the success of our clients’ investments. We are proud to offer professional, streamline services with an extremely handson approach. Because of our sophisticated systems and industry expertise, we are able to offer a competitive fee structure. Many of our staff own rental properties themselves, which drives us to center our business around how we would want our own properties managed.
We offer full-service assistance to our clients in four major areas:
• Advertising & Marketing Your Properties • Securing Residents & Handling All Communications • Maintaining Your Investment with Skilled Contractors • Helping Grow Your Real Estate Portfolio
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Property Management Services Residential property management has been the cornerstone of our company since it’s inception. We have quickly become the recognized leader throughout West Michigan. The services we offer include: • Advertising Coordination • Resident Screening & Background Checks • Rent Collection • Payment & Bill Processing • Legal Proceedings & Eviction Coordination • Computerized Inspection Reports & Maintenance Tracking • Maintenance & Grounds Supervision • Preventative Maintenance Programs • 24 Hour Emergency Service • Employee & Vendor Supervision • Timely & Sophisticated Financial Reporting • Property Value Enhancement • Owner Portal & Reporting
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Placement Services Our placement services are specifically designed to alleviate the hassles associated with locating qualified residents, and filling your vacancies faster. With our coordinated advertising efforts and sophisticated marketing, we are able to tap into a large pool of residents to ensure a seamless match between the property and potential resident. We provide the following services to reduce the vacancy rate of your properties: • Advertising Coordination • Resident Screening & Background Checks • Collection of First Payment & Security Deposit • All Necessary Lease Documents • Market Knowledge with Advice & Counseling
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a dv e r t i s i n g / marketing
Advertising/Marketing Our advertising efforts streamline the process of finding qualified residents so our properties are always filled quickly. Websites Our coordinated advertising efforts allow us to save thousands annually on a typical advertising budget. Our website automatically publishes units on all appropriate websites, including the following: • Zillow Rental Network
• Property Management Association of MI
• Lovely
• Show Me The Rent
• Realtor.com
• Homes.com
• Apartments.com
• EveryRent
• Apartment List
• Walk Score
• FRBO
• Abodo
• Listanza
• Trovit
• Sumu
• Uloop
• RentFocus
• RadPad
• ClassifiedAds
• RentLingo
• UniversityParent
• Hunt
• ApartmentLove
• Condo.com
• Nestigator
• KeyLasso
• RealRentals
• CampusCribz
• uCribs
• RentHop
• CallitHome
• Michigan Affordable Housing Solutions
• Rent MLS
• USA Today College
• iRent.com
• Low Income Housing Authority
• Trulia
• Apartable
• HotPads
• PadMapper
• Michigan Housing Locator
• Houses.com
• Michigan Housing Council
• CBOR (cpix)
• RPOA of Kent County
• CAR
• Zumper
• Michric (flexmls)
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a dv e r t i s i n g / marketing
a dv e r t i s i n g / m a r k e t i n g Networking Nationwide networking allows us to target the appropriate rental market, creating a seamless match between the property and potential renters. Lighthouse is a member of PMA (Property Management Association), NARPM (National Association of Residential Property Managers速), NAA (National Apartment Association), National Association of REALTORS速, Michigan Association of REALTORS速, and Grand Rapids Association of REALTORS速. Print & Social Media Our advertising efforts extend to the Grand Rapids Press, Yellow Pages, PMA, and Facebook, as well as extensive marketing with local universities, hospitals, and major human resource departments in the community. Resident Referrals In the event that we have multiple vacant units in a complex, we will utilize resident referrals to help fill units. Fliers marketing available units in the area are sent to existing residents with a rent-credit incentive to help bring in responsible, conscientious occupants. Open Houses We will frequently hold open houses on our available units, which are advertised on Craigslist all week leading up to the open house. We will also post an invitation to the Lighthouse Property Management Facebook page. Signs and balloons are placed at the property, and fliers are posted to market the event. High Quality Photography Our high-end, quality photos will showcase your properties amenities and features, creating added interest for potential residents. Name Recognition Lighthouse Property Management offers the added bonus of strong name recognition. We have grown organically over the last 15 years through our strong reputation of quality service. We service properties throughout all of West Michigan, creating high volumes of incoming calls and large numbers of qualified applicants.
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s ec u r i n g r es i d e n t s
Our extensive applicant process and resident satisfaction efforts ensure our properties remain filled with the best possible candidates, and reduce the level of turnover. Applicant Screening We conduct an extensive applicant screening process to secure the best possible residents for our units, which include prior landlord references, criminal background and sex offender checks, employment and income verifications, as well as a credit check. When the resident is secured, the documents will be reviewed with the parties to promote a clear understanding of the terms and expectations.
Talented Leasing Staff Our leasing agents are available both during and after business hours to show properties. Many of our units are pre-leased even before any of our marketing efforts begin. Resident Management/Relations Resident management includes supervision of the complex as well as communicating often with residents to ensure we are maintaining positive relationships. We offer friendly and efficient service and work hard to keep all of our residents satisfied. This helps significantly with maintaining occupancy rates and resident retention. We also strive to have leases expire during the critical “on season months.” This in-turn helps to reduce vacancy periods in between move-outs and move-ins.
SECURING RESIDENTS
Securing Residents
Rent Collections Rents, security deposits, pet fees and other miscellaneous income from residents can be collected through our secure online portal, as well as by check or money order at any of our offices. Delinquent Payment We process any necessary legal proceedings against delinquent residents. Handling delinquency can be a large hassle for landlords, but our experienced staff are able to conduct eviction proceedings, as well as report to the credit agency on the property owner’s behalf.
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m a i n ta i n i n g p r o p e r t i es
Our maintenance services reduce risks, minimize inconveniences, and eliminate hassles of everyday upkeep. You will have peace of mind knowing your property is being protected by our professional maintenance program. Maintenance Coordinators Lighthouse has experienced coordinators who oversee all interior and exterior building and grounds maintenance, working hand-in-hand with contractors to prevent any unnecessary maintenance. Our coordinators have all the necessary knowledge of building and fire codes to authorize, coordinate and oversee any necessary maintenance, and also process, approve, and pay all bills on approved work orders— all at no cost to the owners! 24 Hour Accessibility for Residents Maintenance requests for your property can be generated at any time through our website by the property’s resident. We also provide a 24 hour emergency service line, allowing us to respond immediately to any emergency maintenance requests. We have response procedures in place and trusted contractors for routine and emergency maintenance issues, ensuring a quick response time and quality of work. Experienced Contractors All maintenance on the property is done by loyal, skilled, and experienced independent contractors. These contractors work for Lighthouse Property Management at pre-negotiated and discounted rates. Due to the high volume of work we can offer, loyalty and long-lasting relationships have developed resulting in a higher quality of work. We utilize reputable contractors with a wide range of skill levels to ensure the cost of the work will always match the job at hand. Our experienced maintenance contractors are well-versed in determining whether a damage is due to resident negligence or normal wear and tear. We hold residents accountable to re-pay any work that was required because of damages on their behalf. Ensuring Satisfaction We conduct background checks and insure all of our contractors, as well as issue customer satisfaction surveys to ensure maintenance techs are doing jobs effectively and appropriately.
MAINTAINIG PROPERTIES
Maintaining Properties
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m a i n ta i n i n g p r o p e r t i es
Inspections Inspections are performed on a periodic basis. The process is designed to inform the landlord of the property’s condition and to detail any preventative maintenance issues. All inspectors work with iPads to create reports immediately for convenience, take photos, and request any necessary work orders on the spot.
Pre-City Inspections We have built excellent relationships with city and housing inspectors, allowing us the knowledge and expectations to foster a higher rate of compliance. By pre-inspecting units, we ensure everything is done before the city arrives. This increases the chance for a higher certification and decreases any additional associated costs.
Lease Renewal Lease renewal inspections are performed a few months prior to a lease expiring. They are designed to check the status of the property and ensure tenants are taking care of it properly. Findings in this inspection are reflected in whether or not we renew residents or raise rents. We do not charge a lease renewal fee on managed properties— this is included in our management services to keep costs low.
Lawn/Trash/Snow/Property Insurance The staff at Lighthouse Property Management seeks bids annually for seasonal lawn maintenance, snow plowing, trash removal, and property insurance. We strive to find exceptional service at a reasonable cost.
MAINTAINING PROPERTIES
m a i n ta i n i n g p r o p e r t i es
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b u i l d i n g yo u r p o r t fo l i o
Lighthouse Property Management is unique in it’s ability to provide professional real estate advice and services to our investors who are just getting started, or looking to expand their portfolio of properties. Licensed Agents Our licensed agents have knowledge of both the housing market and rental market. They have an eye for properties that will yield the greatest return on investment, as well as knowledge of the current rental trends and potential rental rates. This knowledge helps aid in forecasting an accurate cash flow when shopping for investment properties. Our agents are experienced in all markets throughout West Michigan. Advance Knowledge of Inventory Agents are often aware of available properties that have not yet been listed on the Multiple Listing System (MLS.) Lighthouse Property Management works with over 100 clients that often are selling/buying properties. Often times, we can connect a seller and a buyer without ever listing a property publicly. Coordinated Renovations Our maintenance coordinators will facilitate all flips and upgrades upon purchase. Our coordinators have the experience and knowledge to determine which improvements are truly necessary, to ensure the lowest renovation costs with the highest return. We have an entire team of trusted contractors with varying skill levels to handle any level of job.
BUILDING PORTFOLIO
Building a Strong Portfolio
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our t ec h n o lo gy
Our goal is to provide our landlords with the best service and manage their properties efficiently and effectively. Our team has invested in a complete and innovative software solution, AppFolio Property Manager. We are excited to share these software capabilities and their benefits with our clients. With this software, we are able to: • More effectively market properties and fill vacancies sooner. AppFolio allows us to quickly advertise vacancies online, posting to our website, and hundreds of other listing sites. Applicants can also apply right from their smartphones. • Price rentals right for the market and reduce vacancies. AppFolio’s built-in rental comparison tool provides actual rental rates for similar units in the same geographic location. This insight allows us to maximize revenue and fill vacancies faster. • Screen for the best residents. Streamlined, built in resident screening includes standard background and credit checks along with past rent payment history. Screens can be completed in minutes – enabling us to place the highest quality residents quickly. • Pay our landlords faster and more securely. New functionality provides our team the ability to deposit funds directly into their bank account. No more waiting for a check in the mail. • Collect rent faster with online payment options. Modern residents expect easy, online payment options. AppFolio gives residents two convenient ways to pay electronically– E-check, or with a credit card. • On-demand access to statements. Owner statements are securely posted to an online Owners Portal, saving time and paper. These simple statements provide a quick snapshot of the property details for the past month. We can also include maintenance invoices and additional reports upon request.
OUR TECHNOLOGY
Our Technology
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our t ec h n o lo gy
OUR
Y OGCHNLTE
o u r t ec h n o lo gy
• Handle property maintenance issues faster. We use AppFolio for electronic work-orders and communication with vendors so we can quickly resolve issues. At your request, we can email you a copy of the work order and relevant information giving you real-time updates. • Provide an online portal. As a property owner, our unique portal system allows you unparalleled access to your property data through a personalized online account. Through this portal, we are able to: - Secure rents and security deposits. - Manage maintenance service requests and advertise to professional websites. - Track prospects, and create owner and tenant portals. - Allow instant online access to shared documents, property or unit inspection reports, 1099s and historical financial statements. Our online website, Appfolio, ensures a seamless transaction is created between Lighthouse, the tenant, and the landlord. • Provide owner statements on a timely basis reflecting all income and expenses for the property. Our full-service accounting department provides detailed outlines of revenues and expenses with documentation for review. Copies of invoiced expenses are also available for all work performed at the property.
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Contact Us Lighthouse Property Management, LLC
94
Wood St.
96 comstock twp
96
Fort Custer
Lighthouse PM Muskegon Peck St.
Sanford St.
Park St. 96
Jefferson Ave SE
. St
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Jefferson Ave SE
3rd
h 43
44th Street SW
Division St
Buchanan Ave SW
Farnham St SW
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Division St
Buchanan Ave SW
Stafford Ave SW
Clay Ave SW
131
Lighthouse PM Grand Rapids
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K lamazoo a Phone: (269) 841-5672
44th Street SW
. St
Battle Creek Phone: (269) 841-5672
131
h 7t
Muskegon 1259 Peck St. Muskegon, MI 49441 Phone: (231) 903-4427
Clay Ave SW
Grand Rapids 202 44th Street SW Grand Rapids, MI 49548 Phone: 6 ( 16) 257-9577 Fax: 6 ( 16) 257-9578
springfield battle creek
96
94
climax
Lighthouse PM Battle Creek
94
ceresco
69 311
Leasing Staff Sydney Dennison sydney_d@lighthousepm.com Nicole Larson nicole_l@lighthousepm.com Linda Sayre linda_s@lighthousepm.com Erin Rauch erin_r@lighthousepm.com
Investment Consultants Kathy Dennison Adrianse kathy_dennison@lighthousepm.com
Maintenance Staff Jennifer Jennette jennifer_j@lighthousepm.com Brian Rivers brian_rivers@lighthousepm.com Paula Rempalski paula_r@lighthousepm.com
Office Administration Battle Creek Office Mindie Kaufman mindie_k@lighthousepm.com Jennifer Beam Jennifer_b@lighthousepm.com Elizabeth McIntyre Elizabeth_m@lighthousepm.com Cassidy Ramsey cassidy_r@lighthousepm.com Michaelan Hudson Michaelan_h@lighthousepm.com Nancy Cabarello Nancy_c@lighthousepm.com
Nicole Larson nicole_l@lighthousepm.com Dan Jaqua d_jaqua@lighthousepm.com
Muskegon Office Jennifer Woods jennifer_w@lighthousepm.com Kyle Hansen Kyle_h@lighthousepm.com Julie Pike Juliep@lighthousepm.com Brent Farrington brent_f@lighthousepm.com