Common Questions

 There are several reasons why investors should choose to hire a quality company like Barnard Realty Group rather than go it alone. The most common reasons include: We handle all repair issues 24/7, saving you time, money and stress. We have local market knowledge and therefore rent our homes quickly (under 2 weeks on average) and for more money, saving you thousands in lost rental income. We reduce your liabilities by being educated on and correctly applying, all the relevant and ever changing Federal, State, and City landlord tenant laws and regulations. We make tax time easy by providing you with detailed monthly and yearly statements tracking all expenses and deductions. We treat your property like a business and as if it was our own, enforcing collection of rent, properly serving notices, and acting quickly on lease violations.

We receive calls on almost a weekly basis from owners who have tried managing their properties on their own. In the end, it’s a lot of work to do it correctly. After owners consider the time, effort, increased liability and inconvenience factor, they are happy to have us take it off their plate.

Full Service Property Management 

Over the past 40 years we have refined our property management system and are very confident in the service we provide to our owners. We own and/or operate numerous investment properties in the area and strive to always keep the owners best interest at heart. With the Full Service Property Management Plan, we do it all! Collect rents, property care, screen tenants, take maintenance requests, leasing documents, all correspondence with the tenant, marketing of the property, tax preparation, etc. You get the ability kick back, relax, and enjoy life. Not having to worry if the phone is going to ring while you’re on vacation, during the holidays, while you’re at work, or just spending time with your family. The residential monthly management fee is typically 10% of the monthly rental amount collected. There is also a leasing fee of 50% of the first month’s rent to place a tenant in the property. All management fees are deducted from the tenant’s rental payment before being deposited into our owner’s accounts. Unlike many of our competitors we do NOT charge a lease renewal fee, vacancy fee or tack on any additional fees for repairs made to the property. One of our team members would be happy to provide you with a free, no obligation consultation in which they will assess your property and provide an accurate rental rate and the total costs of management.

Lease Only Services 

We find that many of our owners have the time and ability to manage their rental property but would still appreciate a little help finding a quality tenant. We are more than happy to do just that. One of the biggest errors you can make as a property owner is putting the wrong tenant in the unit. Let our experienced team take the guess work out of finding the right person for you. With our Lease Only Services, we will actively market your property, thoroughly screen prospective tenants, perform credit checks and background checks and then present the application to you for your consideration. The final step, once you approve of the tenant we present you, we will coordinate a meeting between all parties. In that meeting, you will meet your new tenant, sign a lease, collect funds and receive original documents to all the information gathered on your behalf. For those services, we require 50% of the first month rent. Let us take the stress out of finding that right tenant.

We specialize in well cared for single family homes, duplexes and small multi-family units or apartments. Barnard Realty Group only services properties located in San Marcos, Texas and close surrounding area. The rental market is very niche and every city and town has different clientele. We are comfortable with our area and are confident in the services we can provide to you.  

Turning over your rental property to the care of an unknown property manager can be an emotional and frightening experience. Talk to other property managers before hiring one, and ask questions. You want to be able to trust your property manager so that you won’t be worrying about your home. The more research and information you gather, the better you will feel about your final decision.

The property should be in the best condition possible. This will help ensure the property rents for the most money possible, a quality tenant is found quickly and your days on market are low. The property should be very clean and all the carpets should be professionally shampooed. Paint should be in good condition with dirty and scuffed areas touched up. We recommend that bright colors be repainted to neutral tones. All personal items should be removed from the property. Everything in the home should be functioning properly and the outside yard should be in good shape. Texas also has strict rental codes that all rental properties managed professionally or independently must adhere to. We are familiar with those standards and will not represent a property that does not follow Texas Rental Code. We would be more than to walk your property with you and make sure you are in compliance.

The timing of when to put a property on the market will depend on a “couple factors”. Ideally Barnard Realty Group would like to start advertising the property about 4 to 6 weeks before the property is vacant. This ensures that we have the best chance of having a tenant move in right away and avoid a prolonged period of vacancy. It also allows us to test the market and get the best possible rental rate. In order to advertise the property, it needs to be in good show condition for prospective tenants. If you are still packing, keep the main areas of the house clean by establishing a packing room (garage or bedroom) where you can keep boxes, etc. We can also assist in coordinating any repairs, cleaning, etc., that may need to be done. Once the house is vacant our team will do a full Rent Ready inspection to make sure everything is ready for the new tenants.

Once we have a signed management agreement, we will immediately start getting the marketing package together. The property is added to the available properties section of our website, as well as over 25 other online sites. A traditional yard sign will be placed in the yard to attract individuals that know what neighborhoods they are interested in living in. Word of mouth is also an avenue that was have great success with. Happy tenant, current and former know the level of service we provide and refer their friends and family to us on a regular basis. In addition we are receiving approximately 15-30 phone calls a day from prospective tenants. This ensures that all Barnard Realty Group properties receive the maximum exposure and rent as quickly as possible. We typically do not work with other rental agencies because we have an extremely high standard we hold our perspective tenants to. We do NOT say yes to just anyone. One of the biggest expense items a landlord has is vacancy rate, we have the resources to keep that as low as possible.

This is where having a local management company comes in handy. In order to determine the fair market value of a rental home, we first check what comparable properties in the area have rented for, both in our current portfolio as well as other properties on the market. We also factor in a particular neighborhood’s demand and the time of year the property is being marketed. We are professionals and we’ll be able to determine the right price for the property fairly quickly.

Our screening process if very thorough and effective. Choosing the correct tenant lays the foundation of a successful properly managed rental unit. The application is mostly done in house by our team with only credit and criminal checks executed by a third party vendor. We check in with their previous landlords and current employers to verify their character and responsibility level. In general, we look at the applicants past behavior and can assume their future behavior will be similar. The other thing that Barnard Realty Group tries to ensure is that we are not spreading our tenants to thin financially. In most cases we required that a tenants monthly rent be no more than ¼ of their monthly gross income. Life throws everyone unexpected costs and curve balls, we try and ensure that our tenants are not stretched too thin so that rent is always paid.

Fair housing laws regulations are very strict and prohibit any discrimination of tenants. The laws are complex and there are many variations from city and state. The city of San Marcos as well has very strict zoning laws and regulations and Barnard Realty Group ensures all our owners are in compliance with these laws while still making sure each tenant is extremely well screened.

Another way Barnard Realty Group helps protect our owner’s properties is by collecting large security deposits. We require deposit amounts that are approximately equal to one month’s rent. These funds are held in an escrow account. At the end of the tenant’s lease term we will use these funds to pay for any damage to the property over normal wear and tear. All our deductions are supported by the lease agreement and our comprehensive electronic move in and move out reports. For properties allowing pets and additional pet security deposit is collect and held per animal.

Barnard Realty Group requires that all our leases be in writing. As the owner’s representative, we can execute the lease on their behalf. To maximize the appeal to potential tenants we recommend that the lease duration term be at least twelve months. With the owner’s approval, we may increase the lease term or accept leases for less than one year, in order to have the lease expire during a more active time of the year.

We understand that vacancy is one of the biggest expenses for a landlord and we work diligently to rent our properties as soon as possible and we have the horsepower to find tenants quickly. Price and market conditions will also drive vacancy periods. Our goal is to have every property rented within one month from when we starting marketing. Currently, we average 14 days to fill a vacancy, which is well below the industry average.Glad you asked! Barnard Realty Group requires a minimum of a 30 day notice in writing, to be given before vacating the property. There is a Notice to Vacate form located on our website for your convenience.

After termination of the lease agreement, your manager will do a thorough inspection of your property. They will then send you a check and a statement notifying you of any charges deducted from the deposit. This will be sent out within 30 days from lease termination. In order to receive a full deposit refund please review and complete the items referenced in the Tenant Move Out Checklist, located on our website. You will also need to provide your manager with a forwarding address as well as any property that belongs residence (ie. Keys, garage door opens, mail box keys, etc.)

We take several steps to ensure our owner’s properties are being well maintained. Our screening process is very thorough and ensures only the best applicants are approved for our properties. We have well-written leases that protect our client’s best interests and we require large security deposits. At our move-in walkthroughs, we utilize technology to accurately document the home’s condition with many photos and descriptions. We will also perform an initial Move In Condition Report of the property that is submitted by new tenants at time of move in. During the lease term, we may have to occasionally enter the property for repairs or maintenance reasons and will use that opportunity to have a look. If we are fortunate enough not to have any repairs or maintenance at the property we will schedule a walk thru with the tenants before offering a lease renewal. We verify that all the major systems in the house are working properly and that there are no lease violations.

If we find an issue or that the tenant is not caring for something properly, we will give the tenant the opportunity to correct the problem. A majority of the time, the tenants correct the wrongs and we move on. In the case that the problem persists, we will make a decision based on that specific situation and issue.

Barnard Realty Group provides a 24hr emergency service 7 days a week, 365 days a year. The tenants always have access to our personal lines and an online portal to submit maintenance requests. We handle the late night calls so you don’t have to. Through an extensive network of vendors and contractors we have great success at taking care of any issues quickly and efficiently.

Tenants may call, text or submit a request online to us.. After we receive a repair request, the property manager may contact the tenant and ask them questions which will help us determine the exact nature of the problem before sending a service technician. We also make sure it is not something the tenant can fix themselves (ex: reset button on the disposal, tripped breaker, low battery level) before your money is spent on a service call. After determining that it is a legitimate problem, we will send the appropriate service vendor to make the repair.

We tell our tenants that we are able to handle most repair requests within 1 to 3 working days, and in fact many are able to be completed before the end of same business day. Comfort items such as Air conditioning, no hot water or heat, receive highest priority and are usually attended to the same or next business day.

It is our policy to gain owner approval for all repairs that are over the “Authorized Repair Limit”. Any repairs made will either be charged to the tenant or deducted from the owner funds on account and will be reflected on the next month’s owner’s statement.

We disperse all rent funds to our owners by the 10th of each month. Along with the payment, we email or mail our owners an itemized statement detailing any expenses on their account. Owners will also receive their own personal log in information, where they can log into our cloud based system and review any past statements through their owners portals.

Barnard Realty Group establishes a strict business relationship with their tenants, which contributes to us having a low default rate. We ensure that all our tenants adhere to the executed lease document. Rent is due by the first of the month and late if not received by the fifth. If a tenant has not paid, on or around the seventh of the month or made arrangements with us, we will post a 3 Day Pay or Vacate Notice. Whether or not the property manager eventually proceeds with a formal eviction depends on the specific circumstances. It is always financially better for all involved if a solution can be worked out. If the tenant has experienced a one-time event which is causing them a financial hardship, and we have had no previous problems with them, it is better for you and the tenant if we give them a chance to catch up – if there is reason to believe they can do so. If the tenant has demonstrated an ongoing pattern of late payments, broken promises about payments and/or evasiveness, we know from experience that eviction is the best course of action. Most of the time a tenant will comply with the notice and pay rent, however if they do not we can prepare the necessary paperwork and start the eviction process and file on your behalf at the Hays County Court House with the Justice of the Peace. A standard eviction takes approximately 5-6 weeks. We try everything possible to prevent having to take it to the courts, but are prepared if the need arises.

The saying, “no news is good news” is the most fitting when it comes to Barnard Realty Group managing your rental property. If you so decide to go with our Full Service Property Management, you have hired us to take the stress out of your life. We would hope that you have interviewed enough management companies and felt comfortable with your investment in our hands.

Our owners receive monthly owners packets and as well have unlimited access to an owner portal, keeping them most likely up-to-date on activities occurring at the property. Non-emergency repairs (i.e toilet rebuild, sink faucet replacement, small repairs or replacement of locking devices) will be communicated on monthly statements. Our system and staff do not have the resources to call you about every issue that arises and we address at your property. If you are in need of that, we understand, but will be honest that we are probably not the company for you. Having that said, if a large item repair needs to be handled, we will let you know right away. In Barnard Realty Group Management Agreement with the owners, we have an “Authorized Repair Limit” and will adhere to those amounts. In an emergency situation like replacement of water heater or A/C repair, we will give you a heads up and communicate, but many times don’t have the ability to price shop and wait. We have an extremely refined list of reputable vendors and in many cases received discounted rates because of the amount of business we do with them. We have them in place and ready so when an emergency arises, we are there to keep the tenant calm, happy, and in your home.

We can start the management of your property immediately! We just need a few documents from you which can be provided electronically:

1. Signed management agreement- We will send you the form, it can be filled out and signed electronically.

2. Current Documents: If you currently have someone occupy the property, will need copies of executed leases and any other documents you feel will be helpful in a smooth transition for tenant.

3. Conduct a walk-thru of the property- This will go over exactly what will need to be done to get the property ready for professional management and up to Texas Rental Code.

4. Collect property items- We will need all keys, garage remotes, mail box key, gate codes, or anything else that is pertinent for the property.

5. IRS W9 form- We will provide, just need you to sign.

Once we have the following items, we can begin working to rent your property immediately.