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Everything you need to know about Brevard County Rentals, Sales and Property Management
OUR DOMAINS
Aamerican Property Management is Brevard County's Premier Property Management company
We are dedicated to providing very detailed and exacting Property Management Services for Brevard County Rentals including Brevard County Seasonal rentals and Brevard County Vacation rentals. We represent Absentee Owners for Rentals and Sales of Homes in Florida's Space Coast, South Brevard County area.
We have a portfolio of satisfied clients because of our professionalism, expertise, and dedication to making our customers come first.
Property owners utilize us because we keep their investments as a top priority and communication as a Key issue.
If you are a current owner or looking for management services, click the "Owners" link to the left for some great information!
Tenants like our rental services, because we are fair, keep clean properties, and respond quickly to their reasonable requests.
If you are a current tenant or looking for a property to occupy, click the "Tenants" or "Residential Rental Properties" links to the left for information and details about our current vacancies.
| EXPERIENCE BASED BUSINESS PLAN:
Property Management is a continuing business relationship quite different from a sales encounter. Manager, Tenant and Owner have an ongoing relationship that works best with full disclosures, direct and complete information, and immediate responses to all problems.
The process begins with a clear understanding of the market between Owner and Manager; positioning the property (marketing plan) to best suit the Owners' objectives; and fully exposing that property to potential Tenants.
OUR INVENTORY GROWTH:
Our inventory grows exclusively from referrals. We spend our advertising dollar to obtain as many high quality rental prospects and have benefitted from the numerous owner/property referrals without expending any advertising dollars.
We make every effort to be direct, honest and realistic with owners and tenants alike. The majority of the time we spend with prospective tenants is invested purely to avoid unnecessary mis-communications, misunderstandings and potential mistrust.
Can you imagine how you would feel if a property manager had not exercised due care and you suffered serious consequences? Unlike sales, not all business is "good business".
I had a very gracious couple balk at signing the Rental Agreement and addendum's months after they had signed the Reservation Agreement and provided a deposit. It was a tiny oceanfront townhouse and the gracious couple had withheld their intention to have a family reunion of sorts during a period of their occupancy. Fortunately the "number of occupants" clause and the "Maintenance" addendum caused the couple to recognize potential severe financial repercussions. In this case the owner's property was protected because of the thorough contracts.
Could you also imagine how uncomfortable it would be to receive an inquiry directly from your tenants attorney simply because you had unintentionally interacted with a tenant. We try to avoid that situation and the very first thing we do is make certain you are personally aware of that potential complication. We make sure you have been advised!
 Property Management Services
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Steve Neville
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Experience Based Business Plan
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Property Management is a continuing business relationship quite different from a sales encounter. Manager, Tenant and Owner have an ongoing relationship that works best with full disclosures, direct and complete information, and immediate responses to all problems.
The process begins with a clear understanding of the market between Owner and Manager; positioning the property (marketing plan) to best suit the Owners' objectives; and fully exposing that property to potential Tenants.
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MY INVENTORY GROWTH
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Can you imagine how you would feel if a property manager had not exercised due care and you suffered serious consequences?
Unlike sales, not all business is "good business".
I had a very gracious couple balk at signing the Rental Agreement and addendums months after they had signed the Reservation Agreement and provided a deposit. It was a tiny oceanfront townhouse and the gracious couple had withheld their intention to have a family reunion of sorts during a period of their occupancy. Fortunately the "number of occupants" clause and the "Maintenance" addendum caused the couple to recognize potential severe financial repercussions. In this case the owner's property was protected because of the thorough contracts.
RECOMMENDATIONS
My style of management is generally approved by condo boards and I have benefited from their direct recommendations.
I receive unobligated referrals from real estate professionals; i.e., "use this person to manage your property" and well as condo owners.
I actually have been asked to and do manage property owned by Real Estate Professionals.
Owner and Investor Tips
KEEPING LIFE UNCOMPLICATED FOR THE OWNER
ASSISTING WITH THE SALE OR PURCHASE OF A PROPERTY
PROTECTING THE FUTURE VALUE OF THE PROPERTY
INCORPORATING ASSOCIATION REQUIREMENTS
KEEPING ACCURATE AND COMPLIANT FINANCIAL RECORDS
Property Management Accounting is comparable to non-profit "fund" accounting; i.e., complicated. I incorporate an industry standard for accounting software and have the personal, hands-on experiece necessary to provide you with complete and dependable records.
While I understand the differences between:
1. Future Value Investing, and
2. Cash Flow Investing,
I would appreciate your discussing with an accountant or business planner how;
Appreciation
Deductions
Depreciation
Amortization
if any, might be advantageous to your investment strategy.
The market is dynamic!
RENTAL MARKETS
RESIDENTIAL
MARKETING STRATEGIES’
A. Here are a few of our potential initial marketing categories:
1. $____.00 per month long-term unfurnished;
a. Times 1.25 for 6-months.
b. Times 1.5 for 3-months.
c. Tenants transfer utilities.
2. $____.00 per month winter seasonal furnished and equipped October through May;
a. Typically include most utilities (local phone, basic cable, sewer/water).
b. Electrical usage is addressed by establishing an allowance amount.
c. Owner & tenant alike leave general cleaning and other expendable supplies.
d. Two sets of towels per bath, two sets of linens per bed, etc.
e. Convenience appliances like mixer, coffee, blender, microwave, toaster, etc. included.
f. Basically tenants need toothbrush and clothing.
3. $____.00 per month summer seasonal furnished and equipped June through September;
a. Same as 2 above, just at a rate of approximately 2/3 of the Winter Seasonal rate.
b. Also, typically comparable to the long-term rate (our summers are “off season”.
4. $____.00 per month long-term furnished and equipped.
a. Some owner’s with furnished unit prefer this to paying for storing furniture.
b. Little if any increase in price.
5. We do not directly address “Vacation Rentals”, however, we provide a location for vacationers and owners alike to connect. See “vacation Rentals” on the website index.
B. Precaution:
Some long-term property owners will not accept an advance rental, as in more than 30 days in the future, as that rental would prevent an immediate long-term rental; i.e., long-term owners typically should only accept a reservation within 30-days.
Seasonal owners would accept a next season reservation anytime as that is their primary goal. Often they use the property for family stays and it is already fully furnished, equipped and stocked with expendables. In some cases they are purchased as fully furnished, equipped and stocked with expendables.
Seasonal properties would naturally experience more unrented periods through the year as well as additional commissions. The nature of both Seasonal and Vacation rentals are similar in that respect. As an initial rental, if a seasonal rental unfolds, you have initial increased rent proceeds while still marketing for the next rental, seasonal or long-term.
Sales and tourist tax total 11.0% and are not applicable if rental agreement/period is for 6 months plus 1 day. If you are renting for six months or less you are now a card carrying member of the “tax goon squad” just like me.
C. Multi-marketing approach:
Using the November/December time frame for a reference, how would we suggest handling a property in this somewhat strenuous rental market? Offering a property simultaneously in more than one of the initial categories listed above in A. can increase the likelihood of obtaining a tenant. Whenever these options present themselves (time of year relevant), the prospect base can be increased considerably.
2. If you are a B. 2. option as above, you are solidly in the Seasonal or Vacation rental business.
3. For the rest of owners, the long-term scenario provides the more stable cash flow option with potentially the least variants.
D. Conclusion:
I left out the complications of actual property management challenges in an attempt to just introduce the basic issues surrounding marketing choices. This current rental market is both a market still in decline as well as a market with very limited qualified prospects. Don’t take on more than you are equipped to deal with. It would be fair to say that few people have the library of experience and knowledge that would accommodate their traversing the slippery slope of property management safely. There is another important and considerable library in the form of case law along with the very limited “Tenant Landlord Act’ that rules over residential rental interactions.
SHORT SALE DISCLOSURE
This property is offered on a "short sale"/"Deed In Lieu" basis subject to acceptance of any contract/contract price by the lending institution(s) and the current owner of record. Any "contract/contract price" actually includes the listed price as well. The financial institution(s) may unilaterally negotiate/exercise a "Deed in Lieu" transaction with the owner of record ending any and all potential sale transactions without any liability or further obligation on the part of the owner and or agent of owner. Said conditions may adversely affect your Rental Agreement and your ability to remain on the premises.
Following are the "DOMAINS we use for the internet:
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www.aamericanpropertymanagement.net
www.seasonalrentalsandsales.com
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www.palmbayrentalsandsales.com
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www.2apm.com
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www.bestbrevardrentals.com
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www.vacationrentalhomesales.com
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www.aamericanpropertymanagement.realtors.officelive.com
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www.IndialanticMelbourneBeachRentalProperty.com
CONTACT ME
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Steve Neville
Broker-Property Manager
Aamerican Property Management
144 Ocean Terrace
Indiatlantic Fl, 32903
Cell-321-693-8026
Fax-321-724-5380
Email Me
Susan Neville
Business and Accounting Manager
Aamerican Property Management
144 Ocean Terrace
Indiatlantic Fl, 32903
Cell-321-693-8026
Fax-321-724-5380
Email Me
Local News
Local weather
| ©2007 Aamerican Property Management All rights reserved Our PrIvacy Policy
All property listings on this website are subject to the federal and Florida fair housing laws which make it illegal to indicate in any advertisement, any preference, limitation, or discrimination because of race, color, religion, sex, physical or mental disability, familial status, sexual orientation, ancestry, marital status, or source of income. Your local jurisdiction may impose additional requirements. If you have questions about the fair housing laws and housing discrimination, please call the Florida Department of Fair Employment and Housing at 1 (800) 669-9777. or go to http://www.hud.gov/local/fl/homeownership/fairhsg.cfm
| Rental FAQ'S
MORE INFORMATION ABOUT QUALIFYING
In addition to the normal tenant/prospect requirements, we use two support guarantee mechanisms that allow us to set-up a secure tenant/landlord relationship when there are mitigating circumstances and a prospect does not meet our typical profile and we still want to rent to them.
I will be pleased to discuss our system add-ons, so-to-speak. They are standard and offered to all.
Why should I rent from your company?
How do I apply to rent?
Will I sign a lease?
Why should I rent from your company?
We are a professional, knowledgeable, and courteous property management company. We work very hard to provide the highest quality resident services you'll ever experience.
We use professional vendors (painters, handymen, plumbers, carpet cleaners, etc) to ensure that your unit is in good condition. We inspect the work performed to ensure that everything is ready before you move in.
We are available 24 hours a day to handle emergency maintenance repairs.
We provide detailed Move-in and Move-out Inventory forms for proper documentation of the condition of your rental.
All deposits that are retained by us are kept in a FDIC insured bank.
When you sign your lease, you have a meeting with your property manager to go over all parts of the lease to help ensure that everyone is aware of their responsibilities under the lease.
All our property managers are licensed real estate professionals according to state requirements.
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How do I apply to rent?
Check out our application guidelines to be sure you qualify, then complete our application form and submit it to us along with the application fee for the home you want. We'll process it and let you know the results.
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Will I sign a lease?
Yes, for most of our properties you will sign a 12 month lease that covers our responsibilities to each other throughout our tenancy. We will go over each part of the lease to ensure you understand it. After your application is accepted, your deposit is received, and your lease is signed, we'll hand you the keys to your home! .
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RESIDENT SELECTION CRITERIA
To guarantee compliance with the Federal Fair Housing Acts, a separate application is required for each applicant over the age of eighteen (excluding dependent children) who will reside at the property.
Realty Services Property Management Company does not discriminate on the basis of age, race, color, creed, religion, sex, national origin, handicap or familial status. Realty Services adheres to all federal, state and local fair housing and equal opportunity laws.
Applicants will NOT be accepted on a “first come, first served” basis.
The following are Aamerican property Management's criteria for qualifying an applicant as a resident and must be included with the application:
1. Application must be fully completed, dated and signed.
2. Application must be reviewed at the time of submission to ensure we have all information needed to determine eligibility.
3. Applicant must provide proof of identity with photo (such as a state driver’s license).
4. Applicant must provide a social security number or be able to verify that no number has been assigned.
5. A landlord history with a minimum of four years to verify proven payment history and that the applicant has never been evicted.
6. Family size must be in compliance with the available unit per HUD guidelines.
APPLICANTS MAY BE DENIED OCCUPANCY FOR THE FOLLOWING REASONS:
a. Falsifying an application.
b. Incomplete application.
c. Poor rental history profile such as:
- Non-payment of rent
- Poor credit history within 5 years (such as delinquent real estate accounts from evictions, broken leases or utility bills)
- Joint bankruptcy or personal bankruptcy within the past 2 years or a bankruptcy that has not been discharged
- A filed eviction (unless a stipulation was adhered to)
- A history of violence to persons or property within the last 5 years
- A felony within 7 years, a sexual predator or sexual offender
- A history of poor or unsanitary housekeeping
- A history of drug-related activity by any of the applicant’s household members
- A history of unruly or destructive behavior by resident or a member of the resident’s household.
d. If an arrest record exists within seven years, it is up to the applicant to provide written verification from the proper authorities as to the final disposition of innocence or that the case was dropped.
APPLICANTS MAY HAVE AN ADVERSE REACTION FOR ANY OF THE FOLLOWING:
1. No employment
2. Residential verification of less than 2 years
3. No credit history
All sources of income must be verified.
Criminal and eviction records will be verified by an independent company.
Any exceptions to these criteria must be submitted in writing to the rental agent for presentation to the landlord for consideration. If approval is given for such exceptions, additional security, co-signers, and/or additional advance rent payments may be required.
ID Requirements:
All residents that will be living in the unit over 18 years of age must have current picture ID at the time of applying for the unit.
Credit History:
National Credit ratings cannot be higher than a 3 on all trade lines. All collections against you must show paid. (Over a three rating means not more that 60 days past due.) No Credit History is OK.
Bankruptcy:
You cannot have filed bankruptcy in the last 18 months, and the bankruptcy has to have been discharged at least one year ago, from the date of application for a unit. Your credit history from the date of bankruptcy has to be perfect.
Eviction & Skip History:
No evictions or skip history in the last six years, No Exceptions!
Criminal History:
No citation or convictions in the last seven years for such crimes as Possession of Drugs with the Intent to Distribute, Rape, Assault with a Deadly Weapon, Child Molestation, Burglary or Murder. No citations or convictions in the last year for such crimes as Possession of Drugs or Domestic Violence.
Incomes:
Single or Married: Combined income must be at least three times the rent on the unit they are renting.
Roommates: Each roommate must have an income of at least two times the rent on the unit they are applying for.
Employment:
You must have at least six months on the job. If less than six months on the job, then the previous employment has to be checked, and must be at least six months of employment on that job.
Rental History:
Must provide all information on your current and previous landlords for the last three years. Good rating from all landlords is a must!
Pets:
Pet policies vary from home to home. Most homes will allow one pet. No puppies or kittens. We have a pet agreement that must be signed saying you will be responsible for your pets and any damage that they cause. Additional deposits may apply.
Fair Housing:
It is unlawful to discriminate against any person based on race, color, religion, sex, national origin, handicap, or familial status. We strictly adhere to this policy.
You may pick up an application at our office or call and we will fax one to you. We ask that you drive by the property then call our office for an appointment to view that property. Our screening process is usually completed in one day after our office receives your application. We must have the $30.00 screening fee before we can process your application.
Utility Information Guide (often provided with “Reservation Agreement”)
Stephen J. Neville, Lic. RE Broker, dba,
Aamerican Property Management
144 Ocean Terrace
Indialantic, FL 32903-3417 USA
CELL: 321-693-8026 PH/FAX: 321-724-5380
www.2apm.com
www.bestbrevardrentals.com
Non Emergency Hours 8:00AM - 5:00PM
TransUnion/Landlord2Landlord Enabled
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