Property Management: Creating Job Security

As a professional property manager, our objective is to lease space at a rental rate that delivers yield to invested capital.   No return on investment, no money; this basic principle gets lost in the day-to-day.   Investors are seldom altruistic.  They are results-driven.

Creating Job Security

How do we create job security for our management company?  In part by focusing on your customer.  Who is your employer?  Is it the person who signs your check (even if direct deposit)?  Do you work for your vendors, suppliers, and maintenance staff?   The tenant, the baker, the candlestick maker?    Sometimes it’s all of these.   However, our real employer is the property owner.

Granted, often the “owner” is represented by a wall of legalese and complex ownership structures.  But at the end of the day, every property is owned by an individual or group or entity that seeks a yield on their invested dollars.    They are usually sophisticated investors.  And they know professional property management is a large part of their continued success.

Capital/Cash/Equity

Investors/owners supply the capital/cash/equity to own the asset.   And they select management.   They have the right and ability to hire and fire.  This is your employer.

One of your primary responsibilities as a property manager is to keep apartments leased for extended periods while limiting turnover.   This allows owners to remain happy and creates job security for the property manager.

Owners are relying on you to manage their apartments in exchange for a management fee.  If you are not up to the tasks, they’ll select someone else.  Nothing personal.

How do you create job security?  In part by delivering results that exceed expectations.  Excluding references to the cheese always being moved, part of this is sharing measurable results.  Provide this by taking advantage of every aspect of your property management software.

Delivering Reporting that Deliver

Too many property management companies deliver a minimum level of reporting.  Income Statement, rent roll.  Unit Expense Report, Cash Expenditures.

I’m not suggesting that you paper the earth (even electronically) but consider the depth of reporting available from your software and deliver upstream all aspects of operations that reflect how your good and proper management is benefiting the property and its owners.

The not so surprising result is that ownership may retain your services for an extended period as they become accustomed to the high level of detail delivered versus other management companies in their employ.  Even if everyone were using the same software, most minimize outputs.

Try expanding outputs- appropriately, and see how this endears you to owners.   It may create a little more interaction initially. Still, the questioning will subside as the owner becomes even more comfortable with the fact they have a property management company that understands the assets in their care.

Along with this, remember to ask for a two-year management contract renewal….

John Wilhoit is the author of the best selling book on rent roll analysis: How to Read and Rent Roll. See also the companion guide to measuring the quality of rental income: Rent Roll Triangle.  Find JW’s Podcast here.

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