D & K Property Management Services

We require no minimum # of units (we have some owners with 1, 2, and 3 units) We do require a $1200 minimum monthly rent income   95% of our owners are out of state   We service Cuyahoga, Lorain, Medina, Portage, and Summit Counties with no additional price based on distance   We HIGHLY recommend investors obtain appraisals AND inspections for their pending purchases.  As a courtesy to those already under management contract with us, we can review the inspection report and provide you feedback from a PM point of view at no cost.   We can provide a la cart services for any of our services   For those needing to get out of a bad situation with a current PM but are looking to sell, we can offer short term management agreement for that situation.  There is no additional cost but we do request the communication up front.   We do insist investors bring their entire portfolio to us, we are that confident in the services we provi...

Virtually all municipalities have rental registrations.  Some stipulate out of state owners have a local representative. Cleveland registrations are due March 31st.  I can't totally speak about the other municipal courts, but the City of Cleveland Housing Court mandates the rental registration be current when landlords file evictions...no exceptions.  The court has been known to delay filings until all info is provided.  Most attorneys will not file the eviction unless they have the info. If you are an out of state investor and need a local representative, I can provide this as an a la cart service.  For $150 per year, any communication from the city will be forwarded to you within 48 business hours. While we are a full service property management company, we can provide a la cart services.  Call me and let me know your needs...let's find a mutually beneficial agreement that will work for us both. If you are a real estate agent, regarding the buy and sell o...

The political and social impacts of the COVID 19 impact is winding down.  If you as an owner have been like me, you've been cautious about increasing rents just as a means to stabilize any impact of vacancies that might result.  Quite a bit of my portfolio as manager has been price sensitive in the last 2 years. Since mid Dec, as leases have been renewing, we've been increasing rental rates. A LA CART SERVICES: Are some of your rentals vacant?  Are you finding it hard to make time to show those vacants and the other tasks needed to get those occupied?  Are you getting a song and dance from prospective tenants needing to move "now" and you're apprehensive about how to approach that? Call me direct at (440) 590-5925.  We charge the 1st full month rent to advertise, show the property, vet the tenant, sign the initial docs, and collect the initial fees. We service Cuyahoga (east side, west side, suburbs), Lorain, Medina, Summit, and Portage Counties. Karen Bostwick,...

Cleveland Housing Network and Step Forwrd received funds in Apr 2020 as part of the initial stimulus package to provide financial assistance to tenants impacted by COVID.  If a tenant contracted COVID and was forced to take time off from work due to recovery or if the place where a tenant worked either closed or reduced hours due to COVID mandates by local or state governments, this was an opportunity to have rent covered. There was an application process and landlord verification.  In June 2021, CHN began offering to pay the past due amount AND up to 3 future months (up to 6 months total) as a means to ensure the tenant was not evicted. CHN and Step Forward have received additional funding in subsequent stimulus package(s). When approached by a tenant moving in about vouchers, rental assistance, and up front payments from social service agencies, I highly scrutinize those programs.  A subject for another post, but it's been my experience these types of programs do not pr...

The City of Cleveland has already begun the rollout of the lead based paint certification.  Here is the link from their website.  It includes a map showing deadlines for the respective zip codes. https://www.clevelandohio.gov/CityofCleveland/Home/Government/CityAgencies/BuildingHousing/LeadCertification This is a multi step process.  An assessment, testing, remediation, and finally certification. The certification is only good for 2 years.  So this process will have to be repeated.  There is a 20 year program out there.  It is a lengthier process and clearly the cost of it is higher than the 2 year process, but the cost and time of doing it every 2 years isn't there either. There are also larger implications.  Cleveland Housing Court is now mandating owners filing evictions show proof of compliance / certification if the filing is after that zip code's deadline.  It is unknown if the City will go after owners for not complying.  I am also hea...

We offer an array of services for our owners.  Many of our services can be done a la cart. Management collect rent pursue arrears regular communication with tenants & owners coordinate maintenance, inspections, 3rd party contractors sliding scale fee based on # of units; as owner buys more units, rate goes down posting 3 day and 30 day notices landlord representation in court for 1 st cause evictions (possession) and 2 nd cause (financial), if pursued monthly financials for owners yearly financial summary for owners by mid Jan rent proceed distributions of current month funds by the 10th semi annual walk thrus of individual units water leak detection walk thrus ability to pay bills from rental proceeds (only for those signed to a 12 month full service contract) for a nominal fee.   Lease Admin occupy vacant units (advertise, show, screen prospects, lease signing, initial funds collection) fee is 1 st full month rent nominal charge for r...

I am seeing an increase in the number of people who need to move "now".  Never mind the application, never mind viewing the property / unit, they'll take it as is!  I believe many are running from a potential eviction.  But, owners are getting smarter too; many owners are now avoiding the eviction process completely and are waiting things out to simply not renew.  We continue to maintain our standards, policies, and procedures.  We do continue to thoroughly vet prospects. As a % of my mgmt portfolio, I'm seeing a higher number of tenants paying late and paying late multiple months in a row.  I don't believe this is a reflection of the moritorium that ended 7/31/21.  I believe it's more of a reflection of tenants quitting their jobs and not finding / seeking immediate employment.  Some tenants have just up and left, others wait for the eviction to be filed. Cleveland Housing Network is still providing funds for those impacted by Covid.  They a...