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Andrew Woodruff

Woodruff Property Management
Property Management

Contact Information:

1736 Marion St
Denver, CO 80218
United States
T: 303-872-9118x1
www.woodruffpm.com

Years in Business:

 

3

Clients I'm Seeking:

 

Property Owners who would rather Lease their residence then try to sell in this market.

About My Business:

 

Why Woodruff Property Management is Better: By the Numbers: 1) Zero complaints with the BBB (the BBB tells us we are the only property management firm in Colorado with zero complaints). 2) Zero complaints with the Real Estate Commission. 3) Average time to rent: 19 days. 4) Answered / Returned phone calls: 99.2% average in 2011. (Nationally PM firms only answer / return 60% of their phone calls.) 5) We pay owners on the 6th of the month (not the 20th like our competitors). 95% of our property owners are paid via direct deposit. 6) We spend over $8,000 per month marketing our properties. 7) Our vendors give us a discounted rate of 10-30% due to the volume of work we do with them. We even have a handy-man for small things and lawn work – we only charge our property owners $17.50 per hour to use him. 8) All of our fees can be written off against income. 9) Fastest time from being hired to qualifying the tenant and having a lease executed: 45 minutes. And the tenant was in Spain. Plus… you will have the absolutely best property management team in Denver, if not the country! How Woodruff Property Management is Different: 1) "We Don't Charge a Dime Until the Lease is Signed." If we don't perform, you don't pay. 2) We advertise your property more extensively than our competition. We post to over 140 websites. Not one of our competitors comes close. Over 85% of renters now find their next home online. We market far more aggressively than our competition. This is a short list and does not reflect our entire marketing program. Featured Ads: Rentals.com Backpage.com RentalHouses.com Classified.org Ablewise GoogleFeedBurner HousesForRent.ws Inetgiant MyNewPlace Ollo OLX Oodle Overstock.com RealtyFeedSearch RentJungle Rentology.com RentSpeed TenantPlus Vast Zikbay Zilpy Standard Ads: RentalHomePros.com Tenant.com Vast.com OLX.com RentalAds.com Hotpads, Inc Google Base HomeTownRent.com AOL Classifieds MySpace Classifieds - is now Oodle Military.com Classifieds YearlyRentals.com RentedSpaces.com CollegeClassifieds Lycos Classifieds - Is now Oodle. Walmart Classifieds - Is now Oodle RentLizard, LLC - Rental Ad Listings Cazoodle Condo.com RealRentals.com - not posting MyNewPlace.com Bing Craigslist Google Yahoo Hotpads.com Vast Trulia *Listed Network of Site names are subject to change daily according to their availability to Woodruff Property Management feeds. This is only a partial list of the over 140 websites to which we feed. 3) We show properties from 9 am to 9 pm 7 days a week, when the tenant prospects need to see the rentals. This means we rent your residence faster. 4) We are Green. We strive to be 95% paperless. All our contracts, leases, and statements are in electronic format. You can sign a legally binding document with your mouse. You can view all of the information pertinent to your property online in your Owner (or Tenant) portal 24/7. 5) We are very efficient. We can have your property up and running in less than 24 hours. We can have a tenant through our background / criminal check and have a lease signed in less than 30 minutes. The faster the less time your property sits vacant and the more money you make. 6) We are the most technologically advance Property Management Firm in the Denver Metro area... maybe in the country. You will always be on the cutting-edge with WPM. 85% or renters find their rental on the internet. Check out: ww.woodruffrentals.com and www.woodruffpm.com 7) We don't up-charge on 99% of repairs. We only hire professionals to work on your residence. If there is a major issue (roof replacement) we do charge 10% of the invoice for on -site construction management. All repairs are photo-documented so you can see what happened and how it was fixed. 8) We get your money to you fast. We use ACH direct deposit to collect rent and pay our owners. This means we can usually pay our property Owners 10 days faster than our competition. If your mortgage is due no later than the 15th, those extra 10 days can really matter. 9) We offer Leasing Only service for those who don't need Property Management. 10) We are locally owned and operated. Drop by our office at 1521 Marion St sometime and say "Hi". A note from Andrew Woodruff: "Service is the key to this industry. We bend-over backwards for our clients. We follow the Golden Rule: We treat others like we want to be treated." Property Management Services - A Complete List The following is a list of the tasks Woodruff Property Management commonly perform for owners. Evaluate the property and determine an accurate rental rate • Perform detailed documentation of the interior and exterior including photos • Offer recommendations on repairs and cosmetic improvements that maximize monthly rent while providing good ROI. • Gather data on rental rates in the area and work with owners to determine the optimal rental rate. Rent research will vary, but should include looking at the recently rented comparables according to size and type. • Discuss with owners the pros and cons of different policies such as accepting pets, allowing smoking etc. • Install a lock box Market the property for rent • Prepare home for rent o Clean home and optimize interior appeal o Manicure landscaping to increase curb appeal • Create ads tailored to the property and advertising medium. Some of the mediums commonly used are: o Paid and free rental listing websites o Print publications o Signs o MLS o Fliers • Work with other realtors and leasing agents to find a tenant • Provide a 24-hour hot-line where prospective tenants can listen to detailed information about the property • Field calls from prospects for questions and viewings • Meet prospective tenants for showings throughout the week and weekend. • Provide prospective tenants with rental applications that are legally compliant with fair housing laws • Collection applications with application fee Tenant Screening and Selection • Perform a background check to verify identity, income, credit history, rental history, etc. • Grade tenant according to pre-defined tenant criteria • Inform tenants who were turned down Tenant Move In • Draw up leasing agreement • Confirm move in date with tenant • Review lease guidelines with tenant regarding things like rental payment terms and required property maintenance • Ensure all agreements have been properly executed • Perform detailed move in inspection with tenant and have tenants sign a report verifying the condition of the property prior to move-in. • Collect first month's rent and security deposit Rent collection • Receiving rent • Hunting down late payments • Sending out pay or quit notices • Enforcing late fees Evictions • Filing relevant paperwork to initiate and complete an unlawful detainer action • Representing owner in court • Coordinating with law enforcement to remove tenant and tenants possessions from unit Legal • Advise in the event of a legal dispute or litigation • Refer owner to a qualified attorney when necessary • Understand and abide by the latest local, state and federal legislation that apply to renting and maintaining rental properties. Inspections • Perform periodic inspections (Inside and outside) on a predefined schedule looking for repair needs, safety hazards, code violations, lease violations, etc. • Send owner periodic reports on the condition of the property Financial • Provide accounting property management services • Make payments on behalf of owner (Mortgage, insurance, HOA dues, etc.) • Detailed documentation of expenses via invoices and receipts • Maintain all historical records (paid invoices, leases, inspection reports, warranties, etc.) • Provide annual reporting, structured for tax purposes as well as required tax documents including a 1099 form • Advise owner on relevant tax deductions related to their rental property • Provide easy to read monthly cash-flow statements which offer a detailed breakdown of income and itemized expenses Maintenance, Repairs, and Remodeling • Provide and oversee an in-house maintenance crew • Establish a preventative maintenance policy to identify and deal with repair needs • Provide an network of licensed, bonded and fully insured contractors who have been vetted for good pricing and good work that is up to code. • Assign jobs to different parties (in-house employees, handyman and professional contractors) based on who will do the best job for the best price. • Maintain outdoor areas o Leaf and snow removal o Landscaping o Removing trash and debris • Maintain and monitor a 24 hour emergency repair hot-line • Larger renovation or rehab projects o Provide recommendations on how the project can maximize rental income. o Prepare preliminary cost estimates o Get multiple independent bids for the work o Act as general contractor overseeing the work Tenant Move Out • Inspect unit and fill out a report on the property's condition when the client moves out • Provide tenant with a copy as well as estimated damages • Return the balance of the security deposit to the tenant • Forward any portion of the owner’s portion of the tenant deposit to the owner or hold in owner reserves for repairs. • Clean unit and perform and needed repairs or upgrades • Re-key the locks • Put the property back on the market for rent This isn't intended to be a comprehensive list of property management services, but it should give you a fair idea of the scope of our property management company's activities

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