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Becoming Our Client

At T&H Realty, we strive to be totally transparent with our Clients and prospective Clients.

One of our core values is “Always Educating and Advising.”

Generally, this starts well before we even speak to potential Clients.

As you may know, our website is LOADED with information… from our detailed pricing breakdown, as well as other informative, insightful content.

We want our current Clients to have a firm understanding of our processes, and prospective Clients to know what we’re all about even before signing with us.

 


 

Properties We Manage

It all starts here. 

We realize that Indianapolis rental properties come in all shapes and sizes. 

We also realize that, to provide our customers with the best possible service, we can't manage them all. 

In fact, we have to turn away Investors every single day because we want to ensure we can service their Investments the best way possible. 

Below is a list of criteria that we serve best:

  • Single Family Homes/Small Multi-Family - Our specialty is single family properties, but we will consider very small multi-family properties no larger than 4 units. 

  • Properties that command at least $1,000 in monthly rent - We do have some exceptions to this rule, but it will depends on the location and the quality of the home. We like controlled growth, so we've had to put rental limits on the homes we manage. 

    Keep in mind that if you have a duplex, we like for each unit to rent for at least $1,000 per month. 

  • Properties within 25 miles of our Office - We're centrally located in the Meridian-Kessler area of Indianapolis. Our territory covers a wide range of counties and cities. But for logistic reasons, we have to limit coverage areas. 




Are We a Good Fit for You?

We're not the right Property Management company for everyone. 

We receive many inquiries into out business each day from people interested in our Indianapolis Property Management services. 

As it turns out, we aren't good fits for most - a large majority, in fact - of these inquiries. 

If you haven't already, please review the types of homes we manage, because this is the major reason we aren't good fits. 

However, even if you have the right property in the right location, we totally understand that we may not be the best fit for you. 

In reality, there's no Property Management company that is one size fits all. 

 

 

 

We are NOT a good fit for you at T&H realty if: 

  • You aren't committed to treating your rental home like a small business - Yes, you are entering into a small business when you decide to become a Landlord. 

    You will receive income in the form of rents and you will have expenses; and sometimes, those expenses will exceed your income. That's reality. 

    You will also have customers (Tenants) who need to be treated as such - not like someone who you view as only there to cost you money. If you want high-quality, high-performing customers, you must provide a high-quality, high-performing home. 

  • You want to manage your Property Manager - We value your input and want it. We want to understand your pain points so we can address them and we want to understand your investment goals so we can help you meet them. 

    However, you hired us for a reason. We are EXPERTS as what we do. Let us do our job and we'll all be much happier and more profitable. 

  • You are only concerned about fees - We are NOT the cheapest solution out there. There are plenty of other Property Management Companies in Indianapolis who have fees that are less than ours. 

    But, if you think that hiring a highly experienced, highly effective Property Management company will ultimately make you more profitable, than we might be a good fit for you. 


 Services We Provide

Pre-Leasing Evaluation

Our job is to get maximum rent for your property.

A tremendous feature we offer right after becoming your Property Manager
(and, in many cases, BEFORE we become your Property Manager), is a walk-thru 
evaluation, and a Comparative Market Analysis (CMA) of your property.

  • Is it ready to rent?
  • Does it have the features that Tenants want?
  • Can we make simple changes to increase your rent dollar?

Upon completing the review, we will provide you a report and any anticipated 
costs involved in sprucing up your property.

Find out how much your property could rent for!

 

Marketing

No Property Management Company in Central Indiana markets properties better than us, and we have the statistics to back it up. 

We typically rent homes 3 weeksfaster than our collective competition, 
saving you thousands of dollars over the term of your investment.

We use a variety of marketing efforts, including:

   -A massive internet campaign 

   -Craig’s List

   -MLS system

   -Rently

Our website alone receives more than 10,000 visitors per month and our full-service marketing plan will expose your property to dozens of national websites. 

 

Screening

In addition to our renowned marketing tactics, every applicant is thoroughly vetted by a best-in-class screening service.

Clearly, it’s in everyone’s best interest to find a highly qualified Tenant. 

Our screening is so effective that we only evict less than one percent of our Tenants annually.

We conduct a background check, pull credit scores from Equifax, and check past rental history. 

If an applicant meets our credit and income requirements but has a negative rental history, we will not approve their application. 

You can see the full list of our Rental Requirements here. 

 

Leasing

We respond to every single lead we’ll receive on your property (just try us!) 

We track interest and correspondence through Rently and will notify you about the property's performance. 

We have a statisitically proven track record of leasing homes 3 weeks faster than our collective competition. That means less vacancy time and more money in your pocket. 

Once we receive an application on your property we will process it within 2-3 business days and let you know as soon as the applicant signs the lease. 

Tenant Placement Guarantee

At T&H Realty Services, we are extremely proud of the best-in-class screening service we employ. 

In fact, our system has shaved our eviction rate down to less than 1% of Tenants we place. 

When you employ us to lease your home, we take that very seriously and want to ensure you are getting the most benefit possible out of our Leasing fee

On top of incredible screening services, second to none marketing initiatives and cutting edge technology, we offer not one, but two Leasing Guarantees.

Leasing Guarantee Explanation

 

Maintenance

Inevitably, problems will arise (yes, the number one reason Tenants call is for toilet issues!) and we’re here to handle it.

We have highly qualified maintenance 
technicians, and a very large Vendor network, that can solve nearly every problem.

In addition, we offer a full array of preventative maintenance programs and, during emergency situations, we have a list of terrific contractors to call upon.

Rest assured, your asset is protected and in good hands.

Many Owners ask us how much they will spend on maintenance and the answer is, it depends. 

This article will help give you a good idea of what to expect.

How Much Will I Spend on Maintenance for my Indianapolis Rental Property?

 

Accounting

We offer timely accounting statements each month.

Our State of the art software allows you to:

  • Log into your account 24 hours a day, 7 days a week
  • Check the status of rental payments
  • View real-time reports about your lease and property
  • View any outstanding maintenance issues
  • View actual invoices associated with maintenance
 

In addition, your funds are electronically distributed into your bank account, creating a truly paperless system.

Check out our Pricing Structure.

 

Move-Ins & Move-Outs

When we move a Tenant in or out of your property, we have a comprehensive list of tasks that we complete to help ensure that all parties have an enjoyable experience. 

At both the move-in and move-out the Property Manager will conduct thorough examinations of the premises and document it with photos. We then upload these onto YouTube which gives us solid proof of the condition of the home before and after the Tenancy. 

Once the Tenant moves out, we will also facilitate the entire turnover process for you to get the home in rent ready condition again. 

 

Evictions

In the event that an eviction is necessary, we are more than capable of handling every aspect of the process, including court appearances and collections.

Again, we evict less than one percent of our Tenants, but are ready to do so when necessary.

In the event a Tenant vacates owing money, we have a multi-faceted collection process to help recover your money.

Check out:

How do Evictions Work in Indiana?

Eviction Program

Our Eviction Protection Plan (EPP) is an added service we offer our Clients as a means of mitigating some of the financial burden in case of an eviction. 

This service is $14.95 a month for Owners on Full-Service plans, but is included at no extra cost to Owners who select our Premium plan. 

The goal is to provide Owners with peace of mind knowing they don't have to stress about the costs of an unexpected eviction. 

Learn more about the program!

 

Real Estate Brokerage

One of the things we pride ourselves on is our knowledge and experience in the Indianapolis market. 

As a licensed real estate office, we can help you find and purchase properties to add to your portfolio, or help you sell your assets when the time comes. 

We will do market analysis for you and guide you on what your best options are. 

If you are an out of state investor, we can be your boots on the ground and your eyes and ears!

Learn more about our investor services


 

 
 
How Rently Gets Your Home Rented Quicker
 

Technology has come a long way since we started in the real estate business back in 2000.

Self-Showing services are one of many new technologies that have come to the forefront of the rental property industry in the last few years. Simply put, these services have changed the game when it comes to showing rentals.

Basically, Rently is a self-showing service that uses a smart lock box system which allows Renters to electronically schedule viewings of rental properties completely on their own. It offers Property Managers and Owners a way to automate their showing process so that they don’t have to be present for every tour.

I know what you may be thinking, “random strangers in my property alone???”

Let me assure you that Rently has precautions in place to protect your asset.

When prospective applicants register to view the home, they are required to upload a photo ID as well as input their credit card information, and the two must match. To ensure it is a working card, Rently charges a .99 cent fee and does not allow prepaid cards. So, in case there is an adverse event where they do cause damage, we have their financial information as well as photo ID.

In all the years we’ve been utilizing Rently, we haven’t had a single issue where damage was caused and the Owner Client suffered from it. 

Not one.

In fact, we've had multiple instances where prospective applicants have called us to report issues, such as no heat, which have actually saved our Clients from suffering damages. 

Trust me when I say, the benefits FAR outweigh the risks.

 


 

Do We Make Money on Maintenance?

A question we occasionally receive from Landlords interested in our services revolves around maintenance.

Specifically, do we make money on maintenance?

The answer is yes.

We aren’t ashamed of it.

We aren’t going to hide from it.

The reality is that, to provide the level of service WE want to provide and the kind of service our Clients have come to expect, we HAVE to monetize our maintenance activities.

Check out this video to learn more: 

 

 


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Interested in learning more about T&H Realty?




What Our Customers are SayingBBB-logo-Aplus-black-white

We greatly value the input given to us by our customers: Owners and Tenants alike. 

Our staff works very hard to ensure each individual has an enjoyable experience with our company and we strive to make things right if we fall short of expectations. 


 


 

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