REAL ESTATE RENTAL FORM
Maintenance/Management

PROPERTY MANAGEMENT AGREEMENT

A.  PARTIES
This Agreement is between ________________________________________, Owner, and __________________________________________________ Manager. Both parties enter into this agreement for property management services provided by Manager for the properties owned by Owner listed below.

B. PROPERTY(S) TO BE MANAGED _____________________________________________________________________________ ______________________________________________________________________________Manager will not/ will be renting unit ______ of the property under a separate written rental agreement that is in not contingent upon or related to this agreement.

C. DATES / TERMS

Manager will begin work on ____________________. This agreement is for a term of month to month. Owner or Manager may cancel this agreement at anytime, though if at all possible, both parties agree to give the other a minimum of ___________ advance notice. This agreement may be terminated immediately for any one of the following reasons: ________________________________________________________________________

D. RESPONSIBILITIES

The Owner hereby assigns the Manager as agents to handle the following responsibilities (items left unmarked remain the responsibility of the Owner):

1) LEASING UNITS

___ advertise rentals

___ answer phone inquiries about vacancies

___ show vacant units

___ accept rental applications

___ run credit checks

___ select tenants

___ accept initial rents and deposits

___ negotiate rental rates

___ sign leases and sign property condition checklist

___ give required disclosure forms

___ offer residents optional upgrades and payment plans

___ other (specify) ____________________

2)  PROPERTY TURNOVER

___ inspect rental when tenant moves in

___ conduct anniversary meetings and send thank you letters

___ inspect rental when tenant moves out

___ general cleaning of  unit after tenant moves out

___ clean floors, carpets and rugs

___ paint walls, baseboards, ceilings, lights and built-in shelves

___ clean kitchen cabinets, countertops, sinks, stove, oven and refrigerator

___ clean bathtubs, showers, toilets and plumbing fixtures

___ repair doors, windows, window coverings and mini-blinds

___ other (specify) _________________________________

3) RENT COLLECTION

___ collect rents when due

___ promote and establish auto draft and electronic payment plans

___ sign and send rent receipts

___ maintain rent-collection records

___ collect late rents and charges

___ inform Owner of late rents

___ prepare late rent notices

___ serve late rent, pay or quit and unlawful detainer notices on tenants

___ serve rent increase and tenancy termination notices

___ deposit rent collections in bank

___ other (specify) _________________________________

4) MAINTENANCE

___ conduct monthly drive-by inspections

___ conduct semi annual interior inspections

___ provide monthly report of maintenance, repairs and utility expenses to Owner

___ give rental violation notices when applicable

___ vacuum and clean hallways and entry ways (for buildings with common areas)

___ replace light bulbs in common areas

___ drain water heaters

___ clean stairs, decks, patios, facade and sidewalks

___ clean garage oils on pavement

___ lawn care, trim bushes and rake leaves

___ clean up garbage and debris on grounds

___ shovel snow from sidewalks and driveways or arrange for snow removal

___ other (specify) _________________________________

5) REPAIRS

___ accept tenant complaints and repair requests

___ inform Owner of maintenance and repair needs

___ categorize and maintain written log of tenant complaints

___ plumbing stoppages

___ garbage disposal stoppages/repairs

___ faucet leaks/washer replacement

___ toilet repairs

___ stove burners/hinges/knobs repair or replacement

___ appliance repair

___ light switch and outlet repair/replacement

___ heater thermostat repair

___ window repair/replacement

___ painting (interior/exterior)

___ key replacement

___ handle all other routine maintenance and repairs

___ coordinate repairs with contractors if needed (w/owner approval for jobs over $_____)

___ other (specify) _________________________________

6. OTHER RESPONSIBILITIES

___ Provide his or her number to tenants so they will have an emergency contact number.

       Within reason, manager should be able to respond at any time to an emergency.

___ Meet or call owner weekly (or monthly) to consult on the job priorities and give updated

       reports on status of residents and management priorities.

___ Submit weekly/monthly time sheets to the owner detailing daily/weekly activities,

       materials purchased and receipts.

___ Manager will keep the following day(s) and times available for routine maintenance

__________________________________________________________________

___ Additional responsibility ____________________________________________

E. HOURS AND SCHEDULE

Manager will be available to tenants during the following days and times:

__________________________________________________________________ __________________________________________________________________

If the hours required to carry out any duties may reasonably be expected to exceed ________ hours in any week, Manager shall notify Owner and obtain Owner's consent before working such extra hours, except in the event of an emergency. Extra hours worked due to an emergency must be reported to Owner within 24 hours.

F. PAYMENT TERMS
1. Manager will be paid:

___ $____________ per hour (guaranteed weekly minimum of _____ hours and work

will not exceed ____ hours weekly without the consent of the owner, unless to handle an emergency.

___ $____________ per week

___ $____________ per month

___ Other: (i.e., percentage of rental income received) ________________________

___ Additional compensation or bonuses ____________________________________

2.  Manager will be paid on the specified intervals and dates:

___ Once a week on every ____________

___ Twice a month on ____________

___ Once a month on ____________

___ Other: ________________________

G. ADDITIONAL AGREEMENTS AND AMENDMENTS

Owner and Manager additionally agree that: _______________________________________________________________________.

All agreements between Owner and Manager relating to the work specified in this Agreement are incorporated in this Agreement. Any modification to the Agreement must be in writing and signed by both parties.

H. SIGNATURES

Date ____________ Owner _________________________________________________

Date ____________ Manager _______________________________________________