Bray Management Professionals
BRAY & COMPANY was founded in Grand Junction in 1946.
Columbine Realty joined the Bray & Company family in June of 1988, and became Bray-Columbine, Inc, serving the Roaring Fork, Crystal and Colorado River Valleys from Glenwood Springs and Carbondale to Rifle and Parachute and beyond.
We are a full service real estate firm, with extensive experience in real estate sales, management and development.
Besides Grand Junction and Rifle, Bray & Company also has full a service real estate office in Fruita Colorado.
Eleven full time real estate brokers provide services out of the Rifle office.
They have diverse backgrounds and experience, which gives the company a wide range of skills and contacts.
Managing Broker J.B. Van Teylingen oversees the Rifle office.
Judy Arnold joined Bray & Company as Associate Broker and Property Manager at their former Glenwood Springs location in September of 1994.
Now located in the busy hub of Rifle, Colorado, we manage residential units, including apartment complexes, ten-plexes, fourplexes, duplexes, townhomes, condos and single family homes.
Our market area includes Glenwood Springs, New Castle, Silt and Rifle.
The Property Management Division does not compete for, nor devote any time to, real estate sales, but devotes its time and expertise solely to the management of properties.
All sales leads are referred to the sales department at Bray & Company.
Property Manager Judy Arnold is a licensed real estate broker, a member of the National Associations of Realtors, the Glenwood Springs Association of Realtors, and the National Association of Property Managers (NARPM).
Our base monthly fee for full management is 10% of the gross monthly rents collected from the operation of the property.
Our fee will drop to 9% for three or more properties or units under our management, and to 8% for ten or more properties or units placed.
Other miscellaneous fees are outlined in our management agreement.
Our full management services cover several general areas:
- THE TENANT:
- Applications are required from each adult applying to rent, prior to a showing being set up;
- Once an application fee is paid by the applicant, screening includes credit reports, rental references, employment and income verification;
- Property Manager conducts all showings personally;
- Comprehensive lease agreement and addenda specific to your property, if necessary;
- Enforcement of late fees to help ensure timely rent payments;
- Drive-bys to help determine care of the property;
- Internal unit inspections as necessary;
- Service of Demands for Compliance or Possession if necessary;
- Quick response to maintenance, repair and emergency calls (tenants are given all office numbers, including maintenance coordinator's phone number, a pager number for emergencies, and the property manager's cell number);
- Monthly tenant statements are sent out with all charges itemized, including rent, late fees, fines, tenant charges for certain repairs or services, water/sewer charges and trash, depending on circumstance.
- THE PROPERTY:
- Complete property condition assessments before and after each tenancy;
- Ordering of cleaning and repairs as necessary, using insured, and licensed if necessary, independent contractors;
- Maintenance calls from tenants prioritized and handled in a timely fashion;
- A full-time Maintenance & Repair Coordinator works in-office under the Property Manger;
- For any major expense, contacting owner for approval prior to the work being authorized, except in the case of an emergency, or when the charge for a damaged item is anticipated to be covered out of a tenant security deposit;
- Passing on of any discounts or rebates from vendors, services or suppliers;
- Regular drive-by inspections of all properties (i.e.: lawn care, snow removal, deck use restrictions, etc.);
- Increase our interior inspection schedule in the event any violations are suspected;
- Periodic ordering of safety related maintenance items such as furnace cleaning and inspections, and/or fireplace chimney cleaning and inspections;
- Coordination of periodic maintenance such as sprinkler system and cooler winterization and seasonal start-up;
- Soliciting bids for seasonal care for multiplexes, such as snow removal and lawn care;
- Coordination of major repairs and renovations as necessary such as new roofs, sewer lines, foundation repairs, leach fields, fencing and home remodels. Additional negotiated fees may be charged by property management for the oversight and coordination of such major repairs and renovations.
- FINANCIAL SERVICES:
- Complete in-house monthly accounting of all income and expenditures for the property, using specialized and very flexible property management software;
- Computer generated year-end information and 1099's, for your tax preparation;
- Payment of all vendor bills out of your trust account;
- Charge back to tenants for any tenant related charges for utilities, services or repairs;
- Choice of having us send you a check each month, or send your proceeds directly to your chosen bank account;
- Offer payment of mortgage, insurance, homeowner's dues and/or property taxes for you out of your rental proceeds (funds allowing).
- ADVERTISING:
- Complimentary advertising through our availability list and application flyer, on which all housing search candidates would be made aware of your property;
- Complimentary internet advertising on our company website, www.brayrifle.com
- Complimentary internet advertising on Craigslist.
- Individual classified advertising is also recommended. We place the classified ads in our special-rate "boxed-ad" format, and the cost of these ads is billed back to the property owner.
They currently run under $7.00 per day.
I hope that this information is helpful, and we look forward to helping you with your investment property in any way that we can.
Please let me know if you have any further questions.
Sincerely,
Judith P. Arnold
Associate Broker and Property Manager
rentahome@sopris.net
Direct line to desk: 970-625-1260
Toll Free: 888-760-4251
Judy Arnold, Property Manager
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