Our Services

Tenant placement is one of the most critical factors in the profitability of your rental property. A bad tenant can lead to costly property damage, unpaid rent, and years of financial recovery. At Doss & Spaulding Properties, we take tenant screening very seriously to safeguard your investment and ensure you have reliable, responsible tenants in your property.

Our rigorous tenant screening process is designed to identify the best-qualified applicants while adhering to all landlord-tenant laws, fair housing regulations, and other applicable guidelines. Here’s how we ensure your property is in good hands:

Our Tenant Screening Process

1. Credit, Background, and Eviction Checks: We perform comprehensive checks to evaluate an applicant’s financial history, rental behavior, and legal background. Any history of eviction is an immediate disqualifier.
2. Income and Employment Verification: To ensure financial stability, we require gross household income to be at least three times the monthly rent. This standard helps confirm that the applicant can comfortably afford the rent.
3. Landlord References: Verifiable rental history with positive feedback from previous landlords is a key factor in our decision-making process. We look for tenants who have demonstrated responsibility and respect for prior rental agreements.
4. Criminal History Review: For the safety of your property and community, we screen for major felonies within the past 10 years, including violent crimes, drug-related offenses, and sexual charges. Applicants with such records are not approved.
5. Outstanding Debts or Utility Balances: We check for unpaid utility balances or debts in collections as part of our financial reliability assessment.
6. Bankruptcy, Liens, or Judgments: Applicants must have no bankruptcies, liens, or judgments filed within the last seven years to qualify for tenancy.

Why Our Process Works

Our goal is to place tenants who are financially qualified and demonstrate a history of responsible behavior. By thoroughly evaluating each applicant’s background, we reduce risks and help ensure a positive rental experience for both you and your tenants.

At Doss & Spaulding Properties, we understand that every tenant represents a partnership between you as the property owner and them as the occupant. Our screening process is designed to protect that partnership by finding tenants who will treat your property with care while meeting their financial obligations.

Let us handle the details so you can enjoy peace of mind knowing your investment is in capable hands.

At Doss & Spaulding Properties, we understand that placing the right tenant is crucial for a successful rental experience. Our tenant placement service is designed to take the stress and complexity out of this process, whether you choose full property management or prefer to manage your property yourself after placement.

Our Tenant Placement Process Includes:

1. Strategic Property Marketing: We create professional rental listings and utilize multiple platforms to attract quality tenants, quickly.
2. Rigorous Applicant Screening: Our thorough vetting process ensures only qualified, responsible tenants are considered.
3. Lease Agreement Execution: We prepare and execute a comprehensive lease agreement that protects your interests.
4. Detailed Lease Review: We conduct a session with the tenant to clarify terms, answer questions, and set clear expectations.
5. Move-In Property Inspection: A thorough documented inspection sets the baseline for the property's condition.
6. Move-In Coordination: We handle all aspects of move-in, including fund collection and key handover.

Setting the Stage for Success:

• Clear Rental Guidelines: All rental terms and conditions are clearly stated in the lease agreement, ensuring transparency and reducing potential conflicts.
• Documented Move-In Condition: Our detailed move-in inspection, complete with photographs, establishes the property's condition at the start of tenancy. This protects both you and the tenant, setting clear expectations for the property's condition upon move-out.
• Proactive Maintenance: The move-in inspection also allows us to address any overlooked repairs or maintenance issues, ensuring the property is in top condition for your new tenant.

This service includes:

• Professional handling of all tenant placement aspects.
• Reduced vacancy periods through effective marketing.
• High-quality tenants who meet our strict screening criteria.
• Clear communication throughout the placement process.
• A positive, professional start to the landlord-tenant relationship.
• Option for full property management or placement-only services.

At Doss & Spaulding Properties, we're committed to making tenant placement as smooth and worry-free as possible. Whether you choose our full management services or just need assistance with tenant placement, we're here to ensure your rental property starts off on the right foot with qualified, responsible tenants.

At Doss & Spaulding Properties, we understand that timely rent collection is crucial for maintaining a healthy cash flow and protecting your investment. Our streamlined process ensures maximum efficiency while adhering to all applicable laws and regulations.

Rent Payment Terms

• Rent is due on the 1st of each month
• Grace period extends to the 5th
• Late fees apply after the grace period

Our Multi-Step Collection Process

1. Automated Reminders: We send courteous payment reminders before the due date

2. Late Rent Protocol: If payment isn't received by the 5th, we initiate our late rent procedure:

• Series of emails, phone calls, and written notices
• Continuous attempts to resolve the situation amicably

Legal Action

If rent remains unpaid by the 10th, we take swift action to protect your interests:

• File for summary ejectment (eviction) on the 11th or next business day.
• Handle all legal paperwork and court appearances on your behalf.

Past Tenant Collections

We don't stop working for you when a tenant moves out:

• Pursue collections for 30 days in-house.
• Partner with a professional collection agency after 30 days.
• Agency reports to all 3 Credit Bureaus
• Agency will give us regular updates on collection efforts.
• You receive payment in the month following successful collection, regardless of your current client status or property ownership

How Can Doss & Spaulding Help With Rent Collection?

• Expertise in Tenant Law: Our team is well-versed in local and federal regulations.
• Proactive Approach: We address potential issues before they escalate.
• Transparent Communication: Regular updates on the status of your rental income.
• Automated Systems: Utilizing cutting-edge technology for efficient rent tracking and collection.
• Persistent Follow-up: We don't give up on collecting what's rightfully yours.

At Doss & Spaulding Properties, we're committed to maximizing your return on investment while maintaining positive tenant relationships. Let us handle the complexities of rent collection, so you can enjoy the benefits of your investment with peace of mind.

At Doss & Spaulding Properties, we utilize DoorLoop, a professional and industry-specific software, to provide you with real-time access to your property's financial performance. This platform empowers you to stay informed and make strategic decisions about your investment.

Real-Time Access and Reporting

Our owner portal offers a comprehensive view of your property's financial activity. You can access detailed income and expense statements at any time, ensuring transparency and clarity on all transactions. Additionally, copies of repair invoices are uploaded, allowing you to review and verify expenses as they occur.

Secure and Timely Fund Transfers

We prioritize the security and efficiency of your rental income distributions. By using ACH transfers, we ensure that your funds are delivered electronically between the 10th-15th of each month. This method reduces the risk of lost or delayed checks, providing you with consistent and reliable cash flow.

Tax Documents

To simplify your tax preparation, we provide a year-end summary statement and a 1099-MISC form. These documents are designed to make your tax filings simple and efficient. Our annual summary statement offers a comprehensive overview of your property's financial performance, while the 1099-MISC ensures you have all necessary documentation for your tax returns.

Owner Portal Features

Through your owner portal, you can track rent collection and processing, review payments made to vendors, and monitor any monthly expenses you've requested. Additionally, you can access detailed owner statements and confirmations of ACH direct deposits to your bank account.

Our services are tailored to provide you with peace of mind and clear insights into your property's financial health. By leveraging DoorLoop's robust features and our management expertise, you can optimize your real estate investment with confidence.

At Doss & Spaulding Properties, we understand that efficient maintenance and timely repairs are crucial to preserving your property's value and ensuring tenant satisfaction. Our comprehensive approach to property upkeep relieves you of the burden of round-the-clock maintenance concerns, allowing you to enjoy the benefits of your investment without the associated stress.

Proactive Maintenance Strategy

We firmly believe in the power of preventative maintenance. By addressing potential issues before they escalate, we help you avoid costly repairs and extend the lifespan of your property's systems and structures. Our proactive approach includes regular inspections and scheduled maintenance checks, ensuring your property remains in top condition year-round.

Efficient Repair Request System

We've streamlined the repair request process to ensure prompt attention to all maintenance needs:

• Residents can submit requests through their online portal, by phone, or through our maintenance texting hotline.
• Our team quickly assesses each request, prioritizing based on urgency and impact.

Prompt Attention to Maintenance Concerns

We believe that addressing maintenance issues promptly not only keeps tenants satisfied but also maintains your investment's optimal performance. Our approach includes:

• Handling urgent or necessary maintenance concerns up to $500 without prior consultation, ensuring quick resolution.
• For larger issues (e.g., costly HVAC repairs or significant plumbing problems), our practice is to obtain multiple bids and consult with you to determine the best course of action.

Vetted Vendor Network

We've cultivated a network of highly qualified and reliable maintenance professionals. These are the same vendors that we would hire to work our personal homes. By leveraging our established relationships, we secure competitive rates and high-quality work, optimizing your maintenance budget without compromising on quality.

Financial Management of Repairs

We handle all aspects of repair and maintenance finances:

• Processing of vendor payments.
• Verification of complete and satisfactory work.
• Preparation and filing of year-end 1099 forms for vendors.

By entrusting us with your property's maintenance, you're ensuring that your investment receives expert care and attention. Our detail oriented approach not only preserves your property's value but also contributes to tenant satisfaction and retention, maximizing your return on investment.

At Doss & Spaulding Properties, we recognize that regular, comprehensive inspections are a critical pillar property management. Our meticulous inspections are designed to protect your investment, ensure tenant compliance, and maintain the property's value over time.

Inspection Schedule

We conduct thorough inspections at critical junctures:

1. Initial Property Acquisition: When we take on management of a new property
2. Tenant Turnover: Between occupancies to assess condition and prepare for new tenants
3. Bi-Annual Inspections: Twice yearly during active tenancies

Inspection Scope

Our inspections are thorough, covering the following aspects of your property:

• Interior spaces
• Exterior structures and landscaping
• Appliances and major systems
• Lease compliance verification
• Detailed documentation with photographs

This comprehensive approach ensures we capture a complete picture of your property's condition at each inspection.

Proactive Issue Management

The primary goal of our inspection process is to identify and address potential problems before they escalate. By catching maintenance concerns and lease violations early, we can:

• Prevent minor issues from becoming major, costly repairs
• Ensure tenants are adhering to lease terms
• Maintain the property's value and appeal

Safety and Compliance Checks

During each inspection, we pay special attention to safety features and code compliance:

• Verifying functional smoke detectors in all required areas
• Checking carbon monoxide detectors where applicable
• Ensuring all safety systems meet current local codes and regulations

Tenant Maintenance Oversight

We use inspections as an opportunity to verify that tenants are fulfilling their maintenance obligations:

• Checking HVAC filter replacement schedules
• Verifying proper upkeep of other tenant-maintained items

If we find tenants are neglecting these duties, we take prompt action by:

• Providing education on proper maintenance timelines.
• Replacing items like HVAC filters at the tenant's expense to protect your systems.

Detailed Reporting

After each inspection, we provide you with a comprehensive report detailing:

• Current property condition
• Any identified issues or concerns
• Recommendations for repairs or improvements
• Photographic evidence to support our findings

This regular communication keeps you informed about the state of your investment and allows for collaborative decision-making on property maintenance and improvements.

At Doss & Spaulding Properties, our inspection process is more than a routine check—it's a proactive strategy to maximize your property's longevity, maintain its value, and ensure a positive experience for both you and your tenants. By entrusting us with your property, you gain peace of mind knowing that experienced professionals are regularly assessing and protecting your investment.