Great property management is critical to the success of your investment. Some property managers just don't have their eye on your bottom line, and that puts your investment property in jeopardy. Lucky for you we're not like those other property management companies.
With 15 years experience, our clients include individuals, private investors, investment trusts, and commercial entities. We believe in working closely with Owners to maximize profits and minimize liability. We regularly do inspections of your property and work orders are done in a professional and timely manner. We take our fiduciary agreement very seriously and we follow the Landlord-Tenant Laws. We operate in a professional and honest manner at all times.
We work with you to identify areas to cut costs and/or increase revenue. And we have developed novel methods of maximizing income and reducing property expenses.
We are property owners ourselves, and we understand what's important to the real estate investor: increasing rents and cash flow while lowering expenses and vacancy. Every dollar we save equals one more dollar of cash flow in your pocket.
Our caring attitude about each and every customer will always be the heart of our business focus. We treat tenants with respect and are dedicated to managing their needs and resolving disputes. We take the time to thoroughly check each potential tenant. But if a tenant skips, we pursue the tenant vigorously including filing in small claims court, reporting debts to collection bureaus, and garnishing wages and bank accounts.
Property management services are detail oriented and leave nothing to chance. Rest assured knowing that State-of-the-Art software is supporting all operations of your property. All communications with tenants and vendors are tracked and recorded. Vendors are carefully screened and supervised. And laws are researched and strictly followed.
Many property management companies claim to charge less, but then add numerous fees. Our Premium Package is All-Inclusive and you will not be surprised with a large management bill. And if your property is vacant, we do not get paid! If a tenant has to be evicted, we spend countless hours in court on your behalf. This gives us plenty of incentive to get your property rented quickly, but also find quality tenants.
Contact us to ask for a free property quote! Or click HERE for a list of our prices and services. We guarantee you will not find a lower management fee, and if someone gives you a lower quote, we will Meet or Beat their price! No one can beat our prices!
Full Service ALL-INCLUSIVE Property Management:
- Single Family Homes, Multi Family, Apartment Communities, Condominiums, HOA Associations, Commercial Properties, Vacation Homes
- Move In & Move Out Inspections with Photos and Detailed Records
- Collection of Rent - Check, Credit/Debit cards, Auto Withdrawal, or ACH Online Payments
- Coordinate All Maintenance Requests
- Use of our Discounted Vendors
- Coordinate the End-of-Lease Turn Over & Project Management
- Conduct Random and Routine Interior Inspections of Property
- Provide Detailed Monthly Financial Statements
- Issue Customized Year-End Reports such as Profit & Loss
- Access to Online Client Portal - See 400+ Reports in Real Time!
- 24 Hour On Call Service
- Enforcement of Lease Provisions
- Full Eviction Process Included - No Hidden Fees, No Legal Fees*
- In-House Collection Department
- ZERO Leasing Fees for Tenant Placements
- Market Analysis for Maximum Profitability
- Property Evaluation and Maintenance/Preservation Budgeting
- Superior Rental Agreements - Designed to Protect You
- State-of-the-Art Accounting, Bill Pay, Digitized Records and Receipts
- Rents and Deposits are Maintained in Client Trust Accounts and Audited by the Oregon Real Estate Agency
- Hiring, Training, and Supervision of On-Site Managers, Leasing Agents, and Maintenance Personnel
- Lead Generation and Tracking
- Marketing Analytics
- Owner and Tenant Handbooks detailing procedures and expectations
- All tenants are required to have renter’s insurance to protect you and your asset
*Some exceptions apply.
Types of Properties We Manage:
- Single Family Homes
- Multi-Unit Properties (duplexes, etc)
- Apartment Communities
- On-Site/Off-Site Management
- HOA Associations
- Commercial Properties
- Vacation Homes
Areas We Serve:
If you do not see your area, ask us. We may be able to accommodate you.
(Generally within 30 miles of the I-5 corridor)
- Falls City
- Kings Valley
- Lake Oswego
- Mt. Angel
- Oregon City
- Portland Metropolitan Area
- Scotts Mills
- West Salem
(Generally within 60 miles of Bend)
- Camp Sherman
- Deschutes River Woods
- La Pine
Some Of Our Policies
A two to three day process completed at the end of the month. It includes a preliminary run of the reports to be reviewed for any errors or omissions and sending the reviewed statements on the first available day of the next month. Statements may be mailed or e-mailed, depending on an owner’s preference.
We urge you to read your statements. Class Act spends several hours reviewing reports before the month is closed and those reports contain valuable information. That does not mean they are perfect. It takes awhile to understand these reports, so we welcome your questions.
Maintenance and repair invoices are recorded and retained on hand for six years. Income from tenants is reported separately by tenants and by unit/property. Rents paid in the current month for future months will appear on the current month’s Owner Statement in the income column, and on the Owner Cash Flow report as Pre-paid Rent under “Other Items”. Prepaid rent will be included as Rent Income on the Cash Flow report for the month it is applied.
Owners are paid once a month, preferably at the end of the month with the checks being mailed no later than the last day of the month, but an early payment option is available. Early payment owners are paid on or about the 10th of the month. Holidays and weekends could extend the mailing or deposit date by two or three days. The bank may not process monies directly deposited into checking accounts until the next business day. Commissions and invoices are deducted and paid before Owner’s checks are written.
Most of our owners choose to be End-month payees. This way the check and the statement with all expense explanations are arriving together and all rent monies should have arrived by that point.
The tenant is your most valuable asset because the income they provide is needed to maintain the real property, pay any expenses, and provide a return on your investment. The most popular homes are moderately priced properties having two or three bedrooms with one-and-a-half baths built from the 1940’s and up.
We want to find a good tenant that will stay for a year or more. Three to five years would be ideal for a rental tenant. We want them to take good care of your home. We ask that they will keep us informed of any maintenance issues as they come up so the problems can be corrected before real damage occurs, and we trust they will keep up the landscaping as well.
Our first step is advertising available properties through websites such Craigslist, Zillow, Trulia, and dozens of other sites. Prospective tenants are able to schedule a showing online with our Smartbox lockbox system, which requires a credit card before issuing a one-time use code. We have found this showing method greatly increases interest in a property since the tenant can see the property at their convenience. (Personal showings are available.) If the tenant is interested in the property, they can fill out an application on our website. The completed application gives us enough information to determine the applicants’ needs and ability to pay. We order credit reports, criminal reports, sex offender search, check references, verify income, and do online search. If there are no surprises, we have a new tenant! At this point the paperwork is nearly complete unless the tenant is receiving assistance from a Housing Program.
Various market conditions and owner needs are used in determining how much rent is charged. In a tenant controlled market where an owner needs income ‘right now’, one can expect less than when there are few available rentals and many people looking for units. We use information from comparable properties in our inventory. We gain additional information from current locations of new tenants and amounts paid by the Housing Programs. We also utilize a specialized software program that aggregates actual rents for like-kind properties in the area surrounding each property, which shows us the median rents for the area. We usually begin by asking for a little higher rent than the market average and then lower the rent a little at a time depending on response.
Usually the Security Deposit is 1.5x the amount of the rent. Security Deposits may be increased when there is a minimum of screening criteria, a poor credit report, or tenants with little rental history. We ask for the Security Deposit to be paid in full at move-in. The Security Deposits are held in a separate non-interest bearing trust account until the tenant moves out. Deposits are completely refundable depending on what condition the unit is in when the tenant moves out.
How to Get Started with Class Act Property Management:
Take advantage of the lowest prices in the industry! Call now at 971-599-1440, option 1. Or send an email to firstname.lastname@example.org
- (Optional) Request a FREE no-obligation Rental Market Analysis comparison.
- (Optional) Download the Property Owner Handbook HERE to review our policies.
- Download the New Client Questionnaire HERE and return to Class Act.
- Visit our Pricing page HERE to determine what level of service you would prefer.
- Meet with a professional property manager to fill out our management agreement and additional forms. (This step can be done online if desired.)
We look forward to taking good care of your property for you. Welcome to our family of satisfied investment property owners!
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Contact UsWillamette Valley:
189 Liberty St NE, Suite 211A
Salem, OR 97301
Subsidiary, Kozak Property Management Co
587 NE Greenwood, Suite A
Bend, OR 97701
By Appointment Only
24/7 Emergency Maintenance Hotline
(For non-emergencies, login to your tenant portal to submit a maintenance request.)
541-719-8200 Sales Only