Why should you feel confident in choosing Dubai Dunes as your partner?
We have a management plan in place, our services and policies have evolved over time and we continue to improve upon them. We specialize in custom marketing plans and above all, we understand the fact that paying attention to infinite details is the only proven method of successful Property Management. We are active in screening tenants, rent collection, maintenance, record keeping and reporting - above all, maximizing your income.
1. Services and policies
Services
- 24-hour hot line
- Monthly and year end statements
- Constant analysis of the rental market
- Tenants screening
- Marketing and advertising
- Property inspections
- Social policies
Polices
- Security deposits
- Rent payments
- Late fees
- Property sale period rental discounts
- Fee schedule
2. Tenant selection
As a general policy, we always try to back our process-based activity with skill-based activity to take advantage of our experienced and trained staff. Every opportunity is availed to get one of our managerial level staff to meet prospective tenants. The policy enable us to back application review and checking references essentially a process based activity with subjective evaluations, a skill only acquired through training and experience.
After the two-part selection process is implemented, a rental agreement is draw up, reflecting results of the selection process and the tenant is given through our key handing over & receiving process the keys to the property.
3. Renting and leasing
All selected tenants must sign a rent contract formalizing the details of their tenancy. Before keys are handed over to the tenants for occupancy, in addition to the sighing of the rental agreement all tenant must pay a security deposit as per agreement and monthly rent in advance. The amount of the security deposit collected is the maximum required by law.
4. Keys hand over and collection
Once the papers are signed and all the payments are in place, the tenants are admitted into the property. The check-in process starts, the whole exercise is supervised by a manger, the tenants are required to sign and date a form listing the condition of the property, every room and item is listed. The manager counter signs it. The same document is used for comparison, during and at the end of the tenancy period to resolve any disagreements.
5. Rent collection
The rent collection policy is once again a process based activity to optimize on-time rent collection. The process begins with careful selection of tenants to produces reliable tenants. The process based activity is complimented with skill based procedures where every opportunity is availed starting with the signing of the rental agreement to impress upon the tenants the importance of timely payment of rent and follows the explanations with timely reminders and warnings in case of delinquent accounts.
With the process of careful selection of tenants, most tenants will make their rental payments on time; however, there will be instances where the rent will be late in coming. The policies in these instances are very clear and very rigid, the process of timely payment or unavoidable eviction are all designed to minimize the owner’s potential loss.
All rents are due, in full, on the first calendar day of each month or an agreed term and considered delinquent by the fifth of the respective month. The tenant is served with a demand notice as the first step towards eviction. All documentation is made available to legal specialists for eviction and collection proceedings, once again the experience of our managers comes in handy to try and resolve the matter amicably with out loss of revenue, the mangers are always in constant contact with the tenant to determine the reason for non-payment and to anticipate any action planned or taken by the tenant.
The managers are available to participate in the due process until the tenant is vacated and legal action to collect rent is concluded.
6. Facility management
Our property management plan dictates inspections by our managers, specifically customized for each property. The objective of the plan is to handle various tasks on schedule and respond to the unexpected. The plan ensures proper care of the property by both the tenants and contractors; and to identify minor problems before they become major ones.
In addition to the schedule inspections, both process-based procedures and skill oriented relationship with tenants, and contractors help us generate accurate reports on the state of the property.
7. Maintenance
The maintenance program must be designed with the primary objective to protect the investment. The physical management aspects of the program will transform a mediocre investment into a quality investment. Before referring a job to the maintenance crew, the experience of our managers enables us to determine its necessity and extent. This initial step is important in matching the job to a contractor or handyman. All the contractors with whom we work are known to us for years and we work at maintaining a healthy relationship with them, the result is quality service at reasonable prices.
In order to run the operation smoothly, we usually agree with the owners a minimum amount of say 1000 to 1500 AED limit for maintenance jobs which we as your property managing agents can execute, for amounts larger than the agreed amounts the owner’s approval is sort before proceeding. In an emergency, when the owner cannot be reached, we will take action to prevent damage to property or occupants and inform you as soon as possible e.g, the rupturing of a main water pipe or the breakdown of a water heater, requiring replacement, or the replacement of any major appliance.
After completion of each work order commissioned by us as per your standing instructions or specific job approved by you, our staff will carry out a mandatory inspection to certify the satisfactory completion of the same. The invoices are paid once all discrepancies found are ordered corrected and executed. In the event that we are able to negotiate any discounts with the contractors, the same is passed on to you as the owner.
8. Accounting and Administrative Services
In addition to an excellent physical management program, it is necessary that an efficient program to meet the fiscal and administrative needs of the property and property owner be catered for in a professional manner.
We have the administrative skills and experience to offer you a specifically tailored package to cover all your property related needs. We are able to synchronize our accounting and administrative program with our professional physical management program. The resulting report generation is timely and accurate. The reports can be broken into the following three categories:
Tenants related services
- All related documentation and correspondence to cover leasing, tenancy applications, Key hand over and collection...
- A computerized system of reminders covering lease expirations and rent renewal dates, to make it possible to renegotiate rent and adjust to the fast changing rental market in Dubai.
- Collection, safekeeping, and processing of returns of tenant’s security deposits required by law.
Owner related services
- Supply monthly or even weekly income and expense reports
- To determine and generate appropriate documentation to pay property taxes.
- To collect and transfer rental income to the owner or his agents as per there standing instructions.
Property related services
- To keep accurate records and arrange to pay related invoices for repairs, maintenance contracts, and utilities for the physical management of the property such as.
- Collection and Retention of up-to-date records of invoices paid, inspections reports and all related guarantees and warranties.
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