NLW INC dba Lawrence and Associates is a DRE licenced Real Estate Brokerage and Property Management company that offers Full-Service real asset portfolio Management and acquisition and liquidation.
We formed our company in the early eighties after becoming frustrated by the performance of property management companies we utilized for our properties. Our biggest complaints were extra fees tacked on for services and repairs as well as poor communication and ever changing staff members. We made the decision to self manage our family owned rental portfolio and in order to defray some of the costs, we began offering fee management to select clients.
Over the past 30 years we have expanded the fee management part of the business, but have kept the original goal for the company to act as a source of partnership in covering the hard expenses of property management. We treat our clients like partners and together we share in the benefits of numbers like affording an accounting staff, plumber, electrician, handyman and marketing team that would otherwise need to be contracted at a much higher cost.
Unlike most property management companies, we offer our services at one below market average flat monthly fee. Never an extra charge for marketing, tenant selection, contract preparation and execution, management during periods of vacancy, repairs, renovation supervision, accounting, inspections, legal services or court appearance's
We handle all aspects of management including leasing, renovations, maintenance and accounting. We have a team of vendors that are proven, affordable and loyal. We have a no cost credit facility and payment plans for owners that are hit by unexpected large expenses.
Communication
We firmly believe that good communication is the key to a successful property management relationship. We utilize one on call 20 hour 7 days a week cel phone. Owners and residents never have to go through a switch board or leave a message. Texts are seen and responded to immediately. No problem, emergency or issue falls through the cracks until the following morning or Monday.
Turnover services
We strive to make the turnover process as hands off and inexpensive for owners, yet keep them informed on every aspect. This is often when we provide the most valuable service for no compensation.
We have on staff designers to ensure the most up to date colors and styles and offer discount fixtures, flooring, hardware cabinets and counters.
We do all shopping arrange delivery and supervise all repairs while keeping you in the loop each step of the process.
We move all utilities into our company name on turnovers.
We employ the philosophy that while location sells, good curb appeal and quality interiors ensure and keep quality residents.
Accounting
No extra Charges! We use the most current Yardi proprietary property management system, the industry standard to provide up date real-time access to your account. Statements are delivered monthly as well as year end statements making taxes effortless. We will also pay all expenses attached to you properties on your behalf upon request including Property Taxes, debt service, utilities, insurance , pool and landscape maintenance as well as any repairs improvements or materials.
Marketing and tenant selection
Marketing is actually the simplest and most predictable part of the property management process. We utilize all of web based marketing sites including Craigslist, Zillow, Hotpads, Loopnet and since we belong to the Board of Realtors we can utilize the Realtor multiple listing service. We employ a professional photographer to ensure that your property is presented in its best light. We tailor each property based on the area and demographic to find a solution that will provide the highest number of qualified applicants. Due to the boutique size of our company either Dale or Stephan will perform each showing personally as we never use a showing service or sub agents in the marketing process. Our average vacancy time regardless of area or price is less than two weeks.
Tenant selection is the key to a positive experience in rental property ownership. A poor choice in selection can result in loss of income, property damage, legal fees and inflict considerable stress. Our 30 years of experience have helped us to tailor a proven method of selection that considerably reduces the risk of a poor selection.
Legal Services
Even the perfect resident can face unforeseen life changes or challenges that may make it impossible to live up to their financial obligations. We treat our residents with respect and think of them as customer's just as we do our owners. Our philosophy has always been one of compassion and negotiation. In most cases, legal action can be avoided by respectfully negotiating rent solutions. From our experience the legal system should be used only as a last resort
.In the unlikely event that no resolution can be negotiated and legal action is warranted we partner with one of San Diego’s most effective and respected eviction attorneys. We will handle all aspects of the legal process on your behalf including any court appearances if necessary.
MAINTENANCE and emergency repairs
No extra charge
Our largest value to any owner is our 24 access to our group of tried and true vendors. We have a plumber, electrician and on call handyman that works exclusively with us. We have access to drain and flood contractors., painters, roofers, locksmiths, garage door contractors so that any repair request can be addressed in a timely and affordable manor. We utilize a single cel phone hot line that tenants can call 24 hours a day for emergencies. You will only be notified in the event that you request a call, otherwise we respond, correct and report to you the next day. Our agreements allow us to pay any bills the following month so you will never be requested to send us funds for small repairs occurring after your draw checks have been cut.