Asset Management Advisors

Asset management firms employ certified and competent asset management advisors who make it easier for companies to manage their assets. Asset management advisors are equipped with the needed skills, knowledge, expertise and connections to manage a company's assets to make these assets manageable for the companies and the people who work for the companies.

Asset management advisors help companies manage their assets in a variety of ways. They provide useful information regarding how assets must be managed properly and are also responsible for organizing these assets into easily accessed and easy to use formats which makes for convenience in the part of their clients.

Although asset management advisors may manage assets manually, this may only be limited to small industries having only minimal assets. However, for larger companies with bigger assets and for small companies whose assets are steadily increasing, asset management advisors employ asset management software or other pc-enabled tools that make the tedious job of asset management more efficient and less time consuming. When using asset management software, advisors are also tasked to tutor the users regarding its proper use. Further, the use of asset management tools prompted by asset management advisors increases the company's productivity since it provides relevant information about their assets without employing additional personnel to run these for them.

Aside from managing a company's assets, asset management advisors also provide feedback to their clients, making them aware of their assets. Such reporting is deemed useful for clients to see how much they have so far and what they can do to manage their assets. Knowing how to manage assets also enables companies to invest wisely; think of ways to cut-down operational expenses; and increase their productivity.

The services of asset management advisors are not only demanded for by companies, more and more individuals turn to them as well especially in terms of total wealth management. This is especially true for people with lots of money. Asset management advisors offer guidance and management counseling for their clients, whether they may be companies or individuals, relevant in handling their assets. Considering the reasonable rates that they charge, it is not wonder that asset management investors are becoming more searched for in today's finance markets.

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Benefits Of Asset Management Software

Asset management is the processes of planning, designing, and implementing advanced systems in managing a company's assets. It controls and increases the efficiency of the assets owned by an organization. It includes management of a company's infrastructure, plant, property, and human resources. The various components of assets may vary according to the industry type and needs. As business scenario is becoming more complex with large number of employees, their individual work profiles, and workflow spread over various departments; managing data and records manually is nearly impossible and hence, asset management software provide the apt solutions.

Much asset management software is presently available in markets. It enables efficient managing of companies' assets and is considered an important tool in any company's performance. This software also manages physical attributes of an asset such as finalizing the purchase requests, valuation, depreciation, asset receipts, and maintenance, warranties, and user data. They entirely manage all the business management issues comprising of cost management, capital budgeting, expense accounting, financial planning and reporting. With the administration of tangible goods, raw materials, finished products this software also manage their intellectual assets.

Asset management software provides analysis of data, which helps company to make new strategy plans for cash flow, helps in the finest utilization of resources, and in turn increase the productivity of the company.

Some other benefits of asset management software include automatic tracking of all hardware and software across the entire network of management systems, identification of unlicensed software installations, enhanced helpdesk productivity by presenting accurate inventory information, and generation of web reports that can be printed or emailed. Various departments of the company can access this asset data by the company's intranet.

Several websites also provide the latest versions of asset management software, either free of cost or at minimal prices. The buyers can compare features of the software of various companies along with their prices and accordingly choose the appropriate deal, which best suits their needs and budgets.

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What You Should Know About Property Management

Now that you have made an offer to acquire a commercial property and are waiting to close escrow, you may want to start looking for a property manager to professionally manage the property. Your real estate investment advisor should present you with 2 or 3 local companies, each with its own proposal. Your job is to decide which company you will hire. The property manager will be the main point of contact between you, as the landlord, and the tenants. Her main job is to:

1. Receive and collect the rents and other payments from your tenants. This is typically simple until a tenant does not send the rent check. A good property manager will somehow get the tenant to pay the rent while a lousy one will throw a monkey on your back!

2. Hire, pay, and supervise personnel to maintain, repair and operate the property, e.g. trash removal, window cleaning, and landscaping. Otherwise, the property loses its appeal, and customers may not patronize your tenants? businesses. The tenants then may not renew their lease. As a consequence, you may not realize the expected cash flow.

3. Lease any vacant space.

4. Keep an accurate record of income and expenses, and provide you with a monthly report.

A good property manager is critical in keeping your property fully occupied at the highest market rent, the tenants happy and in turn helps you achieve your investment objectives. Before choosing a property management company, you may want to:

1. Interview the company with focus on how the company handles and resolves problems, e.g. late payment.

2. Talk to the person who will manage the property day to day as this may be a different person from the one who signs the property management contract. You want someone with strong interpersonal skills to effectively deal with tenants.

The property managing company normally wants a contract for at least one year. The contract should spell out the duties of the property manager, compensation, and what will require the landlord?s approval.

Agent?s Compensation: you will have to pay someone to manage and lease the property. You may have one company to manage the property and a different company to lease the property. However, it?s best to work with one company that handles both managing and leasing to save time and money.

1. Management fee: the fee varies between 3-6% of the base monthly rent for a retail center, depending on the amount of work needed to manage the property. For example, it takes much less time to manage a $2M retail center with just a single tenant than a $2M retail strip with 12 tenants. So, for the center with 12 tenants, you may have to pay a higher percentage to motivate the property manager. You should negotiate the fee as a percentage of the base rent instead of the gross rent. Base rent does not include NNN charges. Ideally, you want a lease in which the tenants pay for their share of property management fee.
2. Late fee: when a tenant pays late, he is often required by the lease to pay late fee. The property manager is allowed to keep this fee as an incentive to collect the rent.
3. Leasing fee: this fee compensates the property manager to lease any vacant space. In a typical lease contract, the leasing company wants 4-7% of the gross rent over the life of the lease. It also wants the leasing fee to be paid when the new tenant moves in. In addition, the leasing company wants around 2% of gross rent when the lease is renewed. The tenant may also ask for Tenant Improvement (TI) credit, typically between $10-20 per square foot to pay for construction expenses. So if a new tenant with a 10-year lease goes under after one year then you may lose money. As the landlord you should:
   • Approve a long term lease (10 years or longer) only when the tenant?s financial strength is solid. Otherwise, it may be better to reduce the lease to 3-5 years.

   • Make sure the new lease has a provision for some kind of rent escalation, preferably based on Consumer Price Index (CPI), i.e. inflation which is 3-4% a year instead of lower fixed 1-2% annual increase.

   • Consider TI request from the tenant as one of the factors to approve a lease. The TI credit depends on whether you need the tenant more or the tenant needs you more.

   • Negotiate for a flat rate renewal fee, e.g. $500 instead of paying a percentage of the rent for the life of the lease. The negotiation is easier with one company that handles both leasing and management.

   • Negotiate to pay the leasing agent a lower percentage, e.g. 4% when no outside leasing broker is involved.
     

You can see that it?s very important to minimize tenants? turnover rate as it has a direct impact on the cash flow of your commercial property. A good property manager will help you achieve this goal.

Monthly Report: each month the property manager should send you a report on income received, expenses incurred, and property status. You shouldReview the report to see if the numbers make sense. You should:

1. Request a report showing both rent and CAM fees received.
2. Request a separate bank account for your property and have a monthly bank statement sent to you. Without this, the property manager will deposit and commingle all the rents from all properties that she manages into her company?s bank account.

If you instruct the property manager to send you the excess cash flow then you will also get a check.

Landlord?s Approval: the management contract should specify the dollar limit for exceptional maintenance expense above which would require your approval. This amount varies from landlord to landlord as well as the type of property. However, it?s typically somewhere between $500 to $2,000 dollars.

Communication with property manager: in the first few months, you and the new property manager should communicate often to make sure things go smoothly. You should give instructions in writing, e.g. email, to your property manager and keep records of all your correspondence. If the property manager does not do what you instructed, you may refer to your records and minimize disputes.

If you want to work hard for your money, you may want to manage your own property. However, if you want to work smart, your partner should be a good property manager.

David V. Tran is the CEO eFunding Inc., a commercial real estate brokerage, commercial loan broker, property management, self-directed IRA investment, TIC and syndication company in San Jose, CA. His website is http://www.efundingcom.com. He may be contacted at (408) 288-5500. eFunding does business in all 50 states. He is selected as Pensco Trust?s (a major self-directed IRA custodian) Preferred Professional. David is well-known for his 3 FREE real estate investment seminars:

1. How to invest in commercial real estate for retirement income NOW.
2. How to maximize cash flow with 1031 tax-deferred exchange.
3. TIC/Syndication: strategy for small investors and self-directed IRA investors to acquire high-valued properties.
   

   You are welcome to share this report, unedited and in its entirety, with anyone you like. You may not remove this text. ? 2007 eFunding, Inc.
   Andrew La is a real estate and tax attorney, CPA and Real Estate Broker in San Jose.

Choosing Property Management Software the Smart Way

Face it, you don't need more headaches -- property management is hard enough by itself. Now you have to find a good software program to get your growing business organized. Hand scribbled notes and mountains of paper are a thing of the past -- hopefully.

Get the important stuff first, and then sweat the details

You can rule out 50% of the property management software on the market if you focus first on what you 'really' are looking for. The two main mistakes many people make is (1) buying software that is overkill for their needs (thus wasting money and time) or (2) going for the cheapest alternative and getting software that has defects and doesn't fit their need (thus wasting time and money). Let's look at the differences:

Overkill: Do you need software to manage your properties and your office too? Let your property management software do what it does best - manage property. For your office accounting and payroll, there are plenty of inexpensive products that are perfectly good for both large and small businesses. However, if you use another accounting software for your office expenses, you may want your rental property software to export your bank deposits and checks to your office management software. Other features that add to the cost that you may not need include budgeting, double-entry accounting, asset and liability accounting, and tenant background checking. Some features, such as tenant background checking are really done by well-known Internet companies, but the software vendor just buys the service first, and marks up the cost to you. The prices for property management software can range from $100 to $10,000 (or more), so don't buy more than you need. However, if you do buy a version that supports a smaller number of rental units, make sure that you can easily upgrade to the larger version at a reasonable cost (hopefully the difference in cost between that smaller and larger versions) and won't be required to re-enter any of your precious information again.

Underkill: Anybody with some web software can make an impressive looking web site. But underneath may be a piece of junk software. Look at the product, make sure you can run a full demo, and better yet a 'trial version' that allows you to 'try before you buy'. Make sure the software can do the basic things you need: (1) maintain a separate ledger for each Tenant and each Owner (2) write bank checks and deposits (3) maintain a vendor file (4) automatically post rent, management fees, and late fees (4) easily update your information. Make sure the software will handle a mixture of single family homes, multifamily homes, condos, and commercial without having to buy extra modules. Look for the ability to purchase add-ons, such as work order modules, online rent payment modules, or tax related modules -- you may need them in the future as your business grows. Be sure to check the cost!

Then, go for the details

Some things may not be critical in your property management software, but are great to have. These are features, such as a reminder system to keep track of appointments, log conversations and interactions with your tenants, and to pop up a list of tenants and owners that owe you money. Look for the ability of the software to transfer your tenant information to an inactive file, so that you can later look up your tenant info for credit references and to log back payments. Look for features such as the ability to automatically update rent amounts, automatically post amounts to each ledger, and to update your account names. Speaking of account names, you might want to find a software that uses 'real' names for your accounts like 'Rent Received', instead of an account number, such as '300021 - Rent Received'.

Don't take the Technical Support bait

Free Support! Most tenant management software companies don't even offer it, but even if they do, there may be big conditions. Some vendors force you to buy their expensive software updates in order to receive their technical support. Others offer free support for a short period of time then charge anywhere from a dollar per minute (with a minimum amount per call) to well over $100.00 per hour for support. You should get at least a 60 to 90 day free support plan as part of the purchase, but better yet, find an experienced vendor that offers free unlimited support. Yes, there are actually some vendors that back their products with free phone and email support.

Hidden costs

If you spend a frustrating hour doing battle with your property management software, what is that worth in dollars? Difficult, unfriendly software costs you time. And, if you have employees trying to figure out how to do something, you are paying them to read the 2 inch thick manual, and paying again if they have to call for support. Make sure your software program is easy to install, easy to use, and has plenty of help. You should always receive a printed user's guide with the program, a comprehensive built-in help file, and an online help page. Another big cost is the 'update'. Are you forced to buy it even if you don't need the new features? What have the last 5 updates cost the user base? Will you still receive any technical support if you have an older version? These are important questions you should always ask when shopping for property management software.

Follow these simple guidelines, and your property management software will help you grow a thriving and efficient business.

Paul Toller has worked in Real Estate consulting and Computer Software Development for over 20 years. He is co-developer of the Tenant File Property Management Software http://www.TenantFile.com. His latest release is a tenant lease creation software called Lease Designer http://www.LeaseDesigner.com.

Property management on Costa del Sol

Now that you have purchased a villa or apartment on the Costa del Sol, Spain, you now face another decision: property management or finding a company to look after your property. Whether your villa is in Fuengirola, Mijas Costa, Benalmadena or Marbella, you need to be sure that the property management company will provide you with all the services you require such as maintenance, cleaning, property administration, holiday rental services, building and refurbishment.

Multi Property Services - gives owners of Costal del Sol property who are interested in letting out their villa or letting out their apartment the confidence and piece of mind in knowing that they can gain the financial rewards of short- or long-term rentals while protecting their property and interest. Here are some tips for you if you are looking for a company in Fuengirola, Mijas Costa, Benalmadena or Marbella to manage your property or letting your villa or apartment.

Property inspections - the company you select should check your property on a weekly basis. Inspections should include a check of all plumbing, baths, toilets and making sure all showers are off and all other fixtures are in working order. It should also include an inspection of electrical outlets and small appliances, again to ensure that they are in perfect working order.

Outdoor inspections - includes the checking of lawns, gardens, and the pool for any damage. The rental property management company should make sure that the sprinkler systems and pool filters are working. The company should also regularly inspect for any pests or vermin.

Property administration - The rental property management company will ensure that utility payments, taxes, and other bills are paid in a timely manner. They should also provide you with a monthly report.

Property inventory - the property management company will go through the property with you, making a thorough property inventory and using that as the basis for checking the apartment or villa after guests have departed.

Cleaning services - Prior to the arrival of guests, the rental property management company should arrange to have your villa or apartment cleaned and prepared for letting. Some companies may, for an extra fee, also offer a greet and meet service for guests.

Mail pick-up - Any mail should be picked up from the property and forwarded on to the owner.

When you do find the right rental property management company, then owning a property in Fuengirola, Mijas Costa, Benalmadena or Marbella will be both a personally and financially rewarding experience. To learn more about subjects like costa del sol property management please visit the web site at: http://www.multipropertyservices.com

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