Commercial Property Management - Essential Maintenance Practices Part 2

In continuing the tips for managing the maintenance in a commercial or retail property here are some more ideas for commercial property managers and landlords.

The permitted use relating to tenancy space and tenant occupancy under the terms of each and every lease, should comply with the property occupancy certificate. Normally this will occur although the use of the property by the tenant can be overlooked in its compliance with the issued occupancy certificate. Any threats or non-compliance will expose the landlord to risk and litigation. The property manager should ensure that matters of compliance are adhered to when it comes to these things.
Energy management is today becoming a critical component of outgoings costs and outgoings management. Importantly the managed property should comply with achievable energy management and saving processes to help maintain realistic levels of outgoings charges for the tenants. There are various ways to handle energy management using devices, time clocks, and the latest technology controlling the plant and equipment in the building. Engineering consultants can assist the landlords and property managers to understand strategies within this process relative to the particular property.
Contracts management within the managed property will be ongoing and should be looked at at least every 12 months. Essentially the contracts for maintenance procedures within the building and with the essential services should be regularly assessed for cost efficiencies and code compliance. In some managed properties it is not unusual to put the major maintenance contracts to tender each period of 12 months. This maintains some semblance of cost control for the landlord.
When it comes to the maintenance costs and controls within a managed property you will find that averages exist between properties of similar type in your local area. As a direct result, these averages should be understood and researched so that your managed property does not exceed the expectations of the market and the averages in comparable properties. It is very difficult to lease a property with high levels of outgoings costs. It is also very difficult to sell a property with high levels of outgoings costs.
The outgoings for a building should be budgeted on an annual basis by the landlord and or property manager. The budget should take into account the trends of maintenance expenditure locally in comparable properties, and the physical demands of maintenance within the given property. When the budget is set, it gives you a benchmark to work to throughout the year; the budget is an expenditure control tool. The budget should also allow for some unexpected repairs and maintenance breakdowns in addition to the expected and planned maintenance events. Any matters of a capital expenditure nature should be removed from the normal expenditure for the building as capital items would normally be depreciable under the local tax laws.

If you want some more tips and ideas to help your commercial or retail property management processes, you can get a free eBook of tips and tools at http://www.commercial-realestate-training.com/

John Highman is an experienced Commercial Real Estate Agent, International Speaker, and Sales Coach.

Original article

Commercial Property Management - Essential Maintenance Practices Part 1

When it comes to managing a commercial or retail property, maintenance aspects must be well controlled and actioned. Failure to do so can see the property manager and or landlord exposed to litigation.

The visitors to a property and the tenants within the property expect safe usage and access. This is where maintenance management is integral to the property management strategy implemented by a real estate agent on behalf of the landlord.

Maintenance is important; a landlord should choose an experienced property manager and a real estate agency that understands the property type and the required maintenance management processes. It is quite incorrect and counterproductive for the landlord to choose a property manager based on low fees; the best property managers cost money, but the service and attention to detail for landlords is far superior. This allows a property to function well and improve financially.

Here are some of the main maintenance concerns and strategic practices involved in commercial or retail property management today. They are:

The tenants within a property should understand how to connect with and contact the property manager when any maintenance events arise. In most circumstances maintenance will be of an ordinary nature and repairs can be undertaken within a few hours or a few days without threat of injury or danger. A paper trail is important here when it comes to maintenance response and actions taken. A paper trail will help protect you in cases of dispute; always keep good records.
Unplanned major maintenance events can expose the landlord and property manager to legal pursuit and litigation. In simple terms, if the maintenance failure of the property can injure any person or disrupt occupancy, then matters of response and safety need to be strategically implemented immediately.
The terms and conditions of most leases will place obligations on the landlord to undertake the maintenance work in a timely way. Check the lease to see what it says in this regard.
Every property under management should be inspected regularly and frequently. At the time of inspection accurate notes and records should be kept. This will also involve photographs of any damage or circumstances, and any associated interviews with tenants as required. In situations of major property breakdown of all maintenance failure, the records of previous inspections will be critical to support the investigation and possibly protect you from litigation.
Matters relating to workplace health and safety and risk management within the property should be carefully managed. Specialist contractors should be engaged to implement the necessary maintenance procedures with the buildings essential services. In most cases log books are required to allow compliance with property and building codes. Do not overlook the tenant occupied space in this regard as the tenants will have compliance issues to deal with.

If you want some more tips and ideas to help your commercial real estate property management, you can get a free eBook of tips and tools at http://www.commercial-realestate-training.com/

John Highman is an experienced Commercial Real Estate Agent, International Speaker, and Sales Coach.

Original article

What Is a Property Maintenance?

Most people think that property maintenance is similar to property management, which is definitely not true. Although it may seem like similar services, there is a great difference between these two. If you would like to learn more about property maintenance, the best thing that you can do for now is to read this article. I will be explaining to you some of the most important things that you need to know about it, including the advantages that you can get from property maintenance.

The service speaks for the name itself - property maintenance. This is a kind of service that you can get if you don't have enough time to maintain the perfect condition of your property. They will act as caretakers of your property and will be fixing all the damages that are inside it. This will help you save a lot of time, especially if you have a lot of other things to do, because the company will be taking care of everything for you. All you have to do is to find people who will be renting the property that you have, and it will continue to generate cash without you doing anything.

Aside from being able to save a lot of time, another advantage that you can get from property maintenance is that you will be able to save a lot of money. If you are going to maintain your property on your own, you will be spending a lot of money just to purchase the tools that you need. If you are going to hire a property maintenance service, they will be providing you with all the tools that you need, and you don't have to spend anything aside from the monthly fee that they will be charging you. Although purchasing your own tools can help you save more in the long run, not everyone could spend thousands of dollars just to purchase the necessary tools.

The last advantage that you can get from this service is that they are professionals. This means that they are more than familiar with the things that should be done to maintain the perfect condition of your property. You don't have to go through the trouble of learning the things that you need to do, because they will be doing everything on your behalf. Just make sure that you will be getting a reputable property maintenance service to be sure that you will get the best value for the money that you will be spending.

If you are still in search for the best Saratoga Springs Property Maintenance that can provide you with exceptional services, then you need to contact us now! We are the best Property Maintenance Saratoga Springs, and we will help you find the best option for your properties.

Original article

Property Management Guide - The Essence of Building Maintenance

Building Maintenance is one of the vital aspects of managing or maintaining property. The upkeep of a building or structure is what makes it habitable and therefore attractive to potential residents or tenants. Building upkeep involves maintaining the premises of a structure, both the interiors and exteriors, making sure that everything is in order, functional and useful. Needless to say, the job is an all-inclusive one.

Who is responsible for building maintenance?

Upkeep is usually designated to the property manager, which could either be a company or an individual. Owners who can't look after their property generally hire property management firms or experts to do various tasks, including maintenance, marketing, and liaison. When it comes to building upkeep, the property manager looks after the physical condition of the structure, ensuring that there are no issues and, if there are, overseeing any repairs, renovations, alterations, restorations, or replacements that need to be done.

What are the common issues in building upkeep?

As mentioned, maintenance of the property is a comprehensive job, however there are two main issues that frequently arise and they are: plumbing and wiring. Problems involving the water and sewage systems are usually of immediate concerns and must be addressed as soon as possible. Property maintenance staff is responsible for educating tenants and residents regarding proper use of toilet, sink and other similar equipment to avoid serious problems. Proper disposal of garbage and proper use of water must be emphasised.

Electrical problems are also common in property complexes and establishments. These problems are often life-threatening, and therefore should be addressed immediately. The property manager in charge in building maintenance must make regular and random checks on the electrical systems, and then contact a qualified electrician to resolve issues. Just like shortage in water supply, power outage causes great inconvenience to tenants and residents. The property manager must not waste time in addressing these concerns.

What other concerns involve property management?

There are instances of intrusion or burglary, which threatens the security of the tenants or residents in the building. The property must be provided with security systems and personnel to maintain the level of safety. Also, routine repairs and checks must be plotted out on a calendar, visible or known by everyone in the building. This minimizes the inconvenience on the part of tenants or residents.

All property maintenance activities are necessary to not only make the property visually appealing, but also to extend the life of the structure and to enhance its level of security and comfort. Nevertheless, it must be noted that building maintenance projects require money. It's part of the job of the property manager to determine the cost and benefit of every undertaking involving property upkeep.

Alliance Property Maintenance is a leading Building Maintenance Company located in Co. Dublin. The company specialise in delivering state of the art Building Maintenance services to both commercial and domestic customers. Plumbing, Heating, Insulation building maintenance, electrical and painting & decorating are Alliance Property Maintenance's core areas of service.

Visit us at http://www.alliancemaintenance.ie/

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Boiler Maintenance - What You Need to Know About New York City's No 6 And No 4 Oil Phase Out

Almost 10,000 buildings in New York City are running on Number 6 and Number 4 oils. Number 6 and Number 4 oils create a black and very sooty smoke that irritates lungs and asthma, and increases the rates of heart attacks and death. Number 6 and Number 4 oils are most commonly reserved as fuel for giant cargo ships due to fact that they will be polluting air far out at sea where it's not populated. As you can see, the law enforcing this phase out is way overdue in New York.

If you are a building owner, property manager or co-op board member, you need to be aware of the cut off dates and other requirements recently mandated by the city. Basically, by June 30, 2012, all buildings in New York need to be running on, at the very least, Number 4 oil. After this date, the city will not renew any certificates of operation for any boiler still burning No. 6 fuel. If you're building's finances cannot afford a full boiler replacement (which is usually required in order to burn No. 2 oil) you can convert your boiler to burn No. 4 oil for about $15,000 compared to $250,000 for a replacement.

This solution could get you through to the final deadline date of June 30, 2030 when the phase out is complete and all boilers across the city will cease burning No. 4 oil as well.

While converting your Number 6 oil-burning boiler may sound like an easier solution, it's not as simple as it seems. First you need to file with the city, retain the services of an engineer, draw up plans and pay all fees to city agencies. Then you need to complete the job by fulfilling a multi-step tank cleaning procedure and lastly the tanks themselves need to be mechanically modified to handle the Number 4 oil. You also need to procure the correct permits and remove any existing boiler violations that may be discovered during this process. A permit expediter is a great resource to have in your back pocket while converting your boiler because they can help you with filing, permits, violations and even find a reputable engineer for your conversion.

What the Bloomberg administration is hoping you'll do though, is to go ahead and spring for a new boiler now. Number 4 is only slightly better than Number 6, with Number 2 oil being the cleanest option out there and one that the rest of the city (and country) is using for boiler fuel. If you decide to replace your entire boiler you'll still need to file much of the same paperwork as a conversion, so don't forget your permit expediter.

There is one last option available to you if you're New York City building is burning Number 6 oil--natural gas. Converting your building to gas is more complicated than replacing or converting your boiler because you need to be sure there is a gas line going to or near your building. If there isn't, it can take months to years to have one linked up to your building. However, if you decide to go this route a New York City permit expediter can guide you through this process as well.

Good luck and great job on making the choice to make your building a greener place to live.

Mercedes Hernandez is President and Owner of S & M Expediting, a New York City expediting service based in Brooklyn, NY. You can visit their website at http://www.sandmexpediting.com/ for more information.

Original article

Community Association Management: An Upfront Approach to Maintenance

It is a big job for even the most experienced board to properly run a community. Associations have many responsibilities besides making decisions regarding shared resources and the needs of neighborhood residents. The management portion requires more time than some boards can fit into the day. Creating a comprehensive plan for upkeep is very important because it allows for each repair and service to be budgeted in appropriately throughout the year. Community Association Management (CAM) may be a beneficial service to any board attempting to juggle a multitude of responsibilities. These companies provide budgeting, planning, legal, and daily guidance to create a smoothly running neighborhood. Maintaining the quality of a community is very important to both property value and resident satisfaction. If this portion of the work is not a priority, community members will be reluctant to pay their dues causing the association to spend more time dealing with complaints or other issues. Neglected maintenance leads to larger expenses that may be devastating to a set budget. Management services offer on-site supervision to help with resident needs, vendors, inspections, and various other daily tasks. The providing company offers additional assistance such as pre-maintenance planning to improve budgeting processes.

Association Management Services: Being Prepared for Yearly Expenses

On-site supervision is one of many very important association management services. A manager can provide a great amount of insight to the board in regards to building degradation, fee delinquencies, and contracted services throughout the community. Their direct involvement with the day to day operations of a neighborhood allows them to be a resource when budgeting or making decisions. A manager can perform regular inspections of individual buildings, outside property conditions, and all used equipment. This allows the board to make repairs earlier rather than at a later time when the expense could be far more. Preventative maintenance is the best course of action when a board wants to keep this particular community expense as low as possible. When a reliable company provides on-site supervision, this type of planning is much easier due to the vast knowledge they make available.

Association management services help in creating a solid preventative maintenance plan designed to improve the quality of the community. The time or insight needed to plan ahead for repairs is not always available. Management companies supply important information the board may use to better handle this community responsibility. Even the newest properties require certain upkeep to be completed on a regular basis. Identifying what needs to be or could require repairs is the first step in this process. A manager involved in daily operations can be the best resource an association has when identifying these items. Have a meeting with the current manager to go over any problems that arise. If this service is not being used by the association, it is never too late to get the beneficial help of a management company. They can supply a manager, perform the necessary inspections, and initiate dependable planning for the community. Community Association Management is a service many boards are implementing to improve daily operations and achieve better residential planning.

Community Association Management includes a multitude of time draining tasks. Association management services can assist with planning and budgeting to improve neighborhood quality.

Original article