Property managers of Reddit, what is the full range of services that you provide for your clients?
Do you switch it up based on the nature of each property? Maybe a much lower range of services for a small strip center but a more robust set of services for a 30 story office building? 
[{"id": "e5nfo6k", "text": "The PM doesn\u2019t set the services the LL does. I 99% is time have PM just collect rents pay bills deal with minor Day to Day stuff. PM never has any control over capital improvements or leasing in any of my documents - they are pretty neutered in scope. \n\nThat being said I am approaching this from standpoint of a hedge fund investor buying heavy distressed office / retail / hotel. \n\nMulti family PM has a more robust set of responsibilities than on the office / retail Side. ", "replies": [{"id": "e5orrv6", "text": "Are PM's licensed in your market?", "replies": [{"id": "e5oxs4r", "text": "I don\u2019t know. I invest nationally - honestly not sure if the companies we hire are licensed or not and have no idea (nor really care) what the credentials are of the people put in place to actually manage the properties. Either the PM can manage it to a basic level and great we\u2019re all good or they suck and we fire them. All contracts I do have 30 day our clause so if you don\u2019t perform you\u2019re gone. Company I work for has a very low BS tolerance. ", "replies": [{"id": "e61q7ef", "text": "What other clauses do you require in all of your property management contracts to protect the landlord?", "replies": [{"id": "e61vcht", "text": "Can\u2019t sign any contracts with $ value greater than $5k and that don\u2019t have termination w/o cause, segregated bank accounts (rents go to depository, they don\u2019t have access do need to request cash to operating account every month), can\u2019t spend more than 5% variance on any line item without explicit written approval. Those are majors that stick our our PMs are neutered. They collect rent pay bills and make sure the property isn\u2019t falling apart but otherwise have no authority or input. ", "replies": [{"id": "e61xi0v", "text": "So do you prepare the budget that the PM lives by? I had thought that many PMs prepare the budget for the owner\u2019s approval. And also your PMs have to actually request that the operating account be funded...is that just for when they are requesting to go over budget?", "replies": [{"id": "e62jvs7", "text": "No they prepare the budget then I approve. On a monthly basis they request budgeted operating cash with a reconciliation so that we can see exactly what was spent. Once we\u2019ve reviewed their monthly OpEx request we fund money down to the operating account so they can pay the bills. This helps cut down on fraud significantly and helps us to actually review what is being spent each month. ", "replies": [], "depth": 7}], "depth": 6}], "depth": 5}], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "e5wb8z6", "text": "We provide everything from day to day management, accounting, asset management, construction management, property insurance, property maintenance, day porter, leasing and investment sales.  We focus on bringing as many services to the client as they need.  By keeping the services in house we can ensure that all parties are working cohesively towards the clients goal.  As as example, a value added buyer looking to exit in 36-48 months will have a very different strategy then a buyer looking for stabilized assets to hold for 10 + years.  If everyone on the team understands the strategy it\u2019s much easier to help the client execute.  ", "replies": [{"id": "e61qedg", "text": "Thanks for the thorough answer.  Basing the services on the owner\u2019s strategy makes a lot of sense.  The other comments in this thread are from the owner perspective.  Do you have a problem with giving the right to the owner to terminate at its sole discretion on 30 days\u2019 notice?", "replies": [{"id": "e62ghdf", "text": "Of course, no one wants to do business with someone that doesn\u2019t want to work with them.  ", "replies": [{"id": "e62itx8", "text": "That\u2019s fair enough. Are there any clauses that you like to see in the property management agreement from the PM\u2019s perspective?", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "e63to0b", "text": "I am not a property manager, but have a friend that works for a company that manages 90+ properties in Palm Desert, CA and my father manages 1 property in Pico Rivera, CA.  They both just started using a company that isn't publicly selling their services yet called Skyvi that does aerial property management... basically they use drones to give PMs a permanent weekly record of the property as well as a weekly look at the roof whereas a PM would normally just look at the roof once every 6 months. This can help PMs detect problems way faster.  Also, PMs can't see everything when they walk properties, but being able to go back and look at the property whenever from their laptop is very helpful to them. Also, helps PMs see more properties per week without having to visit every single one. Best story that came out of their very limited beta test so far (testing for the past 2 months I believe) are\n\n- First time the drone went up to scan the Pico property it found a homeless guy living in the trash enclosure.  The porter, who walks the property every day, missed this.  We found out he had been living in there for 5 months. \n\nI could go on about what else it's provided so far but you get the jist.  Skyvi is ran by [Videoms.com](https://videoms.com) if you have any other questions.\n\nHope this gave some ideas!", "replies": [{"id": "e63togb", "text": "Hey, graphicpanda, just a quick heads-up:  \n**jist** is actually spelled **gist**. You can remember it by **begins with g-**.  \nHave a nice day!\n\n^^^^The ^^^^parent ^^^^commenter ^^^^can ^^^^reply ^^^^with ^^^^'delete' ^^^^to ^^^^delete ^^^^this ^^^^comment.", "replies": [{"id": "e65p0tt", "text": "well all be damn thank you bot", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}]