Owners’ Frequently Asked Questions

Listing Inspection
We do a walk thru with you and make suggestions/recommendations with the goal of preventing maintenance calls and costs, i.e. water connections that might be susceptible to leaks and cause damage, any improvements that might increase the rental amount, etc. We also schedule a professional photographer to take photos of your property so that it is best represented in our advertisements.
We begin marketing your property when we receive a completed management agreement, or in the case of an existing lease, when the tenant provides 30 days’ notice that they will be vacating.  As noted in the property management agreement, your leasing fee includes the cost of coordinating and managing the advertising of your property.
How long will it take to find a tenant for your property?
Our goal is to have your home rented as soon as it is available. It does take time to find fully qualified tenants, so it is impossible to predict. Many factors come into play: time of year, location, price, amenities, and overall condition of the property. Pricing the property competitively and making sure your property is in the best condition possible are very important to reducing the amount of time needed.
What type of communication should I expect while my property is listed?
During the time your property is listed for rent we will contact you once a week with to discuss activity, market conditions and advertising results. We may also call you with questions about accepting certain types of pets or specific offers from prospective tenants.  

What type of communication should I expect after my property is rented?
Owners are briefed on policies, minimum lease requirements, pet policy, etc. prior to the execution of the management agreement.  In the event, anything comes up that falls outside of those parameters, the property manager will follow up with the owner to discuss or ask for approval, i.e. number of pets allowed, maximum lease length, etc.  A copy of the lease is available upon request.  
Owners are also notified of any expenditure in excess of $100 and associated receipts provided as an attachment to the monthly statement. Monthly statements are emailed and posted to the Owner’s Portal in most cases between the 6th and 10th of the month.  In addition, periodic maintenance inspections are conducted and the results posted to the Owner’s Portal.  Please let your property manager know of any additional detail you require.
Tenants… what about pets, smokers and children?
Nearly 50% of all renters have some kind of pet. We recommend advertising your property as “Pets Negotiable”. You can always say “no” to an applicant if you don’t like the age, size or breed of the pets.  We don’t allow Akita, Chow, Pit-bull, Rottweiler, or any cross breed with wolf, without owner approval and verification that doing so does not violate the owner’s insurance coverage.
All our properties are “Non-Smoking” properties and we include this in our leases. This rule protects your property from the damage that can be caused by smoke.
Familial status is protected under Federal Fair Housing laws. We do not discriminate against families, or any other protected class.
What is our screening process for applicants?
All applicants must go through a thorough screening process. The very first step is a search of the court house records and Google to determine any negative information that would disqualify an applicant before we ever agree to show them the property. The next step of includes screening credit, criminal background, employment/income, and landlord references. Placing qualified tenants in your property is one of the most important jobs we do as your property manager. If an owner encounters a situation where they need to rent to someone that we do not approve, we may choose to return the property to the owner for management.
How much money do we collect from the tenant prior to moving in?
Before we turn over the keys, all tenants are required to pay the security deposit along with any applicable pet fees and the rent payment. 
What about utilities?
Owners should maintain all utilities in the property until advised otherwise by us. Failure to do this could result in additional fees to the owner for utility hook-up inspections. Tenants are expected to set up utilities in their name by the first date of occupancy. We also recommend that owners set up a landlord account with the utility companies so that the bill reverts to their name when a tenant moves out. This prevents unnecessary utility connect fees.
What happens if a tenant does not pay rent on time?
We require tenants to pay their rent online via our secure web site on or before the 1st of each month. If rent payments are not received by the 5th day of the month, we will send a communication to the tenant advising them of their delinquency.  Late fees are collected as indicated in the lease agreement and paid to the owner. If we are not successful in collecting rents immediately though our contact with the tenant, we will notify you and take steps to secure the rent and/or file eviction proceedings.
What happens if a tenant breaks their lease?
When a tenant breaks the lease prior to its expiration the tenant is responsible for paying rent until a new tenant can be found. Associated leasing and marketing fees are also the responsibility of the tenant.
What happens when a tenant moves out?
We conduct thorough move-in/move-out inspections to assess whether a deduction from departing tenants’ security deposit is appropriate and insure the property is ready for incoming tenants.
When should I expect an owner’s monthly draw?
We will process owner draws in most cases between the 6th and 10th of the month.  Holidays can sometimes cause a day or two processing delay due to timing of funds clearing the bank. The preferred and quickest method to receive your monthly draw is via ACH deposit, which can be set-up through your property manager.  In addition, we email a monthly owner’s statement at the time we disburse funds, at the end of the year end comprehensive statement and 1099.
Do I need to do anything to my insurance policy?
All owners are advised to contact their insurance agent to determine if any change in coverage is warranted.
Tenants are advised that the owners insurance does not protect their personal belongings and require that tenants obtain a renters insurance policy through a 3rd party or they may purchase insurance offered through Quartermaster Properties.
Who handles tenant problems or emergency maintenance issues late at night or after office hours?
Our staff is available to our tenants at all times. When an emergency call is received, we will determine the severity of the problem and dispatch the needed service. If an issue arises during the night, owners will be advised via email with a follow up call the following morning. We define an emergency as a fire, flood or any dangerous or hazardous situation.
Staff availability?
We are available Monday through Friday from 8:30 a.m. to 6:00 p.m. eastern time and are happy to handle owner questions and assist you in any way we can. 
Vacant properties can be shown to prospective tenants by appointment outside of normal office hours.
We have 2 offices and one of us is available at any time to handle issues as needed.

Charleston Office
Jason Shamis
205 St James Avenue, Ste 2-102
Goose Creek, SC 29445
P: (843) 971-7977
E: jshamis@qm-llc.com

Greenville/Spartanburg Office
MaryAnn Morelli
1754 Woodruff Road, #149
Greenville, SC 29607
P: (864) 266-9928
E: mmorelli@qm-llc.com