Our services include: marketing, property management, personnel management, budgeting, financial services, payroll and direct cost savings.

MARKETING

• Continual, intimate contact with the local market to identify new developments and marketing strategies, and assess their impact upon the client's real estate.
• Design and direct the implementation of a marketing program, i.e., advertising, brochures, logo, signage, model selection and layout, etc.
• Recommendations for capital expenditures to correct economically curable obsolescence and/or increase the attractiveness of the real estate to facilitate marketing.
• Resident referral from the large number of other apartment communities managed by Epoch Management, Inc.

PROPERTY MANAGEMENT

• Continual review and assessment of the project's progress (by means of the Epoch System) by an assigned Corporate Property Supervisor, who has readily available volumes of confidential operating information on similar properties as well as information on the overall market.
• Timely personal response by the Property Supervisor to any area in which there is an indication of a potential problem.
• Recommendations to the owner that will preserve and/or enhance the present and/or future value of his investment.
• Consultation with the owner as to the progress and condition of the real estate asset.
• Frequent unannounced visits to the property by the Corporate Staff, as well as the assigned Property Supervisor, to ensure that:

1. The real estate is always presenting its best possible physical appearance
2. Vacant units are being thoroughly cleaned before being shown to a prospective resident
3. Site maintenance is being accomplished and not being deferred
4. Site employees are present and accomplishing their duties in a satisfactory manner
5. The models, office, restrooms and other public areas are always neat and clean
6. Property inventories are being maintained
7. Units being officially carried by the site manager as "vacant" are, in fact, vacant
8. Maintenance supplies for which the project has been billed are present or can be verified
9. Cash is being handled properly
10. Recorded cash received on-site agrees with the resident's/tenant's records

PERSONNEL MANAGEMENT

• Locating, interviewing, hiring and firing of employees necessary to maintain the real estate in accordance with the objectives of the owner.
• Establishing work schedules and assignments for each employee, and continuous evaluation of the effectiveness of each person.
• Ongoing training and supervision of personnel in order to maximize their effectiveness.

BUDGETING

Preparation of realistic and detailed budgets by a staff of trained personnel intimately familiar with the intricacies of real estate management and heavily experienced in local labor rates and material prices. Major budget categories include:

• Initial Outfitting Expense
• Normal Operating Expense
• Refurbishment/Replacement
• Capital Expenditure/Improvement
• Major Construction

FINANCIAL

• Verification, coding, recording and payment of invoices and bills according to accepted accounting practices, and filing for inspection by owner or his representative.
• Verification of cash receipts from projects against bank statement, reconciliation of bank statement with outstanding checks and NSF checks received from residents/tenants.
• Follow-up on delinquent rents, late rents and bad checks.
• Issuance of a monthly income statement showing detailed breakdown of all revenue, expenses, escrow accounts, and current financial position on either a cash and accrual basis.

PAYROLL

• Calculation and payment of employee wages, Federal and State Withholding Tax, FICA, State and Federal Unemployment Taxes, Worker's Compensation Insurance, general liability and health insurance.
• Issuance of Forms 1099 (Other Earnings Statement for personnel receiving free rent as wage compensation), Form 941 (Quarterly Earnings Statement) for Federal and Statement requirements, W-2 Forms (Employee Earnings Statement) at calendar year end.

DIRECT COST SAVINGS

• Real Estate Tax Review
• Fire and Liability Insurance
• Unemployment Compensation
• Employee Health Insurance
• Dealer Volume Discounts (due to enormous purchasing power)
• Leverage with Local Contractors
• Knowledge of Economical Products, Materials, Supplies and their Sources