Services & Fees
Property Management
Leave unpleasant and time-consuming administrative and rental duties to Divine Investments. Our firm offers efficient condominium association and rental property management to simplify your life. With going on 20 years of experience, we have the proven track record to minimize vacancy rates and assess a property's short and long term repair needs. We can help identify what the upcoming capital improvement projects will be as well as assist in creating a budget to fund them. Likewise, we can work hand and hand with you to prepare your property for sale or maintain long term as an investment property.
Rental Property Management
Divine Investments provides a variety of services to both single- and multiunit-dwelling owners. Property management contracts are custom fit to meet each owner’s individual needs. From out-of-state owners not interested in handling any aspect of their property to live-in owners just needing a rental agent, Divine Investments handles it all.
Sample Management Contract — Full Service
| On-Call Service
Full Range Service
This service is the most comprehensive and is intended for those owners who want as little do with their property as possible. It includes the following:
- Attending to property maintenance or repair. Client may request approval of subcontractor for specified work.
- Responding to any tenant problems including notice of late rental payment and evictions.
- Maintaining accurate and complete books with respect to all expenses and receipts associated with the property. Upon execution of this contract, expenses will be transferred into the Manager’s name and tenants will send their rental payment directly to the Manager.
- Providing a monthly expense statement to the client.
- The cost of this service is generally 8 to 10% of the total monthly rent roll; this can vary slightly depending on the number of properties or units each client owns or the degree of upkeep of any individual property. The 8 to 10% fee is based on the total potential rent roll of any one property and is a flat fee not affected by the number of vacancies in the building.
On Call Service
For clients wishing to handle their properties’ finances and rent collection themselves, this service eliminates problem calls from tenants. Any tenant problems would be handled directly, as well as building maintenance. The cost of this service is less than the “Full Range” but depends on the number of units. It generally runs around $65.00 per unit per month.
We are happy to just rent your apartment, condo, home or commercial space and there is no obligation to also use us as your property management company.
Tenant screening All tenants will undergo the following checks:
- Credit checks
- Public record checks
- RI criminal
- Income verification
- Past landlord referral
- Commercial tenants may be asked for a business plan, professional references, copies of tax returns depending what is applicable for their stage of business.
Showings & Advertisements. We will advertise your rental on the following websites and if suitable will use a good old fashioned sign on the property as well.
- Divine website
- RI Living
- Zillow
- Craigs list
- East Coast Property Network & LoopNet (Commercial)
Lease Preparation
- Divine has a sample lease available that can be customized for your tenant.
- Divine is happy to move your tenant in and collect first month's rent to be sent to you after.
The fee for this service is equal to a three-fourths month’s rent of the available unit. For instance, if the unit were rented for a $1000.00 a month, then the rental agent fee would be $750.00. The client will be billed for all advertisement expenses. The fee for a commercial rental is 8% of the annual rent.
Sample Contract -
Rental Agent Agreement
Condominium Association Management
Divine Investments can meet condominium associations' needs. The following provides a list of some services typically provided in a contractual agreement:
- Collection & Record Keeping of All Fees, Payment of Bills, & Maintenance of a Checking Account in the Association’s Name
- Management of All Maintenance & Contracts Relating to Common Areas, as well as Handling Preparation of Bid Specifications & Receiving Quotes on Related Work
- Attending Meetings upon Request by the Trustees — a Monthly Letter Will Be Prepared & Sent to All Members Highlighting Any Issues or Concerns, Describing the Nature of Upcoming Repairs or Unforeseen Expenses, including a Monthly Income Statements
- Codes & Regulations of the Association Will Be Enforced | Divine Investments Will Also Act as a Liaison between the Association & Third Parties, Such as Attorneys, Accountants, & Contractors
- Finally, Overseeing the Budget throughout the Year, including Ensuring That It Is in Keeping with the Association’s Cash Flow on a Regular Basis
- Sample Management Contract — Condominium Association
Did you know we walk through every unit we manage twice a year? This helps reduce liability as we check for missing smoke detectors, mold/ mildew, hazards, general upkeep of the unit.
Brokerage Services
Residential Brokerage Services
We offer honest and competent realtor services for first time buyers, seasoned repeat buyers or if you need to sell your home or condo. Start with us, stay with us and grow with us.
Buying
Selling
If you are interested in selling your home whether it’s a single family home, condo or multifamily, the first step should be a market analysis. This provides a snapshot of what comparable properties have sold for in the recent past and what price current comparable properties are being listed at. A more in depth analysis will also consider pending and withdrawn listings and how many days any of these listings were on the market. All of these factors will help determine what price your home should be listed for.Allow us to walk through your home and make suggestions what improvements would help or what repairs should be made prior to listing. We are happy to refer you to any of our vendors who we use regularly through the property management arm of our business in order to obtain estimates of how much repairs and improvements will cost. Remember almost every buyer will want to have their own independent inspection completed of your home and this can make or break a deal.
This process must begin with financing and the pre-approval process. We are happy to refer you to our network of lenders or even if you need the additional first step of correcting your credit.
We can explain the benefit of different first time buyer programs or VA loans. For the commercial investor, we are familiar with local lenders who specialize in small business or construction loans.
With financing in place, your search will begin and we will assist you no matter how many showings it takes to find the right place!Commercial Brokerage Services
Informed help to find the right investment property
Hands on knowledge of rental markets
Preparation of property cash flow statement or
Investment prospectus
Marketing services if you need to sell
Office & commercial rentals. We can both list your commercial lease or sale as well work as your agent to secure a commercial property as a purchase or lease. Decades of experience in the commercial industry working with all types of clients from a lease for a church to the purchase of a distressed rehab in Olneyville conversion to office space project.
Hands on knowledge of rental markets
Preparation of property cash flow statement or
Investment prospectus
Marketing services if you need to sell
Office & commercial rentals. We can both list your commercial lease or sale as well work as your agent to secure a commercial property as a purchase or lease. Decades of experience in the commercial industry working with all types of clients from a lease for a church to the purchase of a distressed rehab in Olneyville conversion to office space project.
Remember one call does it all. Once you own it, you will need to go no further for property management. We do it all. Let us!
Consulting
Hourly based services are available for assistance in decisions regarding purchases, development, maintenance issues, increasing cash flow, or managing a budget. Or, out of state investors interested in a second opinion on a particular neighborhood or area.
$85.00 per hour by appointment.
$85.00 per hour by appointment.
Avoid unnecessary headaches while saving valuable time and resources
with our residential property and condominium association management.