We Received an "A" Grade From Our Owners For Our Property Management Program!
Lewis Realty Associates, Inc. uses a very innovative internet based marketing program for our topsail island rental properties that include strategies such as syndicated advertising on national websites, Search Engine Optimization, Social Networking Intergration such as Facebook, Virtual Tours, Full Page Property pages with tons of information for your potential guests to name only a few.
Lewis Realty Associates, Inc. also has other valuable services such as inspectors after each rental, Security Deposit Insurance protecting your home up to $1500 in damage by tenants on each week, hurricane prep and more.
Please use the links below to learn more about our program, we look forward to hearing from you!
Why join our family?
Many of our competitors charge a commission, then a fee to the owner for this and a fee for that. Not us! All items below are included in the commission we quote you, unless otherwise noted below.
Your property will be marketed on the following (including but not limited to – total of 15 websites!) worldwide internet vacation sites giving you MORE INTERNET EXPOSURE than any other Topsail Island company for NO EXTRA CHARGE:
Logos Not Shown:
HomeAway.co.uk (United Kingdom)
Super Wide Angle Professional Photography at NO EXTRA CHARGE.
Virtual Tour of your property – offering your potential guests the peace of mind of virtual viewing your beautiful home before they booked.
Your property will be inspected on average by 4 people including our own inspectors after each rental – giving YOU Peace of Mind.
No Credit Card Fees passed to our owners.
Direct Deposit of Rental Proceeds.
Online Owner Extra-net allowing you to block weeks online, view statements, view reservations, etc.
Protection against tenant damages with Accidental Rental Damage Insurance – Insurance policy that is a mandatory tenant cost that covers tenants up to $1500 in damage to your property, giving you PEACE OF MIND)
Pre and Post disaster emergency web and email updates
Commitment to honesty and integrity through professional service. We truly value all our owners.
Decorating Consultants available year round*
*Nominal charges may apply
Marketing & Compensation
What is Lewis Realty Assoc. Inc.’s management fee or commission?
Our management fee is very competitive with other area companies. However, it is based after we consider the property, rental potential, location, condition, etc. Again, unlike other companies, we never charge a marketing service fee or a credit card fee to our owners.
How will my property be rented in comparison to other properties on your program?
Our reservationists book homes based on the tenants needs and requests based on the availability of the home. Our computer system displays all available properties based on the inputted criteria.
How is the weekly rate set?
Every fall or when you come on board our program, the property manager evaluates your home, researches comparable rental property data and performance and custom designs a weekly rate plan based your property to help achieve the highest gross rental receipts possible for your home.
How is my proceeds figured?
Automatically based the data we inputted in your account on our vacation rental management computer system. Basically, the Gross Rent minus any repair/maintenance expense, minus management fee equals your proceeds. There are always statements for each check and invoices on any repair/maintenance expense.
When Can I expect my checks?
Our proceeds checks are sent out by the 15 of each month for the prior month’s proceeds. We also have direct deposit available to our owners.
Can I set and how do I set “Owner Blocks” for my personal usage?
Owner blocks are encouraged to be set up with your Owner extra-net, which is an easy process. We do however encourage you to leave the home open during the peak rental seasons to allow for us to maximum your investment, plus fall and spring are beautiful at Topsail anyways!
Do you discount the rate or run specials?
Not usually but occasionally. In the property management agreement, there is an addendum to indicate what percentage you would allow us to discount if the need arose based on a time schedule for open weeks. Anything above that percentage, we must call you on a case by case basis. We always do our homework before recommending a discount and only request it if the property bookings indicate that it would maximum your investment.
Maintenance, Housekeeping, Inspections
Who pays for housekeeping?
On your rate sheet which is attached to the property management agreement, you will notice that the Gross Rent minus Cleaning/Management Fee equals the Owner’s proceeds. Cleanings appear on your statement. The tenants expect the cleaning fee to be included in the rent; our competitors included the cleaning fee in the rate, so to be most competitive we do so as well. Plus, NC State Law does not allow us to charge a separate cleaning fee; it must be bundled into the “Base Rent”.
Who pays for linens?
We ask that the tenant bring their own linens OR rent the linens for Lewis Realty Associates, Inc. We do not supply linens, nor charge you for linens, unless otherwise desired by you. It is a special item to consider providing linens for your guests however.
How is Security Deposits and Tenant Damages Handled?
We charge a non-refundable “Accidental Rental Damage Insurance” fee to every reservation paid by the tenant. The fee purchases an insurance policy that covers you and the tenant to $1500 worth of accidental damages to the property, excepting normal wear and tear. We do not hold security deposits on vacation rentals. Our cleaners and inspectors inspect for damages and maintenance issues after every rental and communicate their findings back to the rental office via digital pictures & cleaning or inspection forms. We then act to correct the issue.
Do I have to pay for small ticket items to be delivered to the home like light bulbs or air filters?
Every time an employee leaves our office there are expenses involved. During the height of the season, we are visiting every single home we manage on one day. We encourage you to stock your home with enough light bulbs, batteries and air filters to last the season and our inspectors will ensure that those items are installed as needed at no extra charge. However, if we must purchase items, we will be invoicing you for those items. We strive to use our inspectors to install the items even when purchased by our company on your behalf to save you service calls. However, if we must call a service provider out, there may be a charge associate. Rest assured, it is rare.
How will I be billed for repairs?
Your monthly statement will reflect any charges to your account along with invoices for such charges. We ask to be allowed to keep $250 for a reserve emergency fund on hand and be able to make repairs as needed for less than $250. If above $250, we call you for approval. Do I have to get a deep cleaning each year? Yes. To ensure satisfaction of the guests and maintain your home, we require a deep cleaning each year before the rental season begins. The weekly cleaners are able to clean the home in the small time allotted each week in between renters more effectively and keep your guests happy.
How is Housekeeping handled? We hire small cleaning companies as independent contractors of our company. We only give them 3 homes each to clean in close proximity of each other. We feel this allows the cleaner more time in your home to ensure cleanliness. If problems are found by the inspectors with the cleaning, the cleaner is called back to the property at no extra charge to you. We also provide the cleaners with a performance checklist to help ensure quality.
Can I prohibit a guest from renting my property again?
In very rare cases with extreme damages or issues, a homeowner may elect to prohibit a guest from re-renting the property. However, this is a very careful decision to make and must be discussed with the Broker in Charge and property manager of the company. Rest assured, we are committed to protect the owner and help to ensure we never have to make that decision.