How do you know which management company is the best one for you? Have you ever stopped to wonder why it is that most management companies insist on including maintenance services in their contracts? The reason, of course, is that they make a lot of money on these services. At Woods Management, we offer a net, administrative, management contract plus maintenance services at cost. This way you make the money on the maintenance services. We contract each service, subject to your approval, to established, reputable companies that are expert in their own field. In this way, you are surrounding yourself with the most capable people. Other management firms use their own staff, who cannot be as experienced as the company that specializes, and they add their profit, which brings the cost equal to, or higher, than the professionals. With Woods, we negotiate contracts for all services and you have complete control. For example, if the landscape service company is unsatisfactory, we can change them. If you have a full service contract and the management company is unsatisfactory, you have to change all of your services, which is drastic.

For a small monthly fee per unit we will do the following:

1. Provide you with monthly financial statements with a wide range of formats, including detailed income statement by period, comparative statements - budget vs actual and even custom formats. We forward a copy of the annual financial statement to all unit owners at the end of the fiscal year as required by law.

2. Provide monthly reports such as a general ledger posted transaction list, trial balance, a list of unit owners with their debit or credit balances, plus availability of many other reports as required.

3. Promptly pay all disbursements from your account. We are bonded.

4. Provide application forms for tenant and new owner screenings and make credit and reference checks at cost.

5. Send out monthly statements or provide payment coupons to all unit owners and collect the maintenance fees and any special assessments. Our computers have the capability of automatic late charge billing on a specified date. We follow through on collection with liens and foreclosure if necessary. There are no legal fees to the association.

6. Prepare the annual budget with calculations for reserves, subject to your approval.

7. The chief executive officer of Woods Managements will attend one meeting per year and if requested, attend additional meetings at $75 per hour. However, we will provide notices, agenda, proxies, sign-in sheets, etc. for all meetings. For the meetings we attend, we will take minutes and forward copies to the Board of Directors.

9. Negotiate all service contracts, subject to association approval, after reviewing bids.

10. Prepare all necessary forms for the conduct of the annual meeting (and any other meetings) including notices of meeting, certificates of mailing, certificates of voter registration, proxies, ballots, sign-in sheets, etc.

11. Review insurance policies, obtain competitive bids, and make recommendations.

12. Negotiate major contracts such as painting and roofing contracts using an American Institute of Architects contract form which protects the association. We do not use the proposal forms from the contractors which are one sided. We obtain bids by sending invitations to bid to only reputable, license and insured contractors with specifications for the work prepared by the manufacturers of the products to be used so that each bidder is bidding on the exact same work. We file a notice of commencement and do not pay the contractor until we receive releases of lien, a contractor's affidavit of payment to laborers and suppliers and a final inspection from the governing municipal or county building department. This protects the association from liens by subcontractors or suppliers.

12. Perhaps the most important service we provide is to make certain that you are always in compliance with the law and with your association documents.

Remember, if you want to be successful, surround yourself with good people. Select Woods Management. There may be larger management companies, but not better. At Woods, you get the personal service of the chief executive officer with 18 years of property management experience.