Property Management

No Start up Fees, No Termination Fees, No bull, No small print,

 No False promises, No lengthy contracts just good old fashioned service

  at Villa4Less!

MOST IMPORTANTLY WE DON'T CHARGE ANY JUNK FEES!!!

 

New owners or owners looking to switch companies for a better service should take a moment to read through this introduction!!

Whether you are a first time buyer embarking on your Florida home adventure or a seasoned and perhaps disillusioned homeowner looking to change your existing management company you will find that we at Villa4Less will come as a breath of fresh air!

We do not apologize for this rather lengthy introduction to our services !!  Unlike our competitors we wanted to give you as much information about ourselves and services right from the start. This is how we do business ! Nothing hidden, no small print, no bull, just honest good old fashioned service with all of our cards on the table from the start, including our prices and a copy of our management contract!   We have nothing to hide! So please read through the following information. It will probably answer most of your questions and if it doesn’t then just ask away! We are more than happy to help!                                

Our company has American and British partners so we have a good understanding of our home owners needs from both sides of the pond!

Our staff also speaks fluent Spanish which is invaluable when dealing with our South American guests.

We are currently seeking further homes to satisfy the increase in rental enquiries that we have been receiving.

 

We fully understand that this is a very competitive industry in the Central Florida area and appreciate that we have to devote ourselves to our business, guests and clients in order to thrive.

We therefore base our fundamental policies on honesty, openness and integrity.

We have a simple contract with our home owners stating each party’s responsibilities written in a way that everyone can understand. No sneaky clauses, no long term commitment, if you are not happy with our services then simply give us 30 days notice with no penalties or cancellation fees etc.

 

Forward thinking company

 

We have the latest state of the art software and reservation system. Guests can book a home on line directly from our website with just a few clicks. Home owners can also enter their own bookings on the software, view statements etc.

Homes are listed on multiple websites to increase probability of someone viewing your home. We answer rental enquiries immediately and work extremely hard at obtaining quality bookings for your home.

We attend all local seminars run by the tax authorities and hotel licensing officials to ensure we are fully compliant with current regulations and remain in good standing with them. We find that by doing so they are very helpful when we do have any issues that need to be resolved.

We even employ the services of a retired tax inspector to assist with the licensing and sales and tourist taxes. She can be a very useful ally to have in case of any unforeseen problems or for owners coming on board who have had past problems that need to be resolved!

 

We care about the detail!

 

We only manage homes within the Disney area and we know all of the individual owners personally and many have been friends as well as "business partners" for many years. You are never just a number with Villa4Less!!!

We take great care with all of the owners guests and don't just book them in and forget about them. We always make contact throughout their stay to make sure everything is in order. Having this personal relationship means that we know each home intimately and can provide a much more personal service for our owners and guests. This in turn leads to many repeat guests; some have been using our homes for their vacations and business trips for many years.

 

Honesty from the start

 

We tell it like it is!!!

Many other companies will promise what ever you want to hear just to get you on their books for management. We will answer any questions you have with honesty, openness and integrity. Often the answer you hear will not be the one you hoped for or expected but we want to start off as we mean to go on with no hidden or misleading statements or claims, promises that cannot be fulfilled, unrealistic claims of rental returns etc. 

We will supply you with details of the services we offer and what is and what isn’t included in the price. We believe this is the best policy because this way everyone involved is aware of their obligations and responsibilities right from the start.

 

Chances are that you have probably received similar proposals from other management companies but how many others have been up front with you from the start? What have they got to hide?  Many will "dress up" their services with fancy names such as "Butler service" etc. but at the end of the day it is property management pure and simple no need to give it a fancy name to justify excessive charges!!

There may be some companies who will offer slightly lower rates (but not many) but please be aware you will probably be charged quite heavily for ongoing small repairs and services which will more than make up the small difference !! For example charging for turning pool heating on and off is a favorite “sneaky” charge often applied!

We will match our competitors’ rates if they happen to be cheaper!

 

 

Two way partnership

 

We like to think of our relationship with our home owners as a two way partnership both the owners and ourselves aiming to achieve the same goals. We understand that owners differ in many respects. For example some owners like to spend their time in the home carrying out repairs and decorating while others just want to leave it all to us. Some want to attain maximum rentals by working hard at it themselves in partnership with us, and others are happy with a minimal amount of rental traffic, some want no guests at all in their homes and simply want us to look after it in their absence. We are happy to work with all of our owners to meet their particular requirements.

 

Types and choices of management companies

 

There are many management companies in the area but very few actually invest any time or money in advertising or promoting the homes that they manage. Many will tell you that they do not “get into that side of things” or that they will “put your home on our website”.  Most of you with your own website will already know the chances of a potential guest actually hitting your website are very, very slim, just do a Google search for Florida villa or similar and see how many pages come up !!

At the other end of the scale you will come across the “guaranteed rental” companies that will “guarantee” a certain number of weeks or a rental income amount per year. The latter is obviously the most appealing to home owners but the income derived from the bookings is generally very low as they are sourced via the major tour operators who negotiate the rates down very low. They will often restrict your own use of the home as well. They will also only want to book all of the peak periods out which you could probably do yourself anyway. And typically any “guaranteed income” is quickly swallowed up with additional costs. Please also be aware that a number of these companies have gone under in the last couple of years leaving home owners and guests seriously out of pocket.

 

We like to place ourselves somewhere in the middle. We pay to advertise our owners’ homes on the best advertising websites and constantly looking and trying other websites on which to promote our owner’s homes.  This ensures a steady stream of quality enquiries and more importantly at a fair market price. We do also deal with some travel agents and booking agents as well as other management companies. This means that our owners’ homes obtain a good mix of bookings from different sources. We have many repeat guests requesting the same homes year after year which is something you won’t get with the tour operator booking as they are not generally allocated a particular home and have no personal contact with the home owner or the management company, just the tour operator 

 

For owners who wish to maximize the rentals on their homes we do not unlike many make

any rash or exaggerated promises. We do however work very hard at obtaining rentals for

those owners that require them.

We have worked hard over the last 12 months in advertising, website updating, acquiring

good web addresses and search engine optimization etc. 

 

There are many management companies in the area to choose from and making the right decision is crucial. 

The final choice of course will be made by you. There is not much to choose from regarding costs of services between management companies in the area, they are all more or less about the same. In fact the industry is so competitive that prices of having your Florida home managed have remained pretty much the same for a number of years!!.                                              

 

Unlike many other management companies we do not restrict the amount of use that you have of the home yourself or when you wish to use it or rent it out yourself, in fact we actively encourage it!! And of course if you do secure your own rentals there is no commission due to us!

We will still look after your guests in the same way.

WE NEVER FORGET THAT THIS IS YOUR HOME, NOT OURS!!!

We can advise owners of the different methods of advertising their own home that need not cost a lot of money, in fact there is a lot of free advertising to be found that can be quite productive.

We are available to speak to when you want to and reply to phone calls, e mails etc. promptly.

Other Services

• We offer free estimates for additional services that we can offer including the following
• House painting, tiling, re grouting, carpet services
• Pressure washing
• Vertical and horizontal blinds
• Interior design, Furniture packages and upgrades
• Voip phone installation allowing free calls to UK and 60 countries worldwide at less cost than you are paying for a local calls only service.
• Plumbing services, additional bathrooms etc.
• Carpentry services
• Games rooms
• Pool heater replacements and repairs
• Air conditioning service and repair
• Swimming pool equipment repair
• Swimming pool re surfacing
• Pool screen replacement
• General handyman services
• Electrical repair and service
• Locksmith services
• Tree trimming services
• Carpet cleaning

The list goes on….you name it we can probably accommodate!

 

We endeavor to use our own workforce wherever possible to carry out repairs, maintenance etc. This helps keep the costs down to our homeowners. On occasions when we do have to use contractors we will only use those that are licensed and that we have previously used or been recommended to. 

Unlike our competitors wanted to give you as much information as possible right from the start and we would like to thank you for taking the time to read our rather lengthy introduction!!

We will be more than happy to answer any questions that you may have.

 

The following pages give more information regarding costs of our services and more detail of what you would and would not be paying for in these services

 

Warmest Regards

Villa4Less

 

Please contact us with any questions no matter how silly you think they are and we will be happy to help!!

 

 

What is the cost of Villa4less management services?

 

 

Monthly management fee for pool homes                          $100

         

Monthly management fee for condos/townhomes             $75

 

Pool service monthly charge                                             $80

 

Lawn service monthly charge                                            $80

 

Pest control service monthly charge                                  $25

 

A/c filter monthly charge                                                   $10

 

Commission or fees for any owner bookings                     $0

 

Commission on any bookings that we achieve is 20% of base rental. We absorb the guests’ credit card charges in this fee which is normally 3-5% and we also use a portion of this fee to market your vacation home. So in reality we are charging around 10-12% commission

 

Some of the above services may be included in your Home owner’s association fees. In these cases simply deduct the cost of these services

 

We will happily match any of our competitors rates should they happen to be cheaper (unlikely but you never know!)

 

Owners that require our full range of services each month normally totaling at $295 we offer a discounted rate of $275 for all above services.

 

We are happy to mix and match the above services if for example you have your own lawn guy we do not insist that you use our services. However in  such cases we accept no responsibility for the actions or quality of third party workers employed by yourselves.

 

My monthly pool service. What’s included and what’s not?

 

Included services

 

·        Pools will be serviced weekly

·        Test of water chemical balance will be carried out and balanced with necessary chemicals (chemical cost is included in price)

·        Skimmer baskets and filter will be washed out

·        A visual check of all pool equipment will be made for damages, leaks etc.

·        Pool deck will be hosed down and tidied

·        Check of pool heater will be made to check temperature setting

·        Any defects or concerns will be reported to management office

·        Top up pool water level if required

·        Pool will be vacuumed/brushed as required

·        Bugs, leaves etc will be removed from pool   

 

Not included

 

·        Repairs to non functioning pool heaters

·        Any leaks from pool pipe work, pumps or fittings

·        Pool structure leaks

·        Faults with pool pump timers and valves etc.

·        Faults with pool pump or motor

 

My lawn service. What’s included and what’s not?

 

Included services

 

·        Cutting of lawn area

·        Edging of lawn area

·        Trimming of shrubs

·        Weed killer treatment of  flower bed areas

·        Blowing of grass clippings from pathways and doorways

·        Reporting of any defects/problems

·        Check of operation of sprinkler system and settings

·        Trimming of plants inside pool screen area

·        Twice a year fertilizing of lawn

 

Not included

 

·        Special lawn treatments

·        Sprinkler repairs

·        Trimming of large trees and palms

·        Re mulching of flower beds

·        Replacement plants

·        Lawn pest treatments

·        Additional landscape work

·        Re sod of dead areas

 

My pest control service. What’s included and what’s not?

 

Included services

 

·        Monthly spray treatment of inside of home

·        Monthly spray treatment of outside perimeter of home

·        Repeat visits at guest/owner request for specific problem until resolved

·        Spray treatment of any visible wasp/hornets nests on exterior of home

·        Spray treatment of visible spiders

 

Not included

 

·        Termite control (this would have to be carried out by specialist termite company)

·        Rodent infestation including but not limited to mice, rats, possums, raccoons etc. (We will deal with minor occurrences but a serious infestation requires specialist company)

·        Reptiles including but not limited to snakes, frogs, lizards (Although we are generally happy and able to deal with most of these if a guest or owner calls)

·        Ants nest removal (Again we can normally take care of small nests without the need to call specialists)

·        Wasp / hornet nest removal (Again we can normally take care of small nests without the need to call specialists)

 

 

 

If you don’t like what we do then simply leave! No penalties or fees just 30 days notice and you are free to go!

We are confident that we are among the very best in management companies,  nobody cares more about their business and clients than we do!

 

Go on give us a call or drop us an e mail, we would love to hear from you!!

 

1 800 619 5970

407 436 2906

UK callers call 01344 206485 between 1pm and 11pm UK time

Or e mail us at info@villa4less.com

 

Thanks again for taking the time to read about our services!