$60 per applicant, each adult who will be on the lease/living in the property must apply.

A security deposit is a charge made at the time of paying for the first month’s rent which is used to cover any potential damage to the property, and the cost of cleaning at the end of your residency. The deposit cannot be used for the last months rent. The transmittal is a document that is required to be sent out within 30 days of the move our date that goes over the security deposit refund, any cost of repairs that is being deducted from the amount, and the remaining amount that goes to the tenant, it also has invoices attached to back up any charges due. The property must be cleaned; reasonable wear and tear is expected. The lawn and shrubs must be maintained during your residences and at move-out. We do require that all carpets be professionally cleaned.

A complete application should take no more than 48 hours to process. Applications that are missing documents (bank statement, ID, earning statements) will not be processed until it’s complete.

Since we manage homes for hundreds of different homeowners, each homeowner may have a somewhat different standard for tenant selection. You need to have:

• A combined verifiable income of three (3) times the monthly rent (ex. $2400 income/3=$800)
• Three most recent years of favorable rental references or home ownership.
• No evictions in the past five years.
• No open bankruptcy
• Positive credit history is required if there are credit blemishes you may be denied or required to provide a co-signer/guarantor.

All properties are offered subject to the Federal Fair Housing Act which makes it illegal to advertise any preference, limitation, or discrimination based on race, color, religion, sex, country of national origin, handicap, or familial status.

Security Deposit must be paid as soon as possible. The property remains available for viewing until a security deposit is paid by an approved applicant.

The security deposit will hold the property for 10 days. Once paying the security deposit, lease-signing and rent payment must take place within 10 days or the security deposit is forfeited and the property is put back on the rental market. All funds are non-refundable once payment is made. If you decide not to move-in for any reason, you will forfeit any monies paid and could be held responsible for the term of the lease.

Rent will be pro-rated at the time of move-in, meaning you will only be charged for the number of days left in the month. This is true excepting the last week (7 days) of the month at which time you will be responsible for paying the upcoming full month’s rent with the option to pay the current month’s pro-rated rent (of 1 to 7 days) at that same time or between the 1st-5th of the next month.

All lease holders must sign the lease before the keys will be released.

Utilities must be transferred within 48 hours of lease-signing or you may experience an interruption in service and be billed for usage.

Rent is always due on or before the first of each month. A 5% late fee is assessed on the 6^th. Rent payments must be received in the office by the 5^th of the month to avoid a late fee. If the 5^th should fall on a weekend, late fee charges will be assessed to the account on the first business day thereafter. Accounts are viewed for eviction on the 6^th.

A return check fee of $35 is assessed to your account along with a late fee charge, should payment be returned as NSF.  Should there be two NFS in a 12-month period, tenant will be required to remit payment by certified funds only.

Late fees and legal fees are assessed to all residents fairly and equally. No late fees, legal fees, or NSF fees will be waived.

Renters insurance is required on all rental properties managed by LMS Upstate Property Management.  ResdientShield Protection Plan is offered to all tenants. With the Masterplan, the monthly insurance premium will be paid with your rent.

We perform a detailed move-in and move-out inspection where we record the entire premises. Any damages not mentioned during the move-in inspection will be withheld from your security deposit upon moving out.

Once the property is ready/clean, your application is approved, the lease is signed, and the first full month of rent plus any applicable prorated rent is paid.

• Pay online through your tenant portal.
• Mail the payment, but payments sent by mail are considered received once it arrives to our office and not by the envelope’s postmark date.
• Bring payment to our office.

To visit your tenant portal please select the Tenant Tab and log into your account. If you have not created a password select the option to change your password.

We troubleshoot most issues with the tenant but some work requires a professional. Your lease agreement outlines the parameters for maintenance approvals. For maintenance emergencies, please call our office at (864) 216-8758. Renters are responsible for changing air filters every month. Damages caused by neglect of the property by the renter, will be at the renter's expense. Smoke detectors are provided by the owner, but batteries are the responsibility of the tenants.

Note: Any time a maintenance problem results from tenant-related damage or misuse, you will be charged for the cost of the repair. Examples of such damages include finding foreign objects/matter clogging the plumbing lines, a tripped breaker causing power outage, a clogged air filter causing the heat/air to not work properly, or a broken sewer line due to driving over it, just to name a few.

Once you have signed a lease with LMS Upstate Property Management, you are responsible for fulfilling the terms of the lease agreement in its entirety or until we have found a new, qualified resident.

If a tenant leaves prior to the expiration of the lease term date, they forfeit their security deposit and is required to pay two month’s rent, as a termination fee. Any damages that may be incurred while the tenant was in the home will be billed to the tenant, as additional damage. If the tenant does not pay the amount due within 60 days, the balance will be turned over to a collection agency for further collection.

Property owners reserve the right to restrict breeds from their property, the number of pets, or enforce a no pet policy. If approved, there is a non-refundable pet deposit of $200 per pet and monthly pet fee of $50.00 per pet. All pets must be approved prior to occupancy and purchase, after occupancy.

Please note, this does not apply to State and Federal law governing “service animals” and “emotional support animals”, those animals are not legally considered pets, and therefore pet policies do not apply. If you have an ESA we do require documentation including vaccination records to be sent in with your application. Please note that your ESA must comply with pet rules in your lease agreement and does not waive your responsibility for your ESA’s behavior and damages to the property.

There are multiple ways to contact the management office: By calling the office number at (864) 216-8758; email at [email protected]; and via the online Tenant/Resident Portal. Management is available by any of these means to help with any questions you may have.  We also have an After-Hours Emergency Hotline that residents can call if there is an maintenance emergency occurring after normal business hours.

Normal wear and tear includes anything that can be damaged by normal usage such as minor marks on the walls, faded paint, toilet flappers, sun-damaged blinds, and carpet being worn out, not damaged.

Many investors begin their rental property journey in the hope of developing a passive and reliable source of income. They soon discover that managing a property can easily become a full-time job. That’s why hiring a property management team is a wise decision. Here are a few ways hiring HI Property Management can benefit you:

• Better tenants, thanks to our approach to marketing and screening
• Potential for more profit due to higher rent and lower costs
• Less stress and more time flexibility
• Partners who understand leasing laws that help protect your investment
• A buffer between you and your tenants

As soon as the management agreement is signed, by all parties.  We do hassle-free electronic signings.

Each management agreement is tailored to the specific property and the resources it will require, with a minimum term of one year.

Tenant screening is one of the most critical aspects of managing a property.  We put great emphasis on this part of the process to make sure you get the right tenant.  Our tenant screening process includes:

• Credit History Check
• National Background & Criminal Check
• Identity Verification
• Rental History Review
• Employment and Financial Verification

Once this information is obtained, we contact you, the Owner, to go over the tenant’s qualifications, providing you with our recommendation. Ultimately, you make the final decision on the tenant.

You will receive your funds shortly after your tenant pays the rent. Rental funds must clear tenants bank account before we can begin disbursing funds. It usually takes five business days for such clearance.  If paid on time, you receive your funds between the 10th and 13th of the month by direct deposit. You will also receive a monthly statement detailing your account activity on the date of the deposit.

Yes! Our online owner portal is designed to provide you with everything you need to successfully oversee your property, including:

• Monthly account statements
• Year-end Profit and Loss
• Lease Documents
• Property Management Agreement
• Property Inspection Reports
• Move-In and Move-Out Walk Through Reports

The portal is updated in real time and an email notification is sent to you when monthly statements post.

We sign 12-month leases.  After the first 12 months, we reassess the property conditions, market value, and tenant’s payment history before renewing.

Security deposit is determined by a tenant’s qualifications, risks and pets. However, South Carolina law stipulates that a maximum deposit of 3 times the monthly amount of rent can be collected. Once a tenant is screened, we will go over the rental application with you and make a recommendation for the security deposit. The minimum security deposit we collect is one month’s rent, which is paid upon signing.

The rent is due on the first of each month and is considered late if not received by the 5^th (not postmarked). A late fee is imposed om the account on the 6^th of each month and the property manager will contact the tenant for payment. If payment is not received, LMS will start the eviction process in accordance with State and Federal laws.

If the tenant(s) leave prior to the expiration of the lease term date, they forfeit their security deposit and is required to pay two month’s rent, as a termination fee. Any damages that may be incurred while the tenant was in the home will be billed to the tenant, as additional damage. If the tenant does not pay the amount due within 60 days, the balance will be turned over to a collection agency for further collection.

We know what works and what doesn't. We've developed a comprehensive marketing program that has worked well. One of our tactics includes extensive online advertising through social media and other featured marketing services such as, realtor.com, zillow.com, Trulia.com, Hotpads.com, and homes.com.

We can never say with certainty how long it will take to lease a property. Many factors include location, time of year, price, quality of the applicants, and just being in the right place at the right time. We have an extremely low vacancy rate and the average property leases in less than 30 days, in the slower fall and winter months it can be longer. Although vacancies can be unsettling, we follow our process until we find the right tenant.

To attract the highest quality tenant, it is imperative that the property be presented in a clean, well-maintained, and move-in ready condition. Maximizing rental income is a key component of a sound investment strategy, and the overall condition of the home plays a significant role in marketing effectiveness and tenant placement.

Property owners are encouraged to take proactive steps in preparing the home, including a thorough cleaning of the interior, applying fresh paint in neutral tones, and ensuring that all appliances, fixtures, and mechanical systems are fully operational. The addition of window coverings, such as blinds, can further enhance the property's appeal to prospective tenants.

Exterior maintenance is equally important. The lawn should be recently mowed, edged, and free of weeds, with all leaves and debris removed. Shrubs and flower beds should be trimmed and cleaned to present a neat and orderly appearance. Please be advised that tenants should not be expected to bear the cost of chemical treatments, verticutting, or lawn seeding.

We are available to consult with you on recommended improvements and can assist in aligning property preparations with your budget and investment objectives.

Often owners will set rents based on how much they need to cover their mortgage, on how much they want, or on what they heard another home is getting. These methods almost always create problems. Arriving at the appropriate rent level can be a complex process that must take many factors into account. This is one of those areas in which hands-on experience comes into play.  Contact Us

While this is determined by each homeowner, there are a few things to keep in mind when making that decision. Statistics indicate that 75% of renters of single-family homes own pets, a smaller amount in duplexes or apartments. Restricting pets may reduce the number of qualified applicants. It is often preferable to consider allowing pets with additional non-refundable pet fee, plus an additional charge per month per pet. If you allow pets, the tenants will sign pet addendum outlining their obligations.

Our repairs department sends the relevant vendor to diagnose and resolve the necessary maintenance work – depending on their level of expertise and the work that the repair requires.

Yes. Many of our owners and investors are contractors, handymen or live locally who wish to perform repairs and maintenance at their properties.  Simply indicate your preference in our property management agreement and our maintenance staff will communicate with you when maintenance is necessary.

Yes! We work with many home warranty providers and their contractors to resolve maintenance issues at properties. Simply provide your policy information in our property management agreement and we’ll direct maintenance requests to them.  If there are delays on the part of the home warranty to repair essential services, Owner assistance will be necessary.

Inspections included in the management fee are: Exterior (drive-by) Quarterly and Interior (Semi-annual).  Should the owner require more frequent inspections, it is $75 per inspection.

You will receive a monthly management statement that includes income and expenses, we provide annual expense reports and IRS required 1099 Forms.

Per our agreement, all owners must have adequate property, liability, and fire insurance.

The owner is protected from damage to the property (on a small scale) by the security deposit charged upon move-in. Key PM also requires tenant liability insurance from the resident to cover large-scale issues and works with a third-party collection company to collect on past due amounts owed by residents. We offer a third-party rent guarantee insurance as an optional coverage, please inquire with your property manager for more information.

Because we are confident in the services we provide, we do not charge a cancellation fee or require an at-cause cancellation. We do require a 30-day written cancellation notice.  All fees must be paid during that time.

Single-family homes, condos, townhomes, multi-unit apartments complexes and duplexes, office buildings, commercial strip centers, industrial, community association management and property owner’s associations.

Management Fees: Ranged from 8% per unit for management of more than two properties and 10% per unit for management of up to two properties.

Leasing Fee: A one-time fee of 50% of the first month’s rent to find and secure reliable qualified tenants for your property. Renewal fees are a flat fee of $125 per renewal.

Commercial Property Management:  Fees vary based on the size and complexity of the property. Typically, rates fall within the competitive range of 3.5-6% of the gross collected rent.

Community Association Management: Fees vary based on the size of the community, amenities and scope of services required.  Fees are typically calculated based on the per-door rate for your community. Average

LMS Upstate Property Management office hours are Monday through Thursday, 9 AM to 5 PM; Friday 9 AM to 4 PM; and by appointment only Saturdays. We are closed on all Federal and Banking Holidays. For urgent matters outside of these hours, please contact us via email or through our website contact form.