Management Services

Who We Are

Empire Properties, Inc. is one of Tallahassee’s fastest-growing full-service real estate sales and property management companies. Locally owned and operated by Michelle Shaw, a licensed real estate Broker, the company is built on 30 years of experience in the acquisition, management, and protection of investment properties throughout Tallahassee and the surrounding areas. As an investment property owner herself, Michelle understands firsthand what it takes to preserve, enhance, and maximize the value of your real estate assets.

We prioritize personalized, high-quality customer service. Every management and maintenance program is tailored to meet each client’s unique needs—whether that includes immediate maintenance solutions, long-term preventative planning, or comprehensive budgeting and accounting support.

Empire Properties is dedicated to improving our clients’ financial outcomes through strategic planning and disciplined expense control. Each management plan is designed with both short- and long-term goals in mind, ensuring stability, performance, and transparency. Monthly and annual reports keep our clients fully informed about the status and direction of their properties.

To ensure complete peace of mind, all occupants and clients have 24/7 access to a member of our team for emergency support and assistance.

In short, we meet our clients’ needs by providing:

Fast, 24-hour responsiveness to maintenance requests
Efficiency and cost-effective solutions
Consistent protection and enhancement of the property image
Strong communication and relationships with tenants and vendors
Safeguarding of assets through proactive management
Effective expense control and planning
Accurate, timely financial reporting

Empire Advantages

At Empire Properties, our experienced staff is dedicated to helping owners meet—and exceed—their investment goals. Through economies of scale, strategic planning, and disciplined expense control, we deliver immediate improvements in financial performance. By leveraging our expertise, resources, and deep industry knowledge, we maximize your return on investment while reducing your workload. Most importantly, as your active partner in maintaining and enhancing your property, we provide true peace of mind.

Key Owner Benefits

Reduced and controlled property expenses
Improved and well-maintained property image
Timely, accurate, and transparent management reporting
Access to an extensive network of trusted vendors, services, and qualified tenants

How We Meet Your Needs

We fulfill our clients’ expectations by providing:
Comprehensive and professional property management reports
Ongoing consultation and updates regarding service needs, major repairs, and preventative maintenance
Prompt, reliable responses to resident requests
Effective marketing and leasing strategies led by trained professionals

From the Client’s Perspective

Our services are tailored to fit the specific needs of each owner, focusing on:

Efficiency and cost-effective operations
Preserving and enhancing property appearance
Strong relationships with residents
Safeguarding and improving property assets
Careful expense monitoring and control

Management Reporting

Owners receive:

Monthly Financial Statements
Year-End Cash Flow Reports
Additional customized reports upon request

New Rental Property Initial Services

Empire Properties, Inc. is pleased to offer the following initial services:

A detailed comparative rental market analysis
Completion of a comprehensive property data sheet
Professional digital photography for marketing materials and flyers
A personalized consultation with an experienced property manager
An initial property inspection
Strategic recommendations for effective marketing
Expert guidance on property preservation and liability reduction
Estimates for any necessary preparation or improvement work

With the combined experience and dedication of the Empire Properties, Inc. team, you can trust that your investment is in capable hands.

Thank you for considering Empire Properties, Inc. for the leasing and management of your real estate investment. We look forward to the opportunity to support and grow your portfolio.

Marketing Your Rental Property

As an Empire Properties client, your rental benefits from continuous, strategic marketing designed to attract quality tenants quickly. Our marketing efforts may include:

Online listings featured on www.empireproperties.com
A company-generated availability list shared via fax, email, and printed handouts
A prominent rental sign placed on the property
Professionally designed flyers displayed in our office and distributed through our extensive network
Posting on additional high-traffic rental and real estate websites

There is no additional charge for standard advertising services unless you request a specialized or custom ad campaign.

Leasing Your Rental Property

To minimize vacancy losses, Empire Properties makes extensive use of pre-leasing. All prospective residents must meet established qualification standards, and a thorough background screening is conducted for every applicant. Our evaluation process includes:

Income Verification: Applicants must show verifiable income of at least three times the monthly rent, or provide a qualified guarantor (such as a parent) to secure the lease.
Credit Screening: A full credit report is obtained for each applicant and must meet our minimum credit criteria.
Criminal Background Check: A complete criminal and background review is performed.
Rental History Verification: We contact previous and current landlords to confirm how the applicant maintained their property and to verify rental payment history.
Employment Verification: Employers are contacted to confirm income, employment status, and length of employment.

A refundable security deposit is collected and held in a non-interest-bearing escrow account on your behalf. The balance of this account is reported monthly on your Owner’s Statement.

All approved residents sign a single lease agreement, making every party jointly and severally responsible for all terms and conditions of the lease.

Rent Collection

Rent is due on or before the first day of each month. A five-day grace period is provided before any late fees are assessed. If rent remains unpaid on the sixth day, a Three-Day Notice is issued to the resident. At that point, both the tenant and any lease guarantor are contacted and instructed to submit payment immediately.

The costs associated with collecting delinquent rent are covered by the tenant’s late fees, not the property owner.

If rent is still unpaid after the Three-Day Notice expires, an eviction may be initiated. Written authorization from the owner is required before any eviction action takes place. All eviction proceedings are handled by a local law firm to ensure compliance with all applicable laws and regulations and to guarantee a timely, professional resolution.

Owner Statements

Owner statements and distribution checks are issued during the third full week of each month, typically around the 25th. Each owner receives a detailed accounting of all property activity for the month, including rent collected and invoices paid. For added convenience, we also offer electronic deposit of owner funds.

At the end of the year, we provide a comprehensive Annual Cash Flow Report along with all necessary documents to assist with tax preparation.

Property Turnover

When a new resident moves in, a Property Inspection Form is completed with the property manager to document the unit’s condition. At move-out, the property is inspected again, and any changes in condition are repaired as needed and charged against the resident’s security deposit. Both move-in and move-out inspections are fully documented on video for accuracy and protection.

Typical turnover expenses for owners may include re-keying, touch-up or full painting, and, over time, flooring replacement.

Please note that the last month’s rent is held to help offset turnover costs.

Empire Properties does not charge additional fees for standard move-in or move-out inspections. A $75 fee applies only when extra inspections are specifically requested.

After the initial lease term:

A $200 renewal fee is charged when an existing resident renews their lease.
A $300 leasing fee is charged when securing a new tenant for a new lease.

There are no additional charges for advertising or inspections unless the owner requests specialized services.

Maintaining Your Rental Property

Maintenance services are performed by independent contractors who meet the standards required for our approved vendor list. Because Empire Properties provides a high volume of work to these vendors, we often receive discounted rates, and all savings are passed directly to our owners.

If a maintenance issue is caused by resident damage or neglect, the cost is charged to the resident’s account and becomes due with their next month’s rent.

Each property maintains a $200 reserve fund, which belongs to the owner and is fully accounted for in monthly statements. Owner approval is requested for any maintenance expense exceeding $150, unless the repair is an emergency requiring immediate action.

Copies of all invoices are kept in each property’s file and itemized on the monthly Owner’s Statement. These records are stored securely and may be accessed by the owner at any time. (A $10 fee applies if invoice copies need to be mailed.)

Management Fees

Until your property is leased, no management fees are charged. Once occupied, our management fees are as follows:

1–9 units: 10% of rent collected (minimum $50)
10–30 units: 9% of rent collected
31+ units: Negotiated rate based on portfolio size

For each property’s initial leasing, a one-time start-up fee equal to half of one month’s rent (minimum $300) is charged. This fee covers the cost of the comprehensive services provided during the onboarding and leasing process, including:

Establishing all necessary owner and property accounts
Arranging vendor bids and coordinating required services
Setting up your property in our management and accounting systems
Configuring direct deposit for owner distributions (optional)
Coordinating minor maintenance items as needed (at cost)
Supervising vendor work to ensure proper completion
Conducting and recording the move-in inspection
Processing and disbursing vendor payments

Additional Fees
Lease renewal fee: $200
New tenant leasing fee: $300
Special request inspections: $75
Invoice copies: $10