When you select American City Homes Management Group, LLC as your Management Agent, you join a prestigious group of property owners and investors who rightfully expect consistency and continuous quality in their management services.

The selected Management Team assigned to your specific building or community will be supported by an efficient and experienced organization.  Also, standing behind our management regiment is the abilities and expertise of a committed and knowledgeable team of people whom make up our Executive Staff.

Our systematic, logic-based approach has been developed and streamlined to ensure profitable management efficiency.  Our comprehensive Management Program includes human resources, administrative, financial, physical property management and long range planning.  Our years of diversified experiences have taught us that providing quality service in these areas ensure our clients the best possible return on their investment.

In the many years that American City Homes Management Group, LLC and it’s affiliated companies have been in business, we have managed conventional, government assisted, cooperative and condominium housing programs, we have a strong background in a variety of programs instituted by the U.S. Department of Housing and Urban Development, Michigan State Housing Development Authority, Low Income Tax Credit Housing, Public Housing, multi-family, senior and single-family communities.  We work closely with and have a favorable relationship with all of the above housing regulatory agencies in every state where we do business.

Our clients receive total dedication through progressive and practical long-range planning combined with the incorporation of the most current technological controls. American City Homes Management Group, LLC is dedicated on delivering the professional and comprehensive services required in meeting the needs of our clients.

Our Management Programs are customized and administered by some of the most qualified and experienced personnel in the industry today.

The following pages provide an introduction and brief overview of the services we provide.  We would be happy to meet with you to discuss how our organization can best serve your needs and requirements for the successful operation of your investment.

Our Marketing Services

Well managed and maintained communities promote high occupancy rates.  However, even the best communities may suffer occasional vacancies due to fluctuating economies and variables.  We recognize the importance of consistent high occupancy rates.  After all, your properties = viability depends on it!  To that end, our marketing team and your Property Supervisor will develop a customized marketing plan that is specific to the individual needs of each community.

Our targeted marketing strategies include the following services and functions:

◊ Rent comparables are performed on a regular basis.

◊ Detailed analysis is performed to determine the best approach.

◊ Targeted print advertisements are placed in local newspapers and marketing publications to assure the widest circulation possible to qualified potential renters/owners.

◊ When necessary, creative incentives are utilized to increase potential residents and increase customer interaction.

◊ Establish Resident Retention Programs.

Our Teams collective goal is to minimize vacancy loss, and to achieve full occupancy via qualified and responsible residents.  Our aim is to provide your community with consistent high net operating income.

Our marketing programs include a monthly status reports.  We work closely with the owner in both technical and advisory capacities to ensure the success of the program.  And, as in any qualified marketing program, we recommend adjustments where necessary.  Leases and occupancy agreements are all designed in accordance with applicable regulation and are updated as necessary.

We interview all prospective residents and provide comprehensive screening and provide recommendations to our client/owners.  Prospective residents are provided copies of all pertinent documents.  We also counsel all prospective residents on their rights, responsibilities, and expectations in relation to their residency, and provide a new resident orientation.

And, to further assure your confidence in the team assigned to your community, American City Homes Management Group, LLC requires all Residential Managers to obtain a Real Estate Sales License in accordance with the State of Michigan Commerce Department regulations.

Our Financial Services

Our Financial Division, is comprised of a highly-skilled Accounting Staff, and managed by the Controller who provides analysis of income and expenses in support of the Property Supervisor.  The accounting professional assigned to your community will provide analysis of reserve funding, maintain cumulative cost histories, prepare variance reports, and provides long range planning services to protect the viability of your asset.

This expertise is significant in our ability aid in fiscal recovery of troubled properties.  Property owners can be confident in our financial expertise, investment program knowledge, and that funding sources will be used to enhance the overall fiscal soundness of any given development. 

We routinely provide the following services:

◊ Establish and maintain required bank accounts.

◊ Receive and deposit payments in the appropriate bank account daily.

◊ Post miscellaneous receipts in coordination with the total receivables program.

◊ Maintain a cash receipts journal and daily cash balance record.

◊ Prepare monthly bank reconciliations.

◊ Prepare a monthly cash receipts summary, listing delinquencies, pre-payments, and other necessary information, all included in a comprehensive financial report.

◊ Initiate and maintain the general ledger.

◊ Post cash receipts journal to general ledger at months end.

◊ Initiate and maintain a delinquency procedure to bring about full payment of any outstanding balances.

◊ Send delinquency notices.

◊ Follow-up on delinquent accounts and coordinate with the owner=s attorney per any legal action required.

Institute and control a development disbursement program to include:

◊ Two-party review of all invoices to ensure accuracy.

◊ A check-writing procedure to assure prompt payment in order to obtain discounts.

◊ Verification of goods and services receipt.

◊ Prepare and submit all required government reports.

◊ Prepare a realistic annual budget and monitor monthly expenses compared to cash flow, to assure budget compliance.

◊ Compile preliminary data to assist your independent Auditor in order to minimize the time and effort of the preparation of the annual audit (thereby reducing costs).

Owners are provided complete financial details in monthly packages. These updates detail the prior months = transactions and include the following:

◊ Check Register; listing the amount, payee, and purpose of each check issued.

◊ Schedule of Accounts Receivable; providing the name, amount owed, and action status of any delinquency.

◊ Schedule of Accounts Payable; listing the vendor, amount due, and month incurred.

◊ Cash Flow Summary; itemizing income and expenses budgeted by category, providing a comparison of budgeted and actual expenses for both the current month and year-to-date.

◊ Vacancy and/or Collection loss analysis.

◊ Quarterly Reports summarizing the activities of your community.

◊ A Summary and Analysis of all funds held in various escrow accounts.

◊ Variance Reports which detail any variance over 10% each month.

◊ Occupancy Status Reports.

Our Compliance Services

The Compliance Division provides and oversees daily, weekly and yearly compliance to ensure all developments comply with federal, state, local laws and requirements.  We understand the importance of being in compliance with all agencies and emphasize to our staff the importance of following all requirements that govern the program for the development.

The Compliance Division is important to the continued compliance of the development and the owner’s responsibility to the make-up of the development.  Property Owners, Executive Team and On-site Team can be confident in the compliance capability, comprehension and information resources to enhance the overall ability to monitor, maintain and report accurate information daily, weekly and yearly.

The Compliance Division routinely provides the following services:

◊ Establish and maintain good quality relationships with owners and agencies.

◊ Provide On-site Team Members with sound clarification on any inquiries or discrepancies daily.

◊ Create/Provide all On-site Team Members Property Profile(s) to ensure continues compliance.

◊ Monitor and Audit On-site Team Members Residents’ File.

◊ Track state monitoring website (MITAS) on a monthly basis for staff accuracy and integrity.

◊ Publish regulating documents according to the governing agency requirements. (I.e. Tenant Selection Criteria’s, Leases, Income Limits, Marketing Plans, etc.)

◊ Assist and monitor Marketing in all areas (i.e. new Lease-up, pre-existing lease-up).

◊ Monitor and Follow-up on vacancy status weekly with On-site Team Members.

◊ Prepare and handle audit responses and reporting requirements.
   (i.e.: HUD, MMAM, MSHDA, REAC and etc.)

◊ Develop documents and forms for use by On-site Team Members that meet federal, state  and local requirements

◊ Revise documents and forms as requirements change by the federal, state or local governing authority.

◊ Prepare for external audits by conducting internal pre-audits

◊ Create and maintain new-property setup data on all development.

◊ Perform internal pre-audit on developments prior to taking management
   (See Management Agreement for fees).

◊ Attend File Audit with regulating agencies and syndicators.

◊ Enforce Physical Inspection practices per governing agency requirements.

◊ Prepare and submit all year-end reporting documents for owner to all regulating   agency that govern the development.

◊ Monitor On-site Team Members collection practice weekly to ensure receivables goal   is met monthly.

Facilitate and provide continue staff training (yearly or monthly) which includes:

◊ Schedule private in-house Tax Credit Training and Continuing Education for owners, developers and staff.

◊ Provide in-house instruction, training and retesting on Tax Credit.

◊ Schedule yearly Real Estate Continuing Education.

◊ Coordinate attendees to Certified Occupancy Specialist (COS) Class.

◊ List available training of any courses needed to all Team Members from federal, state, or local governing agencies.

◊ Provide in-house training on Fair Housing Law and Practices.     

◊ Provide in-house training on utilizing governing agency documents and forms.

◊ Provide training on company policies and procedures.

The goal of the Compliance Department is to track discrepancies, stabilize any discrepancies by curing, verifying data, provide educational training to everyone involved in the development, investigate discrepancies, maintain the company compliance integrity without fail and submit all reports and responses on a timely manner.  All of which protect owners from the violation of the Internal Revenue Services and any governing agencies.

American City Homes Management Group, LLC has an efficient/high quality program for the maintenance and repair of the apartments we manage.  Our program is designed to protect and prolong the useful life of the physical structure(s) of our buildings.

Our Maintenance Services

The Building and Maintenance Division provides and oversees an efficient/high quality program for the maintenance and repair of the buildings and units we manage.  Our program is designed to protect and prolong the useful life of the physical structure(s) of our buildings.  It is our intention to maintain and enhance apartment interiors to provide the best condition possible.

We utilize the skills and talents of on-site maintenance personnel to the maximum extent.  Outside contractors are employed in instances for major repairs only.  And, in all repair assessments, American City Homes Management Group, LLC always works to establish an internal solution prior to bringing in outside specialists. Our work-order system is closely monitored to ensure timeliness and complete customer satisfaction.  

Our close management involvement and systematic approach ensures the following procedures:

◊ Complete annual inspections of all building systems, both interior and exterior.

◊ Preventative maintenance programs are designed/implemented based on inspection results, and the physical needs of your building(s).

◊ The savings and cost effectiveness to your community is ensured via bulk purchasing ability and our efficient, pragmatic overall system.

◊ Discounts are also obtained wherever possible due to our ability to negotiate and obtain competitive bidding prices.

◊ Property Supervisors are very active in the development of long-range plans for our communities.

◊ Budgetary concerns, deferred maintenance strategies, funding issues, and equipment needs are all provided on behalf of our client/owners.

Our maintenance team working with their Property Supervisor and our Building and Maintenance Services Director have the ability to create short term and long term projections.  These planning systems are developed to ensure development/investment stability while projecting the future needs of the development.

When employment of an outside contractor is necessary, we will solicit written bids from qualified sources, based on specifications developed by American City Homes Management Group, LLC management.  The bids are all reviewed by internal management and reviewed completely with individual owners.

Our recommendations are based on:

◊ Planned or unexpected cost to your community.

◊ Outside vendor/contractor reputation/experience.

◊ References and review of other work completed by said contractor.

◊ Unique expertise, qualifying characteristics, and positive aspects of each qualified bidder.

Our Fair Housing Policy

American City Homes Management Group, LLC is proud to be one of the leaders in fair housing in the property management industry in the metropolitan Detroit area.  The 1968 federal legislation, commonly called the Fair Housing Act, endeavors to eliminate all forms of housing discrimination based on race, color, sex, religion, and national origin.  In 1988, this law was further amended by including familial status and disabled individuals.

Because American City Homes Management Group, LLC maintains an open and fair policy toward all people, it is imperative that each employee understands their responsibility and accountability concerning fair housing.  Our goal is to treat all people the same in an EQUAL and professional manner.  Professionalism through uniform treatment is the key to achieving fair housing.  It is expected that each employee in our company does not concern themselves with where someone is born, what color they appear to be, what faith they believe in or personal perceptions.  Our only concern is to assure that housing choices are made available equally, regardless of these kinds of factors.

Under regulations publicly declared by the U.S. Department of Housing and Urban Development (HUD), conspicuously placed fair housing posters are required at every community management office.  This means the poster must be placed in a location visible to everyone entering the management office.  You will notice that virtually all our public notices, advertising, brochures and correspondences; both public and private housing opportunities include the fair housing logo, or the equal housing opportunity slogan.  Not only is the fair housing logo required, but its use reiterates to the public a visible commitment to fair housing by American City Homes Management Group, LLC

With this in mind, we request that each employee make a concerted effort to assure that the community offices and each team member demonstrate this same level of commitment on a daily basis.  All correspondences, newsletters, brochures, advertisements, communications, flyers and any materials distributed to residents or to the general public must always display the Equal Housing Opportunity and Equal Opportunity Employers logo and statement.

It is mandatory for each employee in our organization to make a conscious effort to ensure that all people seeking housing opportunities and/or employment information, and all residents and visitors to every community managed by American City Homes Management Group, LLC are treated fairly without regard to: race, age, color, familial status, religion, sex, sexual orientation, national origin, disability, source of income, marital status, any other protected class

The continued reputation of American City Homes Management Group, is affected everyday by the professional conduct of every employee.  WE EXPECT EVERYONE TO ADOPT AS THEIR PERSONAL AND PROFESSIONAL PHILOSOPHY THE PRECEPTS OF FAIR HOUSING AND EQUAL EMPLOYMENT OPPORTUNITIES, WHICH OF COURSE, IS NOT ONLY A COMMITMENT, BUT THE LAW OF THE LAND.

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