Management Services
Frequently Asked QuestionsStatements & Online Portal
How is Kellogg Agency organized?
We use a departmental system to organize our business. With a departmental system, you may work with more than one person when you have a question about your home. We assign responsibilities by task. In our office we have a Maintenance Coordinator who handles all aspects of work orders, vendors, and repairs. We have a Leasing Manager who handles all aspects of vacant home advertising, showings, and move ins. Plus, Courtney Warnock and Jennifer Kellogg manage all other tasks.
One of the major benefits to using a departmental approach is that we are all cross-trained and we stay current on activities at all homes. You’ll never have to wait to get an answer about your house when someone is on vacation.
When and how do you pay owners?
Owners are paid via direct deposit. There is no fee for this service.
What can I access via the Owner Portal?
- Owner Packets – all monthly statements with work orders and invoices. Packets are uploaded once per month.
- Documents – leases, your management agreement, etc.
- Payments – make an online payment when funds are needed for your property.
Your online portal is connected to the email address we have on file for you. If your email changes, please contact us.
What if I have a question about my statement?
Please review your statement before contacting us. Many of your questions can be answered by the information available on your statement.
We prefer that you email questions when they occur. Email provides a written record of the conversation. When you email a question we can research the answer before responding. This eliminates long games of phone tag.
Courtney answers questions about statements and accounting: Courtney@KelloggAgency.com
Michelle answers questions about maintenance: Michelle@KelloggAgency.com
Corrine answers questions about leasing and vacant homes: Corrine@KelloggAgency.com
Do I get a 1099 and year end statement?
Advertising
Where does Kellogg Agency advertise my vacant property?
We have a comprehensive advertising program which includes:
- Advertising on our website.
- Paid advertising on Rently.com.
- We utilize a Smart Lockbox System for showings.
- Yard sign at the house.
- We follow-up on all emails and phone calls.
- We prepare lease and move in paperwork.
How much does Kellogg Agency charge for advertising?
We a placement fee of $250 + tax for each vacancy. This fee comes out of the first month’s rent. We don’t get paid until you get paid!
How do you screen tenants?
We use a comprehensive screening process that complies with Fair Housing and other federal, state, and local laws. Owners do not participate in the screening process.
We screen applicants on:
- Income and employment
- Credit score and history
- Criminal Records
Please review our Application Terms & Conditions for applicants.
Can I be involved in the screening process?
Can I do my own advertising?
Utilities
Who pays for trash?
For homes in Albuquerque, tenants pay for trash service through the Albuquerque Bernalillo County Water Utility Authority (ABCWUA).
What is Landlord Standby (PNM & NMGC)?
NM and NMGC have Landlord Standby programs. Kellogg Agency will setup this service for you. It is free to enroll in the Landlord Standby service. Service automatically changes from tenant to owner c/o Kellogg Agency when a tenant moves out. This eliminates re-connection fees.
We manage this program for your property. The bills will come to Kellogg Agency when a property is vacant. We will charge tenants for any portion of a bill that is their responsibility. Owners will be charged when a property is vacant.
Is there a re-connect fee for Rio Rancho Water?
Yes. Thee is a $45 re-connect fee everytime a tenant moves out. This is charged to the owner.
Repairs
How much does Kellogg require for an escrow account?
$500 per property is required if we manage more than one property for an owner.
Can I do my own repairs?
Do you contact me before you do repairs?
Mortgage, Taxes & Insurance
Who pays the mortgage?
Who pays the property taxes?
Rio Rancho Homes: Sandoval County Assessor
Albuquerque Homes: Bernalillo County Treasurer
Who pays for insurance?
What kind of insurance is required?
Kellogg Agency must be listed as “Additional Insured” or “Additional Interest” on the policy.
Evictions
What happens when a tenant doesn't pay rent?
Is there a fee for an eviction?
There are legal filing and posting fees that will be charged to your account and will be charged to the tenant’s account.
Kellogg Agency does not charge a fee to owners to evict a tenant we have placed in the property.
How long does an eviction take?
In NM an eviction typically takes 2-4 weeks.
- Tenant does not pay rent.
- Kellogg posts a 3 Day Notice.
- 4 days later Kellogg files for eviction hearing.
- Hearing date will be scheduled within 1-2 weeks.
- When judge grants eviction, the tenant will be given 3-7 days to vacate the house.