PPM’s Property Management Services ensure that all internal and external performance expectations are achieved by our experienced team members. This division conducts regular site assessments of every property under management by both the Senior Property Manager and the Senior Property Engineer. At PPM, our attention to detail coupled with our stringent personal integrity policies will facilitate peak functionality of all Asset Services.

Property and Business Management Services
• Maximize profits from all sources of income.
• Supervise the selection of all contractor/vendor services.
• Initiate and maintain tenant relations.
• Monitor tenant/vendor/employee insurance compliance.
• Prepare operational plans and annual operating budgets.
• Prepare monthly reforecast as needed.
• Perform annual operating expense reconciliations.
• Provide a yearly evaluation of property tax and any discrepancies.

Property Marketing Services
• Establish an annual marketing plan to maximize tenant occupancy.
• Create a custom marketing plan, product images, a logo and a name.
• Develop a strategy to follow the marketing plan, measure the impact and revise as needed.

Property Accounting Services
• Establish reporting procedures with ownership.
• Establish and maintain financial operating reports.
• Make daily deposits of all revenues.
• Approve project related payables for processing.

Engineering Services
PPM has a 24 hour maintenance staff available to all properties. The senior property manager oversees all maintenance requests to ensure the labor is accomplished in a complete and professional manner at the best available cost. This guarantees that the Owner will not disburse payment for tenant repairs.

Daily/Weekly Inspection Services
• Property inspections of all property components (including monthly night time inspections) by the senior property manager and senior        property engineer, some including the building structure, glass, roof, electrical and plumbing.
• Weekly surveillance of all exterior areas in and around the property’s boundary lines.
• Frequent verification that all roof drains and gutters are free of debris.
• Monitor landscaping for possible irrigation and pest control problems.
• Repair or replacement of common area lighting and electrical fixtures.
• Repair or replacement of common area plumbing and plumbing fixtures.
• Respond to minor tenant requests and follow up with an invoice to the tenants when appropriate.

Our engineering staff is experienced in masonry, drywall, electrical, plumbing, painting, HVAC and miscellaneous building repairs. They are available to prepare suites for occupancy and complete close out inspections after a tenant vacates. PPM staff is a convenient choice to perform small to medium on-site jobs at a cost effective rate.

Our engineering staff is also available for construction projects including:

• Consulting for Property Renovations and Remodeling
• Consulting for Capital Improvements
• Consulting During Contractor Work

To effectively execute our responsibilities, PPM will meet with all clients to develop and mutually agree upon the short and long-term goals and objectives for the asset. The PPM team will prepare a Baseline Management Program based on the established objectives and focus on maximizing the operating cost savings, occupancy and income. We will map out all strategies to achieve this and continually track our progression.

Auditing and Financial Review
The seamless functioning of PPM and all personnel working on our team is a prerequisite to run a smooth building operation. PPM strives to promote optimal efficiency by requiring the following procedures to be implemented:

• Monthly financial statements will be reviewed by a minimum of two PPM Managers, prior to distribution to the Owner.
• To facilitate control of all property operations, annual budgets will be prepared by PPM and provided to the Owner for approval.
• A procedure for rental collections is designated by the Owner and will be implemented by PPM.
• Any and all checks received by PPM will be deposited within 24 hours of receipt.
• Accounts receivable status reports are reviewed and compared to all deposit tickets.
• Bank reconciliations are performed monthly and reviewed by a minimum of two PPM Managers.
• All banking and confidential information is secured by PPM Managers at all times.
• Vendor statements are received and reviewed by PPM Managers for past due balances; all statements are reconciled by accounts payable.
• All checks are compared to the original documents for accuracy prior to mailing.
• Security deposits will be processed based on specific lease requirements and /or Owner requirements and are accounted for through the property’s lease administration program.

Facility Property Maintenance

PPM’s Facility Property Maintenance provides a total package of maintenance services for NNN tenants. This division thoroughly assesses each property to deliver the utmost excellence in serving our clients. The facility property maintenance team strives to achieve a quick turnaround on all jobs while practicing preventive maintenance on a day-to-day basis. Our talented team utilizes their skills and expertise to complete a significant amount of work in house and within budget.

Porter Services
• Pick up all trash, cigarettes butts, etc from the property: parking lot, all landscaped areas, perimeter of property, dumpster enclosure and behind the building
• De-web exterior of the building structure: remove spider webs from window sills, door frames, awnings, etc.
• Remove gum from sidewalks as needed
• Empty all exterior trash receptacles
• Empty all exterior ash urns
• Clean any street level monument signage

Monthly Inspection Services
• Entry areas
• Exterior facade
• Building interior
• Restrooms
• Building structure
• Exterior paint
• Check all walls for damage
• Windows and caulking
• Awnings (support and fastening systems)
• Exterior signage
• All lighting and irrigation photocells and timers
• Roof and gutters (debris, nails, strap, leaves, curbs, flashing, etc)
• Sidewalks
• Exterior light fixtures
• Parking lot & Parking lot lights
• Parking lot reseal & stripe requirements
• Check overhanging trees for trimming along property boundaries parking areas and building.
• Check for excessive oil and algae growth in parking areas and sidewalks
• Check all root systems adjacent to parking lot and building areas
• Dumpster enclosure
• Retention ponds
• Landscaping maintenance & irrigation
• Check all gates, fences and hardware
• Pest control
• Plumbing (traps, toilets, faucets)
• Electrical (outlets, interior light fixtures, exit signs, emergency lighting)
• HVAC Inspection (Visual inspection of filters and condensate lines)
• Interior ceiling tiles
• All interior and exterior doors (hardware, closures, doors, sweeps, threshold, hinges)
• Interior window treatments
• Check certifications of life safety equipment
• Check for water intrusion
• Visual inspection of all flooring and cove base for damage

Window Cleaning Service
• 1-4 times per month
• Thoroughly clean the interior and exterior storefront glass, mullions and sills

On Call Service
PPM will integrate a building maintenance software program for each property to log, manage and monitor on call service requests. All service requests will be assigned a level of urgency associated with the reaction time of our staff.

On Call Service work consists of the following:

Heating & Air Conditioning
• Change filters
• Clean drain pans
• Unclog drain lines
• Replace thermostats with same type

Electrical
• Change interior & exterior light bulbs
• Replace ballasts
• Replace light switches
• Replace receptacles
• Replace circuit breakers
• Replace emergency & exit light fixtures

Plumbing
• Install toilet repair kit
• Plunge toilets
• Repair broken irrigation heads
• Clean “P” traps

Doors & Windows
• Repair or replace exterior door mounted closures
• Caulk windows
• Repair thresholds
• Repair hinges

Pest Control
• Spray exterior for pests

Miscellaneous Repairs & Maintenance
• Fence and gate repairs
• Replace stained ceiling tiles
• Reglue loose vinyl base
• Minor drywall repair
• Touch up painting
• Reset time clocks
• Stucco repairs
• Repair window blinds

Janitorial
• Pressure washing
• De-web exterior of building
• Clean roofs, gutters & downspouts
• Clean exterior signage

Emergency Services
• Install plywood for broken windows
• Water extraction
• Remove damaged drywall
• Remove fallen trees, branches