Frequenty Asked Questions
- Rental History
We call the applicant’s current/previous landlords and ask about the applicant’s payment history, whether there were bounced checks, late payments, unauthorized roommates, pets, noise, damage, etc. If the former landlord is a private home owner (instead of an apartment manager), we pull the County tax record to verify that the person listed as the landlord is in fact the owner of the former rental property.
- Employment Verification
We request the previous two check stubs. Income must be at least three times the monthly rent to qualify.
- Criminal Background, Eviction and Terrorist Database Search
We perform a Criminal Background check on each applicant as well as an Eviction History search and Federal Terrorist Database search.
Do you charge a "setup" fee?No, there is no setup fee.
Do you charge a markup on maintenance invoices?No, we do not mark up maintenance or repair invoices.
Does your Office have an After-Hours Drop Box?Yes.
Amelia Island Office
The drop box is located at the front of the building, to the right of our main doors,
around the corner.
It is highly encouraged that you pay your rent online; available at anytime with a
checking or savings account via the Tenant Portal.
How big is your property management company?There are 5 of us…
David Longobardo, Manager
Lee Richardson, Leasing Agent(Licensed Florida Real Estate Agent)
Brad Holland, Maintenance Manager
Cameron Bowers, Property Manager
Jane Collins, Accounting
In selecting a property management company in the Amelia Island, Fernandina Beach, Yulee or North Jacksonville area, you will find companies of various sizes. The advantage to a "small organization", like ours, is that you have a small team of professionals that always knows every detail of your property.
How do you determine the rent value of my home when it needs to be rented?Each time your home comes up for rent, we will perform a market analysis to determine how much homes similar to yours have been renting for recently. Once we determine a starting value, we add or subtract based on the time of year, competition from other available rental near yours, the condition of the property (older vs. newer carpet, age of appliances, floor plan, etc.), and other relevant market factors.
As a general rule, we believe it’s a good idea to price your rental property at or slightly below market value and get it rented quickly. Vacancy is your worst enemy and we work hard to prevent excess vacancy loss.
For example, a home with a market rent of $1,195, if placed on the market for a more optimistic $1,250, only has to remain vacant about 2 weeks longer than it otherwise would have to completely erase the additional $660/yr. that the $1,250 would have achieved.
How does Chaplin Williams Rentals handle repair requests from tenants?
All non-emergency repair requests are reported to us in writing, as required in the lease agreement. We provide tenants a convenient online form to submit repair requests. We strive to respond to and complete most ordinary repair requests within 1 to 3 business days. Our general rule of thumb is this; if something has happened, or is about to happen, that will disrupt your ordinary monthly cash proceeds by more than $250, we will let you know about it.
How fast can I expect my work order to be completed?Please allow 7 days for non emergency and 1-3 days for urgent matters
How long have you been managing real estate in Nassau and Duval Counties?Dee Chaplin, one of the principle owners of Chaplin Williams Rentals has been managing real estate for other for over 30 years. In 2004 Mrs. Chaplin and her business partner Hugh Williams separated their real estate and rental businesses creating Chaplin Williams Rentals as a company solely devoted to property management services throughout Nassau County and Northern Duval County. Today Chaplin Williams Rentals team of professionals continue the principles of solid Professional Property Management.
How much of my money do you hold in reserve for repairs?$300 is held in your account at all times, to be used if needed to pay for a repair after your rent proceeds have been dispersed.
How much security Deposit will you require from new tenants?We collect and hold in escrow a minimum one full month of rent. If a prospective tenant fails one of our many different criteria he or she may post more security to compensate. If such ever happens you, as the owner, will be notified and able to accept or reject the tenants’ application.
How strictly do you enforce the lease agreement after the tenant moves in?
We enforce the lease very strictly, including late fees, pet policy, unauthorized occupants, vehicle limits, HOA Rules, lease term, and all other terms and conditions of the lease agreement. If we become aware of a lease violation, the tenant promptly receives a violation notice and is required to cure the violation to avoid further action.
How will prospective tenants be screened and qualified by your property management company?We require tenants to provide at least two years of good verifiable rental history (or proof of home ownership), good credit, criminal history and verifiable income at least 3 times the monthly rent.
Most good applicants will sail through the screening process and be approved. Otherwise, the screening process may reveal "red flags" which we look into further. Commonly, an applicant may qualify based on income and rental history, but have poor credit. In some instances, if we think the applicant is a reasonable risk, we will offer them approval with additional security deposit.
I did not have a pet when I moved in; may I have a pet now?First, email us with your request for a pet. Do not move a pet into the property without permission. Chaplin Williams Rentals will contact the owner and submit your request. If the owner does allow the pet, a non-refundable pet fee will be required and a pet addendum must be signed
I did not have a pet when I moved in; may I have a pet now?First, email your Property Manager of your request for a pet. Do not move a pet into the property without permission. abcHOMES will contact the owner and submit your request. If the owner does allow the pet, an increased security deposit and fee will be required and a pet addendum must be signed.
In which areas do you offer property management services?In Nassau County we provide property management services to Amelia Island, Fernandina Beach, Callahan and Yulee. In Duval County we service the North Jacksonville area along 9A and 295 from Fort Caroline to the Airport.
Professional Property ManagementAre you looking for a Property Manager in the Amelia Island, Fernandina Beach, Yulee or Jacksonville area to manage an existing rental home or an investment property you own or are about to purchase? Below you will find answers to some common questions regarding our property management services. These are questions you should ask any Property Manager you are interviewing. If you have questions not answered below please feel free to contact our office by calling 904-261-0604.
Under your turnkey system of property management, how informed then will I be about what’s going on with my property?Our general rule of thumb is this; if something has happened, or is about to happen, that will disrupt your ordinary monthly cash proceeds by more than $250, we will let you know about it.
An example would be that we receive a 30-day notice from your tenant, and therefore a turnover, along with related expenses, is pending and we want you to be informed and prepared for it.
Another example would be that your A/C unit has failed during the middle of a hot summer; we’ve determined that the 12 year old compressor needs replacing and have initiated the work to replace it. We’ll call to let you know what has happened and the expected financial impact on the following month’s statement.
What are the benefits of using a professional property manager in Nassau or Duval Counties?Utilizing the services of a Professional Property Management Company in the Amelia Island, Fernandina Beach, Yulee or North Jacksonville area relieves you from the burden of unexpected and untimely tenant and repair issues. It also provides you with a tested and true vendor team (via your property manager) to handle repairs and maintenance issues at your home. Having a Property Manager handling the details of managing your rental home allows you to focus your time and talents on other matters instead of worrying about your Amelia Island, Fernandina Beach, Yulee or North Jacksonville area rental property.
What are your fees for managing homes?Our Management Service is 12% of the monthly rent collected, with a $100.00 per month minimum. Our Leasing and Procurement fee is $255.00 each time a new tenant is located. This covers all marketing and showing expenses and an Attorney prepared Lease drafted specifically for your property. Our Lease Renewal Fee is a $100.00 flat charge each time a lease renewal is executed with an existing tenant.
We have market tested property management companies in our area and determined not only our fees to be lower, but the level of service greater than our competitors.
What bills will you take care of getting paid for me, related to my rental property?
We will pay your recurring HOA dues, lawn service and any other bill or invoice generated as a result of repairs, utilities or other services to your property with the exception of mortgage or insurance payments.
What do I do in case of emergencies?The following are some types of real emergencies. These are situations in which Management should be contacted immediately. Please use your best discretion for those situations not listed.
- When security has been breached or is threatened by burglary, vandalism, or other disturbances. Please contact 911 immediately, and then call us.
- Lack of heat in Winter — when outdoor Temp is below 40 Degrees
- Damage caused by wind, storm, fire, which directly impacts the safety of your unit inside or out.
- Flooding caused by Plumbing Breakdown.
- Back-up of sewer or other sanitary facility.
- Electrical failures or short circuit
- Inoperable door or window locks.
We accept all other non emergency maintenance requests 24/7 online via the
Please note that it is the responsibility of our residents to handle the
- Unclogging toilets and drains
- Replacing light bulbs
- Replacing smoke detector batteries
- Flipping circuit breakers
- Flipping Ground Fault Circuit Interceptors (GFCI, GFI, Outlets in Bathrooms and Kitchen)
Any charges incurred by vendors due to the above tenant responsibilities will be added to the tenants obligations the following month.
What do I do to Add or Remove a Roommate?The first thing to note is it is a requirement of your lease that everyone living on the premises is on the lease. It is also important to note that once on a lease we are not legally obliged to allow a removal.
With that said, in some area roommates are common and we will accommodate whenever possible. The key notes are:
- All Roommates must apply and pay the application fee. Fill out an application for any listing and we will attach it to the approved property.
- There is a $100.00 Roommate Fee. This fee is payable up front and covers up to one addition and/or one deletion.
- We do not process damage deposits with roommate changes. You will need to sign a document stating the damage deposit stays with the original lease and the leaseholders will need to determine who pays the deposit. Upon move out, one Security Deposit check will be issued. Made jointly payable to each person listed on the Lease.
- Again, it is a lease violation to not follow this process, subject to eviction.