ASSOCIATION MANAGEMENT LAKE OF THE OZARKS

Keys to the Lake is proud to offer Property Management Services to Condominium Owners Associations, Property Owners Associations and Home Owners Associations (COA/POA/HOA respectively) at the Lake of the Ozarks.
Our resume includes properties such as:

• Osage National Condominiums
• Cedar Heights Condominiums
• Loch Haven Condominiums
• Miramar Condominiums
• Timberlake Village Condominiums
• Forest Pointe Condominiums
• Timberlake Master Association
• The Crossings Center
• The Brandon Michael Building

The quality of Keys to the Lake Property Management Services allows owners to have time to enjoy some of life’s simple pleasures without the concern of property maintenance. After all, we believe the beauty of the Lake of the Ozarks is the finest amenity.

We offer a variety of Management Services, which can be tailored to fit your specific criteria.  Required services are determined by the Association's Board of Directors from the list provided herein.  Once the Association has clearly defined these specific requirements, Keys to the Lake will work with the designated Board or Committee Appointee, to establish the precise scope of these services, the time-line in which they will be achieved, and ultimately submit a comprehensive budget for board approval.


The following Professional Management Services are offered by Keys to the Lake:

Accounting/Financial *  To assist the Board in meeting the precise standards of its Fiscal accounting responsibilities with the highest degree of accuracy, using sound statistical methods and generally accepted accounting principals, including:  Budgets, Monthly P&L, A/P, A/R (common assessments receivable, special assessments), Collections (late fees & related), YTD Financial Statements, and to provide documentation and data to Independent CPA for Year-End Reporting.

Administrative*  Efficiently and effectively oversees, designates, controls, and maintains ongoing management and professional administration of the Facilities.  Performs routine inspections, enforces the COA, POA, or HOA bylaws, covenants, declarations, easements, limitations, provisions, and/or regulations (where applicable and at Administrator's discretion).  Provide welcome letter from Association, which includes current copy of the Association's Rules & Regulations (News/updates if applicable).  Maintains accurate files and records for Owners, applicable Association business receipts, and any/all expenditures affecting the common facilities of the Association.

Architectural  To provide the Association with available administrative assistance in coordinating resource acquisition, or utilization, for either the existing facilities or future development.

Activities / Recreation  Events Coordinator to assist or direct the Association with welcome packets, children's functions, social functions, special functions, and desired production of newsletters.

Common Area / Facility Management  To establish and maintain Association approved Standards-Of-Care for all Managed Common Area as it may relate to: cleanliness, decorating, furniture and/or equipment, alteration, arrangement, improvements, replacement, scheduled servicing or repair, as is determined necessary and within the discretion of the Administrator.  To purchase equipment and supplies, schedule all necessary outside services, repairs, inspections, etc. and to provide reports in a timely manner to the Association regarding any Property conditions requiring the attention of the Association.  To regularly perform Building Facility Inspections, to review the Preventative Maintenance, Unit Owner Compliance, and/or Security/Incident Reports on file.

Dock/Marina  To provide the Association with available administrative assistance as the Board may direct, by coordinating resources for providing or contracting on-site employee, manager, or off-site administrative oversight/supervision of Marina Operations.  Or, to provide the Association similar Administrative Assistance with specific requirements involving dock repair, replacement, or dock flotation serving, and/or dock maintenance.

Grounds keeping  To maintain the common area's /ground to include swimming pool(s) maintenance and chemical service, mowing, landscaping, weed control and/or other needed grounds or landscaping preparation/work.

Maintenance  To provide for, contract, maintain and/or install: water, or related water storage facilities, service and/or systems, treatment, waste removal, electric and/or plumbing service, and swimming pool equipment.  To establish and maintain the required standards-of-operation (SOP) with the Association regarding the necessary maintenance and/or repair of any Association Facilities, as the Association determines are necessary and proper.  And additionally, to apply that approved SOP toward an Individual Owner/Unit at such an time when it is unavoidable (in the judgment of the Administrator) for the purposes of protecting the Association Common Area / Property, to take the necessary action (as they may apply to the individual Owner Unit's) to safeguard the Association's interest in the event that maintenance of repair becomes eminent in order to assure that all common area's buildings, and/or any other portion of a common element controlled by the Association is protected.

Security  To contract for and/or offer administrative oversight/supervision to the Association as directed by the Board, for varying levels of security coverage.  (Seasonal / Annual; Drive-thru Patrol, Part-time on Property Guard/staff, Full-time on Property Guard/staff.)

Vacation Rental Management  Individual Owners/Association Members may choose independently to submit their Condominium Unit(s) for out Vacation Rental Program (VRP).  VRP Contracts are made exclusively by and between the Individual Unit Owner and Keys to the Lake Lodging Company, LLC and not automatically accepted, so far as VRP requirements are concerned.

Wastewater Management - Coordination  To contract for and/or offer administrative oversight/supervision to the Association as directed by the Board, for required waste water treatment facilities operation, and/or ongoing treatment/systems inspection, etc.

Keys to the Lake will work with your Board to tailor our Professional Services to suit your Association' specific criteria.  It's our desire to effectively and efficiently provide professional resource utilization, specialized skills, practical solutions, sound controls, and the sustained commitment necessary to meet your required performance goals.



Keys to the Lake's Professional Management Team provides additional information to Board Members and Unit Owners (respectively) as follows:

Developer/COA/POA/HOA Board of Director's (as required)

• Itemized Detail of all agreed services to be provided as stipulated per Association/ Administer Agreement
• Owners Listing (as required)
• Monthly Summary of Assessments Receivable
• Monthly / YTD Budget vs. Actual Expense Reporting
• Monthly Cash Receipts / Journal
• Monthly Check Register / Journal
• Development / Associations Preamble, By-Laws, Declarations, Regulations (as applicable)
• Board Meeting Attendance / Participation (up to 6 per year)
• Meeting Agenda Outlines and/or Detailed Agenda

    Associations Member/Unit Owner

• Association By-Laws
• Rules and Regulations
• Newsletters/Notices/Updates (as applicable)
• Other Services Specified (As stipulated per Association / Administrator Agreement)       

 

Testimonials

I wanted to commend you and your staff on the professionalism Keys to the Lake displays as a Management Company. As a Real Estate Appraiser I am in and out of most all of the Lake Area's Condominium Developments throughout the year. The developments you manage are always clean, I am able to access the units in a timely manner, your on site staff is knowledgeable of the development's amenities, dues and special assessments. Cedar Heights is one of the developments I work in most often and also one of the larger developments at the Lake. I am impressed at how clean and well maintained the grounds are every time I'm there. As always I appreciate Keys to the Lake's assistance.
Jonah Bax Bax Appraisal Services, LLC

Timberlake Village is made up of 112 occupied condos, 15 buildings, 39 residential lots and/or homes, 13 multi-slip docks, 5 pools, several acres of common ground, and is led by 3 separate associations with 9 total board members.  In 2008, when our boards became owner occupied, we felt it was our duty to begin an exhaustive search for the absolute best management company to manage our property and provide superior service to our owners at a fair price.  A great deal of time (over 12 months) was spent reviewing bids, interviewing potential companies, and performing random inspections of properties managed.  In 2009, we informed our ownership, and current developers, that we were making a management company change for 2010.  I can assure you this was not a casual decision.

KTTL took over management responsibilities for Timberlake Village on Jan 1, 2010.  Mark Krantz and his team have not only met our expectations, but far exceeded them.  The quality of service clearly starts at the top with KTTL.  I know Mark visits our complex weekly, something that stood out during our company interviews.  There is a sense of comfort knowing that Mark stands behind the work of his employees and takes the time to visit the properties he represents.  Sherri, our property manager, has made herself extremely accessible and is eager to make certain our owners are happy with KTTL.  Sherri is very responsive to our board members, and quite frankly gets the job done on all levels.  I can't say enough good things about the grounds team assigned to our property.  Our pools are the cleanest they have ever been, the grounds look fantastic, and our owners absolutely love Dave and Shane. Laurie in accounting is fantastic and was very helpful during our transition.  Every request we've made of Laurie has been met with a "can-do" attitude.

When we made the decision to change management companies for 2010, each of our 3 boards signed a 1-year contract to see if KTTL was a good fit.  I can tell you that all 3 of our boards now collectively agree that we absolutely made the right decision with KTTL and it is our desire to enter into a long term relationship with Mark Krantz and his team.  I think that speaks volumes. 

I am happy to discuss with any potential client how satisfied we are with KTTL, and would encourage them to visit Timberlake Village.  I am proud of our complex, and I am confident that we have the best lake management company in KTTL handling our property.
Jim Strunk
Timberlake Village Condo Owners Association - Board President

To whom It May Concern:
My name is Dave Fleming and I’ve the vice president of the Timberlake Master Association Board.  I’m writing to introduce you to and tell you of our experience with Keys to the Lake as our Property Management representative and Mark Krantz and his employees.

Some background, we had a property management team in place for several years and after many problems and disappointments we asked for other management companies to give us bids.  I wasn’t on the board at the time, but after hearing from the current board and their recommendations, I voted to give Keys to the Lake a chance.

This past year has been a learning experience for all of us, the board and Keys to the Lake.  They have stood by and supported us through our issues with our sewer treatment facility, water issues, pool problems and many other items that we had no idea were going to become so complex and consume so much time.  Not once did Keys to the Lake or their employees ever say that things couldn’t get done!  In my opinion, they went above and beyond what I felt was their responsibility to help us through many tough issues.  Mark, Sherri, Dave, Shane, and Laurie have provided our complex with excellent service.  They really care about what happens daily!

We have recently asked Keys to the Lake to submit a bid to stay as our property manager for the next three years.  We have been very pleased with their service, response to our needs, and a genuine concern that things will be done right!  I own other condos around the lake, Keys to the Lake stands head and shoulders above other companies.  If chosen to be your property management representative, I’m sure that you won’t’ be disappointed!
Regards,
Dave Fleming
Vice President, Timberlake Master Association, POA
Timberlake Village Estates

To Whom It May Concern:
I am writing this letter in regards to the Keys to the Lake Management.  I have a condo at the Harbor Point condominium complex, and am currently the president of the association.  I have been a board member for over four years now.
In June 2006, we entered into a contract with Mark Krantz from the Keys to the Lake, to manage our condo complex.  Their duties are to maintain the complex, keep a check on all portions of the buildings, grounds, docks, etc.  Also they manage all collections, payments, and all the book work.  It has been a pleasure working with the Key’s entire team.
Since the Keys have taken over, it has been a much easier and more rewarding position for all of the board members.  All our ledgers and reports are done in a timely fashion, and are easy to understand.  When something needs to be addressed, one phone call is made, and you know it will be taken care of.  Their work is done effectively, and in a very professional manner.
I feel our decision to work with the Keys to the Lake as our management team, was a good one.  I highly recommend the Keys to the Lake to other associations. Thank You!
Leroy Klauser
Harbor Point Condo President

To Whom It May Concern:
Keys to the Lake was hired by Cedar Heights Condo Association to manage the existing 180+ unit project.  The transition was as smooth as could be and the management has been easy to work with.  In the first 6 months they did a very good job, have done what they said they would do, and have a been a pleasure to work with.  Employees have been as good as we expected and very workable. 
I would recommend Keys to the Lake for any complex of this type from my past experience.
Sam Byler
Board of Directors, Cedar Heights Condo Association

To Whom It May Concern:
I have been the president of three office building associations: The Palisades Centre, The Brandon Michael Building and the Crossings for several years now.

We have used Mark Krantz/Keys to the Lake to manage all of these properties.  Both the maintenance and financial aspects have been second to none.  Mark and his organization have proven to be extremely personable, efficient and well qualified to handle this type of operation.
I would wholeheartedly recommend them to anyone looking for a management company. 
Please do not hesitate to contact me for any further information regarding Mark Krantz and Keys to the Lake.
Sincerely,
Ray Salassa