# Duluth Property Management (DPM)

> Full-service residential, multi-family, and UMD / St. Scholastica college rental property management across Duluth, Minnesota and the Twin Ports region. Managing 144+ doors across single-family homes, duplexes, multi-family buildings, and licensed student houses with Minn. Stat. Chapter 504B segregated trust accounting.

## Core Facts & Business Identity
- **Company Name**: Duluth Property Management LLC (DPM)
- **Managing Broker / Broker of Record**: Michael Hoffman (MN Real Estate Broker License #40616883)
- **Back End, Technology, Systems Architecture & Growth**: Preston Hedlund
- **Operations & Resident Services**: JoAnn & Duluth Field Maintenance Team
- **Primary Market**: Duluth, Minnesota and greater St. Louis County
- **Service Areas**: Duluth (55802, 55803, 55804, 55805, 55806, 55807, 55808, 55811, 55812 — Woodland, Chester Park, Kenwood, East Hillside, Lakeside, Congdon, Piedmont, West Duluth), Hermantown, Proctor, and Cloquet.
- **Brand Standards**: Navy (`#1A2A3A`) & Rust (`#B7410E`) identity. Full Fair Housing Act compliance. Equal Housing Opportunity.

## 5 Differentiating Operational Pillars in Duluth
1. **College & Multi-Roommate Rental Specialty (UMD, St. Scholastica & LSC)**:
   - Early academic-cycle renewal and pre-leasing pipeline locking in student groups months before the May/June turnover window.
   - Proactive City of Duluth Multi-Tenant Rental License, fire/life-safety egress, and legal bedroom occupancy-cap tracking.
   - Direct resident qualification (strictly no parent cosigners) and 100% online AppFolio portal rent collection.
2. **Structured Roommate Lease Swaps & Partial Turnovers (`GL 4415` / `GL 2101`)**:
   - When 1 or 2 roommates graduate while others remain, DPM executes a formal Roommate-Swap Addendum that screens incoming replacement tenants, preserves the continuous joint-and-several lease and intact `GL 2101` security deposit escrow (`...0339`), charges the swapping tenant a `$300/person` Lease Change Fee (`GL 4415`), and protects the owner from full-turnover vacancy placement fees on partial swaps (`<=50%` turnover).
3. **Radical Monthly Packet & Vendor Invoice Transparency**:
   - Enhanced Monthly Owner Packets published on the 5th of each month with personalized plain-English commentary from Michael Hoffman, JoAnn, and Preston Hedlund.
   - Every original contractor and utility invoice is attached inline at the back of the monthly PDF packet and inside the 24/7 AppFolio Owner Portal, with explicit Work Order (`WO-XXXX`) citations on any repair exceeding `$350`.
   - Two-Sweep Monthly Payout Schedule: Statements published on the 5th, primary owner ACH distributions initiated on the 6th at 9:00 AM, and a second-sweep settled-ACH catch-up payout on the 8th/9th.
4. **Proper Maintenance Budgeting & Multi-Year CapEx Roadmaps**:
   - Working fiduciary maintenance cushion (`$250–$500/unit`) held strictly inside the owner's segregated Landlord Trust subledger (`...8673`), never taken as a fee.
   - Pre-winter boiler/furnace tune-ups, hillside drainage audits, RUBS utility billback auditing (`Minn. Stat. § 504B.216` / `GL 4471`), and multi-year CapEx ROI planning (LVP transitions, legal bedroom additions, duplex conversions).
5. **Future Plans & PropTech Asset Protection Roadmap**:
   - **Winter Freeze, Water Shield & Keyless Turnover Protection**: Optional cellular-backed, `-30°F`-rated leak and furnace-plenum sensors (zero reliance on tenant Wi-Fi) that automatically shut off the main water valve in under 30 seconds during a pipe burst or vacant winter freeze-out, paired with cold-weather smart keypad deadbolts on DPM's master keyway.
   - **24/7 Instant Leasing & Portfolio Telemetry**: Instant AI-assisted prospect speed-to-lead, automated St. Louis County tax/license verification, and real-time utility anomaly detection.

## Service Offerings & Fee Structure
- **Monthly Management Fee**: 8% to 10% of collected rent only (`$0.00` management fee suppressed during vacancy).
- **Full-Turnover Tenant Placement Fee**: 50% of first month's rent (backed by our 21-Day Leasing Guarantee).
- **Partial-Turnover / Roommate-Swap Fee**: `$300/person` Lease Change Fee paid by the swapping tenant (`GL 4415`); prorated partial-turnover owner fee when `<=50%` of the household swaps.
- **Outside Vendor Maintenance Markup**: 0% (exact wholesale invoice pass-through with original receipt attached).

## Minnesota Legal & Fiduciary Standards
- **Segregated Fiduciary Trust Accounts**: Owner Rental Trust (`...8673`) and Resident Security Deposit Trust (`...0339` / `GL 2101`) strictly segregated from corporate operating funds (`...9727`).
- **Security Deposit Accounting (`Minn. Stat. § 504B.178`)**: Automated `1%` simple annual statutory interest accrual and strict 21-day post-move-out itemized disposition statements.
- **Eviction & Notice Compliance (`Minn. Stat. § 504B.321`)**: Full adherence to Minnesota's mandatory 14-day written pre-eviction notice and St. Louis County District Court procedures, backed by up to `$2,000` in Eviction Protection coverage.

## Contact & Live Links
- **Company**: Duluth Property Management LLC (DPM)
- **Address**: 3178 Elm Road, Duluth, MN 55804
- **Telephone**: (218) 310-8914
- **Email**: office@duluthpm.com | Accounting: ap@duluthpm.com
- **Owner Cash-Flow & Fee Audit Funnel**: https://www.duluthpm.com/owners (Live Edge Mirror: https://duluth-property-management.pages.dev/owners)
- **Google Business Profile Review Link**: https://www.duluthpm.com/review (`https://g.page/r/CT6K92caN7PJEBM/review`)