Services
Six disciplines covering the full life of a distressed or bank-owned residential asset — contracted together or individually, always under a written scope.
Overview
One firm, one file owner, one invoice
Most owners of distressed residential assets end up managing four or five vendors at once: a preservation contractor, a valuation provider, a brokerage, a legal coordinator and somebody producing the reporting. The seams between them are where cost and time leak away.
Maple REO Advisors closes those seams. A single named asset manager holds the file from intake to closing, and every discipline below is delivered by our own staff or by a trade panel we supervise directly. You receive one consolidated monthly invoice, coded to your loan numbers.
Service 01
REO Asset Management
End-to-end ownership of the asset from the moment title vests. We take custody of keys, utilities, taxes, HOA dues, insurance placement and municipal registrations, then drive the file to a documented disposition decision.
- Title-vesting intake and document audit
- Utility activation, winterisation and account transfer
- Vacant property registration and municipal compliance
- HOA / condominium arrears negotiation
- Insurance placement and claims coordination
- Monthly asset status reporting with cost-to-date
Service 02
Property Preservation & Maintenance
Physical protection of the asset. Securing, debris removal, winterisation, lawn and snow, and repair scopes priced line by line against a published rate card rather than lump-sum estimates.
- Initial secure: re-key, board-up, alarm and lock-box installation
- Full winterisation and de-winterisation to HUD standards
- Debris and personal-property removal with inventory manifest
- Grounds maintenance, snow removal and pest control
- Roof, plumbing, HVAC and structural repair management
- Emergency mitigation for fire, flood and vandalism
Service 03
Valuation & BPO Review
Independent pricing opinions and a second set of eyes on third-party BPOs. We reconcile condition, comparable selection and market absorption before you commit to a list price.
- Interior and exterior broker price opinions
- BPO and appraisal reconciliation memoranda
- Repair-adjusted as-is and as-repaired valuations
- Rental yield analysis for hold-versus-sell decisions
- Quarterly re-pricing on aged inventory
- Market absorption and days-on-market modelling
Service 04
Marketing & Disposition
Listing, negotiation and closing coordination through our Massachusetts-licensed brokerage, with professional photography, floor plans and a written marketing plan for every asset.
- Professional photography, floor plans and drone imagery
- MLS listing, syndication and auction-platform placement
- Offer management, highest-and-best coordination and negotiation
- Buyer qualification and financing contingency tracking
- Closing, title and conveyancing coordination
- Post-closing file archive and disposition summary
Service 05
Occupancy & Eviction Support
Careful, lawful resolution of occupancy. We prioritise negotiated relocation over litigation, and coordinate closely with your counsel where court action is unavoidable.
- Occupancy determination and skip-trace verification
- Cash-for-keys negotiation and relocation agreements
- Notice service coordination with client counsel
- Housing Court schedule tracking and constable coordination
- Post-eviction trash-out and re-secure
- Tenant-in-place lease review under federal and Massachusetts law
Service 06
Compliance & Investor Reporting
Documentation that survives an audit. Every action is logged, time-stamped and reportable in the format your examiners, investors or board expect.
- Monthly and ad-hoc portfolio reporting packs
- Investor-format expense reconciliation and cost coding
- Photographic evidence archive with retention schedule
- Timeline exception tracking against investor guidelines
- Fair housing and safeguarding-of-property attestations
- Annual portfolio performance review with the principal
How we price
We do not publish a single price list, because a winterisation in a 900 square foot ranch and a winterisation in a five-unit brick building are not the same job. What we do publish, to every client, before any work begins, is the basis on which we price:
| Service | Basis | Typical engagement |
|---|---|---|
| REO asset management | Fixed monthly fee per asset | Portfolios of five assets or more |
| Property preservation | Published rate card, per line item | Per work order |
| Valuation & BPO review | Flat fee per opinion | Per asset, or standing quarterly re-pricing |
| Marketing & disposition | Commission on gross sale price | Per listing agreement |
| Occupancy & eviction support | Flat fee plus disbursements at cost | Per occupancy event |
| Compliance & investor reporting | Included with asset management | Standing engagement |
Disbursements — municipal fees, utility deposits, permit costs, constable fees — are billed at cost with supporting documentation attached. We do not apply a markup to third-party disbursements. Full commercial terms are set out in our Terms of Service and Service & Billing Policy.
Have an asset that needs attention this week?
Send the address and the loan number. You will hear back from William Martinez personally, usually the same business day, with a plain assessment of what the file needs and what it will cost.