Questions
Property management questions, answered
Short, direct answers to what owners, boards, landlords, and residents ask us most.
Working with Comet
How do I pay my HOA dues or rent to Comet Management?
Residents of Comet-managed communities pay online through the Comet resident portal. Go to the Resident Login page on cometmanagement.com and sign in to pay, set up recurring payments, and view your account. If you need help signing in, call our Hamburg office at (973) 823-8240.
How do I submit a maintenance request to Comet Management?
Sign in to the Comet resident portal from the Resident Login page and submit a maintenance request with a description and photos. For emergencies — no heat, an active leak, a fire or safety hazard — call (973) 823-8240 right away instead of using the portal.
Does Comet Management manage commercial properties?
Yes. Comet Management manages commercial property — retail, office, flex, and mixed-use buildings — across northern and central New Jersey, including rent and CAM billing, tenant relations, preventive maintenance, and vendor management. Comet also manages residential rentals and HOA and condominium associations.
What areas does Comet Management serve?
Comet Management serves northern and central New Jersey plus Chester, New York, from its office at 13 Ames Boulevard in Hamburg, NJ. Current towns include Bloomingdale, Brick, Fort Lee, Hamburg, Metuchen, Morristown, Randolph, Ridgefield, Sussex, Vernon, Warren, West Milford, and Chester, NY.
Property management & HOA questions
What does a property manager do?
A property manager runs a property on the owner's behalf: finding and screening tenants, collecting rent or dues, handling maintenance and emergencies, hiring and supervising vendors, keeping the property compliant with local rules, and reporting the finances. For associations, the manager also supports the board with budgets, meetings, and enforcement of the governing documents.
How much does property management cost in New Jersey?
Residential rentals in New Jersey are commonly managed for a percentage of collected rent, often in the high single digits to low double digits, plus a leasing fee when a unit is rented. HOA and condo associations usually pay a flat monthly fee per unit, which drops per unit as the community gets larger. Commercial fees are usually a percentage of collected revenue.
What does an HOA management company do?
An HOA management company carries out the board's decisions and handles daily operations: collecting dues, paying bills, preparing financial reports and budgets, managing vendors and maintenance, enforcing rules, communicating with owners, and organizing board and annual meetings. The board sets policy; the management company runs it.
Should our HOA be self-managed or professionally managed?
Self-management can work for very small communities with experienced, available volunteers and simple finances. Most associations move to professional management once volunteers burn out, collections slip, compliance gets complicated, or major capital projects are coming — a manager brings systems, vendor relationships, and continuity when board members change.
How often does a New Jersey HOA need a reserve study?
At least once every five years. A New Jersey law signed in January 2024 requires most community associations to obtain a reserve study at least every five years and to fund reserves according to its plan. Many boards also update the financial projections in between when costs or interest rates change.
Can an HOA raise dues in New Jersey?
Yes. In most New Jersey associations the board can raise regular assessments when it adopts the annual budget, within the authority the governing documents give it. Some documents cap increases or require an owner vote above a certain percentage. Increases must be adopted at a properly noticed open meeting.
How do HOA special assessments work?
A special assessment is a one-time charge to owners, on top of regular dues, to pay for something the budget and reserves can't cover — usually a major repair or an underfunded replacement. The governing documents set how the board may levy it, whether owners must vote, and how it can be paid, often in installments.
How much can a New Jersey landlord charge for a security deposit?
No more than one and a half months' rent in total. After the first year, any increase is limited to 10% of the current deposit per year. The deposit must be held in a New Jersey bank or savings institution, and the tenant must be told in writing where it is within 30 days.
How long does a New Jersey landlord have to return a security deposit?
Thirty days after the tenancy ends. The landlord must return the deposit plus accrued interest, minus any lawful deductions, with an itemized list of those deductions, by personal delivery or mail. Shorter deadlines apply when a tenant is displaced by fire, flood, condemnation, or evacuation.
Do New Jersey rental properties need a lead inspection?
Most rentals in New Jersey buildings built before 1978 need a lead-safe certification under the state's 2021 lead law. The initial deadline passed in July 2024, and an inspection is now required at each tenant turnover. Certificates are generally valid for two years, and some properties, like certified lead-free units, are exempt.
What is a certificate of continued occupancy for a New Jersey rental?
A certificate of continued occupancy (CCO) is a municipal approval many New Jersey towns require before a new tenant moves into a rental. The town inspects for basic safety — smoke and carbon monoxide alarms, fire extinguishers, handrails, egress, and habitability — and issues the certificate if the unit passes. Rules and fees vary by municipality.
Who do I call for an after-hours emergency at a Comet-managed property?
Call Comet Management at (973) 823-8240. Comet-managed properties have 24/7 emergency dispatch for urgent problems such as no heat, active water leaks, sewer backups, and hazards blocking access. For fire, gas smells, or anyone in danger, call 911 first.
What's included in a property management fee?
A management fee usually covers routine operations: rent or dues collection, bill payment, financial reporting, handling resident calls and maintenance requests, vendor coordination, and regular inspections. Leasing new tenants, major project supervision, legal actions, and extra meetings are often billed separately. Always ask for a written list of what's included and what isn't.
How do we switch HOA management companies?
Check your current contract's termination clause, choose your new manager, and send written notice. The new manager then handles the transition: collecting financial and governing records, moving bank accounts and signatures, notifying vendors, and sending owners new payment and contact information. A typical transition takes 30 to 60 days.
What reports should an HOA board get every month?
A monthly board package should include a balance sheet, an income statement comparing actual spending to budget, bank reconciliations for operating and reserve accounts, an accounts receivable (delinquency) report, a list of paid bills, and a manager's report on open maintenance items, violations, and upcoming projects.
How do property managers handle maintenance?
Good property managers handle maintenance on three tracks: responding to requests from residents, running preventive maintenance on a schedule, and planning major replacements from the reserve study. Each job is assigned, tracked, and closed out with notes and photos, and vendors are chosen for quality and price through competitive bidding.
How do I get a property management proposal from Comet?
Call Comet Management at (973) 823-8240 or use the contact form to tell us about your property. We'll ask a few questions, visit the property, and send a written proposal that lists the services, the fee, and what's included — usually within a few business days of the visit.
How long is a typical HOA management contract?
HOA management contracts commonly run one to three years, often with automatic renewal. The most important clause is termination: look for the right to end the contract on reasonable written notice, such as 30 to 90 days, without cause, and make sure the contract spells out how records and funds are returned.
What happens if a homeowner doesn't pay HOA dues in New Jersey?
The association follows its collections policy: reminders, late fees as the documents allow, a formal demand, and an offer of a payment plan. If the balance stays unpaid, the board can refer it to the association's attorney, who may record a lien and pursue collection in court. For condominiums, New Jersey gives association liens limited priority for a set number of months of assessments.
What is a property inspection report?
A property inspection report documents a property's condition at a point in time: each area and component, its rating, notes, and dated photos, with recommended follow-up. Owners use them to track condition between tenants or seasons, support security deposit decisions, plan repairs, and give boards a record of the common elements.
How should an HOA board hire vendors?
Write one clear scope of work, get at least three bids from qualified contractors, verify their licensing and insurance, compare the bids line by line on the same scope, check references, and vote on the award at a board meeting with the reasoning recorded in the minutes. Then sign a written contract with milestone payments.
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Tell us about your property and we'll build a custom management package around your goals. No pressure — just a clear proposal.