Who at BreakThru Realty looks after a family office’s property day to day?

Licensed staff of the brokerage, supervised by its broker, rather than an outside management company. Where possible they are the same people who ran the acquisition, so the building, the tenants, the association and the contractors are already known. The office has one named contact for management as it has one for acquisitions, and both work from the same data room.

What appears on a monthly owner statement from the brokerage?

Rent received and outstanding, every expense by category with the invoice filed in the data room, the balance held in deposits and reserve, the status of each lease and renewal, open maintenance items with their expected cost, and anything waiting on an approval, grouped by owning entity. A vacant residence receives the same statement with the inspection log in place of the rent roll.

What happens when a repair exceeds the approval limit in our management agreement?

Nothing is spent until the office approves in writing. The request sets out the problem, the options, quotes for anything substantial, the recommendation and what waiting would cost. The only exception is an emergency that threatens the property or a tenant’s safety, where the brokerage acts first, documents everything and reports the same day.

Where are tenant deposits and repair reserves held?

In the brokerage’s escrow account, which Florida license law requires to be separate from the brokerage’s operating funds, reconciled monthly and subject to state inspection. Each entity’s money is held and reported separately, the balance appears on every statement, and deposits are returned or claimed within the deadlines the Florida landlord-tenant statute sets.

How is a vacant estate looked after during hurricane season?

From a written plan prepared before June: shutters or impact protection confirmed, vessels and vehicles secured, the generator fueled and tested, contractors on call and the insurance reviewed in the spring, because carriers stop binding once a storm is named. After a storm the brokerage inspects and photographs the property, prevents further damage, files the claim and reports to the office in one note.

Private Client · Oversight

Property Oversight and Management Reporting for Family Offices

In-house management by licensed staff, monthly statements, and approvals that stay within written authority

Owning property in South Florida from somewhere else means trusting someone with the keys, the money and the storm plan. BreakThru Realty manages the homes and rental property it acquires for family offices through its own licensed staff rather than passing them to a third party, issues an owner statement every month in the office’s format, spends only within the authority the office has given in writing, holds deposits and reserves in a Florida brokerage escrow account, and reports to whoever the office designates, from the controller to a trustee.

BreakThru Realty · Founder and Broker of Record: Tyson E. Sam, Florida License 3565210

Set Up Oversight · Our privacy standard

Managed by the Brokerage’s Own Licensed Staff

Florida treats leasing and rent collection for another person as real estate activity that requires a license, so the people who manage an office’s property here are licensees of the brokerage, supervised by its broker, and accountable under the same license law as the people who bought the asset. That is also why management stays in-house: the staff who ran the acquisition know the building, the tenants, the association and the contractors, and nothing is lost in a handover to a firm that has never seen the file. The management page for athletes on this site describes the same service from a different owner’s point of view; the mechanics are identical.

Monthly Owner Statements

On the same day each month the office receives a statement for each property, grouped by the entity that owns it, in the format its controller asked for. It shows the rent received and from whom, any rent outstanding and what has been done about it, every expense by category with the invoice attached in the data room, the balance held in reserve and in deposits, the status of each lease and each pending renewal, open maintenance items and their expected cost, and anything that needs an approval. A vacant residence gets the same statement, with the inspection log in place of the rent roll. The year-end package goes to the CPA in the form the CPA specifies.

Approvals Within Written Authority

The management agreement sets an amount below which the brokerage may spend on routine repairs without asking, and above it nothing is spent until the office approves in writing. An approval request carries the problem, the options, at least two quotes for anything substantial, the recommendation and the consequence of waiting, so the person approving can decide from the request alone. The one exception is an emergency that threatens the property or a tenant’s safety, such as a burst pipe or a failed roof in a storm, where the brokerage acts first, documents everything and reports within the day. The office can change the limit at any time, in writing, per property or across the portfolio.

Reserves and Deposits Held in Escrow

Tenant security deposits, advance rent and any repair reserve the office funds are held in the brokerage’s escrow account, which Florida license law requires to be kept separate from the brokerage’s own money, reconciled monthly and open to inspection by the state. The office sees the balance on every statement and can ask for the reconciliation at any time. Deposits are returned or claimed within the deadlines and in the form the Florida landlord-tenant statute requires, with any dispute referred to the office’s attorney, and the brokerage never uses one property’s reserve for another’s expense, even within the same office, because each entity’s money is that entity’s money.

Vacant Homes: Checks and Readiness

A seasonal residence that stands empty through a South Florida summer needs looking after, and so does the insurance policy on it, which can restrict cover when a home is unoccupied for longer than the policy allows. The brokerage sets a written schedule of walkthroughs with a dated, photographed log: water shut-offs checked, air conditioning and humidity settings confirmed, roofs and ceilings inspected for leaks, pest activity, pool chemistry and equipment, landscaping and irrigation, the generator exercised, gate and alarm systems tested, and the mail cleared. Before the household returns, the home is opened, stocked and staffed to the brief, and the log goes into the data room so the office can see what was done and when.

Storm Preparation and Recovery

Hurricane season runs from June through November and the plan for each property is written before it starts: who closes shutters or confirms impact glass, how vessels and vehicles are secured, when the generator is fueled and tested, which contractors are on call for the days after, and how tenants are informed. Once a named storm is in the forecast, insurers stop binding new policies, so coverage is reviewed in the spring, not in August. After a storm the brokerage inspects and photographs each property, mitigates further damage, files the claim with the office’s insurance broker, meets the adjuster, and reports the state of every asset to the office in one note rather than many.

Reporting to Whoever the Office Designates

Some offices want statements sent to the controller and nothing else; some route everything through the chief financial officer, a trustee or outside counsel; some want the principal to see a one-page summary and the staff to see the detail. The office writes down who receives what and how, and the brokerage follows it. Reports go by secure link rather than attachment, the data room holds every statement and invoice for the life of the engagement, and when the office changes its people or its systems, the format changes with them. The point of oversight is that the office knows the state of every property it owns here without having to ask.

Our Privacy Standard

A confidentiality agreement before the first conversation: Ask and a mutual non-disclosure agreement comes to you or your representative before any detail is shared, and it covers everyone at the brokerage who works on the file.
Your name stays out of our marketing: BreakThru Realty does not use a client’s name, likeness, team or transaction in its advertising, social media, website or press, before or after closing, unless the client asks for it in writing.
Showings by appointment with verified buyers only: When you sell, your home is shown only to buyers whose identity and proof of funds or pre-approval have been checked, by appointment, with personal items and photographs put away beforehand.
Address withheld from internet display where the MLS allows: A seller can ask for a listing’s address to be kept off consumer websites within the rules of the multiple listing service, and for interior photographs to leave out anything personal.
One point of contact: A single named contact at the brokerage runs the file, so your details are not passed around an office.
We work through your people: If you would rather we deal with your agent, manager, business manager, attorney or family office, that is the channel we use, and nothing is sent anywhere else.
Documents by secure link, wires confirmed by phone: Files are shared by secure link rather than as open email attachments, and wiring instructions are always confirmed by a phone call to a known number before any money moves.

Set Up Oversight

Tell us what you need, the timing, and how you would like to be contacted: directly, or through your agent, manager, business manager or attorney. You do not need to give a client’s name to start, and a confidentiality agreement can come before any detail is shared.

Direct and confidential: (786) 914-1017 · sales@breakthrurealty.com

Questions We Are Asked

Who at BreakThru Realty looks after a family office’s property day to day?: Licensed staff of the brokerage, supervised by its broker, rather than an outside management company. Where possible they are the same people who ran the acquisition, so the building, the tenants, the association and the contractors are already known. The office has one named contact for management as it has one for acquisitions, and both work from the same data room.
What appears on a monthly owner statement from the brokerage?: Rent received and outstanding, every expense by category with the invoice filed in the data room, the balance held in deposits and reserve, the status of each lease and renewal, open maintenance items with their expected cost, and anything waiting on an approval, grouped by owning entity. A vacant residence receives the same statement with the inspection log in place of the rent roll.
What happens when a repair exceeds the approval limit in our management agreement?: Nothing is spent until the office approves in writing. The request sets out the problem, the options, quotes for anything substantial, the recommendation and what waiting would cost. The only exception is an emergency that threatens the property or a tenant’s safety, where the brokerage acts first, documents everything and reports the same day.
Where are tenant deposits and repair reserves held?: In the brokerage’s escrow account, which Florida license law requires to be separate from the brokerage’s operating funds, reconciled monthly and subject to state inspection. Each entity’s money is held and reported separately, the balance appears on every statement, and deposits are returned or claimed within the deadlines the Florida landlord-tenant statute sets.
How is a vacant estate looked after during hurricane season?: From a written plan prepared before June: shutters or impact protection confirmed, vessels and vehicles secured, the generator fueled and tested, contractors on call and the insurance reviewed in the spring, because carriers stop binding once a storm is named. After a storm the brokerage inspects and photographs the property, prevents further damage, files the claim and reports to the office in one note.

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