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Full Advisory
We lead the change with you.
Meritas Full Advisory is ongoing, owner-side asset management for busy principals, partnerships and family offices in Southern California who want Meritas in the room. We chair your manager meetings, track approved capital projects and coordinate your advisors, while you approve and your manager runs day-to-day operations.
Starts with
Your Portfolio Assessment, delivered by Day 30
Every month
We chair your manager meetings. Owner Brief, and a graded scorecard from Day 90
Every quarter
Every property visited, a condition report and your Quarterly Owner Review
Best for Busy principals, partnerships and family offices who want Meritas in the room. Everything in Active Oversight is included.
How it runs
The first year.
No graded scorecard is given in the first 90 days. Grading a manager fairly takes a full quarter of observation.
Day 0
Sign and start
Engagement letter and questionnaire. Your Portfolio Assessment begins.
Day 30
Findings Review
The plan becomes your action log, and we take the first actions forward with your manager.
Month 2
We chair
First chaired manager meeting. Rent increase, invoice and fee reviews begin. A weekly call if you want one.
Day 90
First quarter
Quarterly Owner Review, first graded Manager Scorecard, then monthly, and your five-year capital plan.
Every quarter
Site visits
Every property visited, with an Observable Condition Report.
Month 12
Year in review
Renewal review and the capital plan update.
What you get
What arrives, and when.
A set rhythm, so you always know what arrives next.
By Day 30
- Your Portfolio Assessment: the five numbers, property snapshots, requirements and a 90-day plan
Every month
- Monthly Owner Brief, with the status of every project
- Manager meetings we chair, in person when useful
- Graded Manager Scorecard, monthly from Day 90
- Invoices and management fees reviewed against your agreement
- Rent increases reviewed before notices go out
Every quarter
- Quarterly Owner Review
- Every property visited, with an Observable Condition Report
Every year
- Five-year capital and reserve plan, updated
- Budget review and approval support
- Renewal review and the plan for the next term
Always
- Direct access to Greg De Rubeis, with a same-day response on business days
- A weekly call, if you want one
- Approved capital projects tracked; your advisors coordinated
Who does what
Clear roles. You stay in control.
You and your manager
- You set goals and approve budgets, spending and major decisions
- Your manager runs leasing, collections, maintenance, accounting, notices and filings
- Funds and signing authority stay with you
Meritas
- Chairs the manager meetings and sets the agenda
- Reviews proposed rent increases before notices go out; your manager and counsel remain responsible for notice content
- Reviews invoices and management fees against your agreement to protect your margin
- Tracks approved capital projects and reports progress; we do not direct construction
- Coordinates your CPA, counsel, lender and insurance broker, who remain responsible for their own advice
What we need from you
Little of your time. Records from your manager.
- Your goals, approval thresholds and what counts as urgent, in the owner questionnaire
- A signed Letter of Direction, so your manager shares records and reports
- Your manager’s monthly reports, or read-only access to their system
- Your approval on priorities and spending
What’s not included
So there are no surprises.
Full Advisory is oversight and leadership on your behalf, not management of the property or of construction.
- Property management: leasing, collections, maintenance, accounting, notices and filings stay with your manager
- Legal, tax and insurance advice: these come from your attorney, CPA and insurance broker
- Licensed inspections and engineering: we note observable condition and tell you when an inspection is worth ordering
- Construction work and obtaining bids; we give ballpark cost ranges for planning
- Sales, purchases, refinancing and large capital projects: quoted separately
Fixed fees on 3-, 6- or 12-month terms, calculated for your portfolio, never a percentage of rent. Every plan starts with your Portfolio Assessment.
Upgrade anytime. Move to a longer term on the 1st of any month, with no upgrade fee. Limitations apply.
How is Full Advisory different from Active Oversight?
In Active Oversight we watch, report and recommend. In Full Advisory we are in the room: we chair your manager meetings, review rent increases before notices go out, review invoices and management fees, track approved capital projects and coordinate your advisors. It includes everything in Active Oversight.
Do you manage my properties or construction?
No. Your manager still runs day-to-day operations, and your contractors run construction. We track approved capital projects and report progress; we do not direct construction.
How quickly do you respond?
You have direct access to Greg De Rubeis, with a same-day response on business days, and a weekly call if you want one. Meritas is not an emergency service; for fire, flood, gas or any threat to safety, call 911 and your manager’s emergency line first.
How often do you visit the properties?
Every property is visited each quarter, with an Observable Condition Report after each round. Between rounds, we may visit when a problem, a project milestone or a turn spot check warrants it.
What happens in the first 90 days?
Your Portfolio Assessment is delivered by Day 30, and we take the first actions forward with your manager. We chair the first manager meeting in Month 2. At Day 90 you receive your first Quarterly Owner Review, the first graded Manager Scorecard and your five-year capital plan.
Can I change my plan later?
You can move to a longer term on the 1st of any month, with no upgrade fee. Moves to a lower level or a shorter term take effect when your current term ends. Limitations apply.
Path 3 · Lead
We lead the change with you.
Tell us about your properties and your manager. You’ll speak with Greg directly, and receive a fixed-fee proposal.