Commercial Property Management

ROCK’s Property Management team offers a customized solution that is responsive to the inherent differences in property type, ownership structure, and ownership intent. We manage more than 3 million square feet throughout Central Pennsylvania and Northern Maryland. Our property management services are charged based on the owner’s actual needs, not merely as a percentage of owner income.

PROPERTY Services

Enforcement of lease compliance by tenant
Database capturing tenants, prospective tenants, vendors, and emergency contacts
Day-to-day building management, common areas and grounds
Coordination and oversight for vendor service repairs and maintenance
Bid solicitation and review for repairs and maintenance (e.g., annual service contracts)
Periodic property visits and inspections

24/7 call system for emergencies
Formal building and property inspections that include a report of recommendations
Long-term strategic management for value creation, optimal performance and sustainability
Long-term planning for the performance and replacement of capital improvements

Accounting Services

Establishment of bank accounts for operations, reserve funds, and/or security deposits
Monthly bank reconciliations
Cash management (monitor balances, forecast owner contributions and distributions)
Invoice review, approval, allocation and payment
Mortgage payment processing
Estimated income tax payment processing
Issuance of annual IRS Form 1099s to payment recipients
Common area maintenance (CAM) calculations, reconciliations and billing
Chargeback billing (e.g. snow removal, utilities)
Income and expense analysis
Development of customized financial reporting system (e.g. chart of accounts, balance sheet, income statement(s), cash flow report(s))

Preparation and summary of monthly balance sheet, income statement, cash flow projections, general ledger, and other reports, as contracted
Historical financial comparisons
Preparation of annual budgets and other financial analysis, as contracted
Budget variance analysis
Return on Investment (ROI) analysis
Assist third party accounting professionals with income tax return preparation
Record adjusted accounting entries prepared by third party accounting professionals
Development and maintenance of record-keeping system (e.g. CAM reconciliations, contracts, deposits, financial records, leases, invoices)

Property Management Assignments

ROCK’s Property Management team offers customized solutions that are responsive to the inherent differences in property type, ownership structure, and ownership intent. We manage a variety of properties throughout Central Pennsylvania and Northern Maryland.

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Testimonials

As a client I greatly appreciate the professionalism and service that ROCK’s accounting team provides. Their standards and practices provide accurate data and timely information required for effective management and financial controls. They keep their eye on the numbers but also provide a big picture perspective.

Jack Kay, President & CEO
Susquehanna Real Estate

ROCK is always professional and goes the extra mile to get a deal done. It is always a pleasure working with them as a landlord/owner. We have thoroughly enjoyed our long-lasting relationship.

Dan Hawks, Director of Leasing
Kinsley Properties

I am extremely satisfied. They are experts in their field of commercial real estate.

James Alexander, Director, Property Management
Lancaster General Hospital

For the past several years ROCK Commercial had been managing one property for us in Pennsylvania and doing a wonderful job in all areas. We were so pleased that we added another three properties (1 in Pennsylvania and 2 in Maryland) earlier this year. We are very pleased with their attentiveness and timely replies in all matters. We would highly recommend ROCK Commercial Real Estate to others.

Lori Burton
Clearwing Partners Management, LLC

Working with Nate was very smooth, professional, and transparent.

Anthony Billet, President
abSketches

We consider Kevin a key member of our real estate team. Kevin knows where we are going, our palate for viable transactions and plays a vital role in making sure that we see all potential opportunities that can help our business grow. Kevin has been a part of our real estate team in the land acquisition, due diligence, entitlement and eventual sale of every significant transaction we have done in York County for years. We couldn’t ask for anything more.

Gary Stewart
The Stewart Companies

Very professional and knowledgeable. Good communication and advice when decisions needed to be made. Very prompt response to my phone calls, even late in the day into the evening.

David E. Fuchs
Investor

Completely satisfied with the professionalism of ROCK Commercial Real Estate. Nate and Ben filled our office space in short order and provided us with great communication along the way. Will work with them again.

Dylan Bauer, President of Development
Royal Square Development & Construction (RSDC)

Dave Bode and his team at ROCK are what I consider the "go to" for commercial real estate business in York. They know this community and have contacts who can make things happen. They are personally and professionally committed to the York community and I appreciate their support of many nonprofits in York. Customer service is always first rate.

Michael Hady, President/CEO
Powder Mill Foundation

ROCK has a stellar reputation in our community as professional advisors and they deliver on that.

Anne Druck, President
United Way of York County

The ROCK team was diligent and responsive, and always available to assist when needed.

Amy McShane, Assistant Vice President
M&T Bank

Outstanding organizational depth providing a results-oriented focus. Very refreshing to be armed with information, knowledge and resources to accomplish our goals.

Gregory Holsinger, President & CEO
U-GRO Learning Centres

Greg, as always, looked out for the best interest of my investments and provided guidance and insight that allowed me to make the best possible decision for my portfolio. I can’t imagine doing a commercial real estate transaction with anyone else!

JaNeene Powell, Owner
Harwell Properties, LLC

ROCK has a special way of looking at the market. They are creative and intuitive. They made sure that all of their contacts were aware of the space we had available and how being in our location could help their business grow. They met with current tenants to see if their ideas could be used in leasing our spaces. ROCK had reports and maps and demographics outlined in such a way that far exceeded our expectations. Kevin Hodge kept us up to date on their efforts and gave feedback along the way.

Patricia LaStella, Property Management & Development
Willow Valley Associates, Inc.

Damian Reed helped me find and purchase exactly what I was looking for and stayed on top of all my needs from start to finish. This will be the first of many for Damian and me.

Travis Martin, Investor
TSM Developments LLC

The great thing with ROCK and dealing with Jason is that I know I am dealing with somebody who knows the market, and operates with pure professionalism and integrity. Also, Jason and the staff at ROCK are long tenured associates with many years of experience. For me there is no question Jason and ROCK are the only people I would trust and deal with my real estate transactions. Highly recommend.

Eric Salzano, Investor