A Disciplined Operating System
Every engagement runs on AMOS™, our Asset Management Operating System. It puts each property on a set calendar, from weekly operating calls to creating the annual business plan. Capital events, insurance renewals, budget season, and other major projects are scheduled months out. We hold every asset under our care to the same standard. We adjust our strategy to align with the realities of the market and the phase of life an asset is in. Every deliverable has an owner and a due date, every material decision is recorded, and nothing important lives outside the system.
AMOS took years and a specialized team to build. It's the piece most owners can't replicate without a deep asset management department and thousands of hours of process work. Request a portfolio review and we'll show you where it would start on your portfolio.
Layered Oversight
Every engagement gets a dedicated asset manager, and a senior asset manager reviews their work. Behind them sit Stellar's in-house business intelligence team and Stellar Construction, which runs capital projects start to finish. The numbers, the site, and the business plan are each reviewed by more than one person, so problems get caught before they reach you.
Transparent Reporting
Every month you get a written report on how the property performed against the budget and the business plan, what changed, and what we are doing about it. You see the same numbers we work from, and problems show up in the report the month we find them. Every recommendation comes with the analysis behind it, so you can see how we got there.
Continuous Optimization
We do not manage an asset in year three the same way we did in year one. We push what works, change what does not, and adjust as the market moves. When one property performs better because of a change, that lesson becomes part of how we manage the rest. For clients, the plan gets sharper and the reporting becomes more useful the longer we are on the asset.
A Capital Markets Perspective
We monitor loan compliance, refinance readiness, and capital event positioning continuously instead of waiting for a deadline. The goal is equity protection for the owner and basis protection for the lender. Lenders and special servicers engage us for the same work on loans they hold: property inspections, exposure reviews, and workout advisory.
Curious How This Would
Run on Your Asset?
Controlling Risk
Controlling risk at Stellar isn't an annual exercise. We built safeguards into our process at every level, and they're pointed at two things: the owner's equity and the lender's basis.
Operating
We hold a standing call with the property manager, weekly for full asset management clients, with a set agenda and a written action plan that is tracked to completion. Each month we review the financials against budget, investigate any variance outside tolerance, and document the cause. We walk the property monthly and inspect the building systems quarterly. Staffing and open positions are reviewed on each call. Vendor contracts are reviewed and rebid when pricing or performance warrants it. Insurance renewals, property tax deadlines, and loan maturities are tracked on one calendar.
Capital Management
Liquidity, reserves, and loan maturities are tracked monthly. Covenant compliance, including debt service coverage and any other test the loan documents require, is verified with each lender reporting package. Capital projects are measured against plan and budget monthly. Open issues are logged, reported to ownership each month, and carried on the watch list in the quarterly report.
Decisions
Material decisions are recorded in a decision log. Anything above our approval authority goes to ownership with a written recommendation. The quarterly report tracks performance against the business plan and flags any change in strategy. The business plan and operating budget are updated each year. The data room is built at onboarding and kept current as records are produced, so a refinance or sale starts from complete files.
Operating Cadence
Every asset runs on a set rhythm, with a paper trail at every level.
Weekly
An operations call with an agenda and an open items log. Leasing and pricing get reviewed, action plans get updated and assigned, and anything that needs an ownership decision goes up for sign-off.
Monthly
Somebody's on site. Financials close and get reviewed, along with a comp survey and a pricing read. Ownership gets a report built to help decide something, not to sit in a folder.
quarterly
The property manager gets audited and scored, blind leasing tests included. A full walk of the physical plant. A deeper read on the market. And a lender package that comes with a narrative instead of just numbers.
Annually
Budget and a rolling twelve-month forecast. The business plan gets rebuilt against what actually happened and where the market is now. Annual report to ownership. Insurance renewals and tax protests where they're worth doing.
Request a Portfolio Review
Talk to us about your current operations and where you would like to see improvement. We will dive in and provide you with a suggested plan.