What We Do

Management Services

Draper and Kramer provides a range of condominium association management services. To learn more about a service, select a link below.
Operating Budget Preparation and Monitoring
Our budget process is fully integrated with our operating platform, Yardi Voyager to ensure accuracy, most current financial information and easy maneuverability throughout the budget process. We begin with the presentation of a detailed budget calendar to the Board, a minimum of six months prior to the first day of the upcoming fiscal year. The calendar sets milestone dates to keep the process on tract. The presentation of the draft budget includes comprehensive documentation of all operating income, operating expenses and recommended capital projects. Close
Capital Projects and Reserve Investments
Our collective role is one of active involvement with identification of the project and solution, defining necessary funding, choosing the right professionals, fair and impartial bidding, facilitating communication of all residents, reporting observations/concerns, participating in all project meetings and carefully monitoring expenses. We remain an active participant from project inception through project completion. We invest reserve funds consistent with the direction of the Board. We require complete separation of operating and reserve funds. Close
Cost Containment and Reduction
Draper and Kramer’s primary focus as your managing agent is to enhance the value of your Association.  Proper long-term maintenance saves communities substantial dollars. We complement proper procedures by actively managing Association expenses.  Our communities typically enjoy savings of approximately 11% in natural gas expenses and up to 10% in electricity through energy saving measures and careful selection of purchase options. We excel in innovative solutions to reduce energy expenses.  During each of the last four years, we implemented ‘green’ projects that resulted in more than $100,000 reduced annual energy expenses per association.  These savings are typically generated by the installation of energy efficient boilers, computerized controls, air balancing and lighting efficiencies. As an example of our cost reduction initiatives we have executed national agreements with two maintenance supply vendors.  If a community chooses to use them, the price is 7 to 11% off the lowest published catalog price, shipping on all orders greater than $50 is free and returns are free within 90 days (no re-stocking costs).  The billing is sent directly to the community.  These agreements are an example of how we use the depth of Draper and Kramer to the benefit of our managed communities. Although one of our responsibilities is to provide professional recommendations to the Board, we never require the use of any vendor or contractor.  Each and every transaction is transparent and at arm’s length (no kickbacks). Close
Contractor Selection
Pricing of all vendors is tested annually through comprehensive bidding of goods and services. The size of our managed portfolio including rental, condominium, cooperative, office and retail offers our clients volume pricing. We never require a client to use a particular vendor. Our standard is to prepare specific and detailed bid specifications that are submitted from three to five pre-qualified bidders. All bids will be submitted on a required bid form and within a specified time frame. We include provisions for cancellation, insurance, drug/alcohol abuse and site-specific work rules and conditions in all major contracts. Written procedures in the form of detailed specifications exist. Unlike other firms providing condominium management services, at no time and in no form will any component of Draper and Kramer benefit from incentives offered by a vendor or contractor for any service or good provided to any client. We never require that any client use a particular vendor/contractor/energy supplier. In every circumstance, the choice is that of the Board’s. Close
Assessment Billings and Collections
Our lockbox operation is through Community Advantage at Barrington Bank (Wintrust) and all associated costs are included in our comprehensive management fee. (However, the Board may choose any bank for its’ operating and reserve accounts.) Accurate and current receivables information is always available to the Board. Owners may pay their assessments electronically, through direct debit, or via check sent to our lockbox. Close
Invoice Processing and Payment
Invoices are processed Tuesday and Thursday with an extra check run the last business day of the month. Disbursements are as necessary and a minimum of twice a week. Duplicate payments are automatically rejected. Utility bills are fast-tracked through the system to ensure timely payment and are processed and paid in the same manner as other invoices. If necessary, a manual check can be processed outside of the normal system, usually within two hours. Our extensive system of checks and balances is intended to ensure that invoice payments are appropriate, accurate, timely and consistent with the Board-approved operating budget. Close
Personnel Management and Training
We actively participate in periodic employee reviews including disciplinary proceeding when appropriate. Annually, specific goals are identified and agreed upon. Evaluation of union employees is less structured than management office personnel as these employees are subject to the collective bargaining agreements of their respective unions. Training is ongoing. Corporately, we encourage on-going professional training and pursuing professional designations. Supplementing professional training include management meetings tailored to condo/co-op management issues on current topics. We also host a series of optional round table discussions each month. The topics vary greatly and have included understanding the triennial reassessment, effective report writing and delinquencies/foreclosures. Close
Record Keeping
Draper and Kramer’s extensive computer network is operated and maintained by our Information Services Group. Our current system provides a 24/7 on-site link to your management office through web based Yardi Voyager, our financial/data operating platform. We provide accurate, current-to-the-day information on Association bank accounts, owners’ accounts receivables and delinquencies, Accounts payables, vendor’s information including year-to-date payments and profile, databases, owner/renter information, and owner and vendor historical date is maintained for up to twelve years. We also provide the work ticket and purchase order tracking. Information is typically available twenty-four hours a day, seven days a week except for approximately two hours during month end close. Close
Financial Reporting
The Draper and Kramer Management Accounting System is a series of daily, monthly, and annual reports. The majority of our reports is internal and reaffirms our sound fiduciary controls. Although designed for staff, we can also provide these reports to Board members and owners, upon request. These reports form the basis of our monthly financial statement for each community, which is the Association’s most significant operating tool. In addition to standard reports, we develop customized schedules “as needed” to provide the Association with information in a format that is convenient for them. Close
Draper and Kramer provides, at no charge to its clients, a website whereby residents can pay assessments and view their balances securely, place maintenance requests, and access their own Corporation’s web portal that contains a variety of information specific to their Corporation including:
  • Governing Documents
  • Board Meeting Minutes
  • Calendar of Events
  • Boards and Committees
  • Building Staff
  • Monthly Financial Information
  • Newsletters and Important Communications

Management Team

David P. Barnhart Vice President
David P. Barnhart
Vice President David Barnhart brings more than 30 years of residential management experience to his work with Draper and Kramer, Incorporated. Since joining the firm in 2009 as the on-site property manager of a Chicago Loop mixed-use conversion property, he has applied his vast industry knowledge of condominium and property management to increased leadership roles, including his current position as assistant vice president in our firm’s residential management division. Since 2013, David has been supervising an ever-growing portfolio of large-scale, urban, luxury residences for Draper and Kramer. He currently oversees more than 7,000 units representing a variety of properties along Chicago’s lakefront, from an iconic twin-tower, 896-unit high-rise community to a 16-acre urban homeowner association encompassing 2,650 condominium and townhouse units, as well as a vintage, landmark 11-unit cooperative in Chicago’s famed Gold Coast. As part of his day-to-day responsibilities, David supervises 28 on-site managers. His ability to engage, lead and provide thoughtful property management solutions for some of the most distinguished residences in Chicago make him an incredible asset to Draper and Kramer clients. David, who attended Duquesne University’s School of Business and Administration , holds both Illinois Real Estate Broker and Illinois Community Association Manger licenses, and has received multiple awards and designations for his achievements in the residential management industry. He earned his Professional Community Association Manager (PCAM) designation from the Community Associations Institute (CAI), and also leveraged his advanced skills and knowledge as a community manager to secure CAI’s prestigious Accredited Association Management Company (AAMC®) designation for a previous employer. David’s past experience also includes serving as an officer of two other accredited management organizations, and he directed the condominium and cooperative sales division of a prior firm, securing membership in Andron Epiphanon Fraternity Society of Excellence for shattering year-over-year sales achievements. He also has worked as a commercial real estate broker for a leading Chicago brokerage firm focused on land development, office, retail and apartment building transactions. David’s love for Chicago is apparent in where he chooses to live – in the heart of the Chicago Loop. Close
Dan Harvey Assistant Vice President
Dan Harvey
Assistant Vice President Dan Harvey is a seasoned veteran of Draper and Kramer, Incorporated, which he joined in 2001, and has more than 28 years of residential management experience in Chicago. In his first position at Draper and Kramer, Dan managed a 728-unit condominium association at 3550 N. Lake Shore Drive where he oversaw more than $13 million in improvements, including the replacement of more than 7,000 windows. The careful management and follow-through he demonstrated on this project, which was one of Draper and Kramer’s largest capital improvement projects at the time, led to a string of high-profile management positions and to his current role as assistant vice president in our firm’s residential management division. In 2004, Dan was chosen to open The Heritage at Millennium Park, a 57-story, 358-unit luxury high-rise just west of the Chicago Cultural Center. He was promoted to property supervisor in 2007, with a portfolio including condominium associations in downtown Chicago and along Lake Shore Drive. In 2009, Dan opened one of the newest additions to Chicago’s skyline, The Legacy at Millennium Park, a 72-story glass curtainwall high-rise with 357 condominium residences. In 2015, upon the condo board’s request, Dan returned to The Heritage to run the association’s day-to-day operations. He also continues to supervise a limited portfolio of other associations. As evidenced by The Heritage, Dan is sought-after for his consistent, detailed approach to residential management service. A graduate of Northern Michigan University with a degree in communications, Dan started his career in a marketing position at the Chicago Sun-Times. However, he fell in love with the residential property industry through his part-time job leasing apartments on the weekends. In 1990, he became a regional manager with Banner Properties and was responsible for rental properties in Illinois, Indiana, Michigan and Ohio as well as a 10-building portfolio in Chicago. During this tenure, Dan spent one year living in Columbus, Ohio, to oversee $5.2 million in renovations at two large properties. Dan has held a real estate license since 1990. His passion for Chicago architecture can be seen in the lively tours he gives of downtown landmark buildings as a volunteer docent for the Chicago Architecture Foundation. Close
Marla K. Jackson, CMCA® Assistant Vice President
Marla K. Jackson, CMCA®
Assistant Vice President Marla Jackson has been a supervisor at Draper and Kramer since October 2015 and supervises condominiums ranging from 12 to 364 units located in the Gold Coast, South Loop and South Shore communities. Prior to joining Draper and Kramer, Marla worked at The Habitat Company where she oversaw a variety of property management disciplines, including condominium management, affordable housing and apartment communities within the public housing system. Marla is a two time graduate of the University of Illinois at Urbana-Champaign earning an undergraduate degree in Liberal Arts and Sciences and a Master’s Degree in Urban and Regional Planning. Her Master’s project was a geographical analysis focused on the neighborhoods where families relocated from Chicago Housing Authority developments. This project led to a position with Holsten Management Corporation where Marla had the opportunity to participate in the leasing of replacement housing for former Cabrini Green and Hilliard Homes’ residents. Marla has earned the Certified Manager of Community Association designation from CAI, is an Illinois Licensed Community Association Manager, and a Licensed Real Estate Broker in Georgia, Illinois, Indiana and Missouri. The interests that guided Marla’s university focus continues into her free time where she volunteers for various community association, helps job seekers develop professional resumes, develop their skill and confidence in staged mock interviews and guided job searches. Close
Shruti Kumar, CPM Assistant Vice President
Shruti Kumar, CPM
Assistant Vice President Shruti Kumar is a veteran of not only Draper and Kramer, which she first joined in 2009, but also the residential management industry, which she has worked in for more than 15 years. During her tenure with Draper and Kramer, Shruti has held a variety of positions, starting as a property manager and taking on increasing leadership responsibilities that have led to her current role as assistant vice president in our firm’s residential management division. Over the years she has managed a variety of properties across Draper and Kramer’s portfolio, including some of our largest multifamily communities, and supervised on-site staff teams of varying sizes and experience levels. With her wide-reaching background, Shruti is rooted in a deep, practical understanding of best residential management practices, while also understanding the personal, hands-on approach that is most effective in delivering excellent service. A graduate of the University of Mysore in India with a master’s degree in human development, Shruti is committed to ongoing professional development and is active with numerous industry organizations. She holds a Certified Property Manager (CPM) designation from the Institute of Real Estate Management (IREM), and currently serves as the treasurer on IREM Chicago’s Executive Council. Shruti was the proud recipient of IREM Chicago’s CPM of the Year award in 2016, and was also nominated for IREM’s national CPM of the Year award that same year. Additionally, she is a director on the board for the Apartment Building Owners and Managers Association, which negotiates the collective bargaining for our union staffed condominiums. Shruti is very passionate about volunteering and pursues a number of philanthropic opportunities through Draper and Kramer, including partnering with the firm to successfully launch “Stay Warm” – a program that makes no-sew blankets for the less fortunate. She loves to travel and hopes to visit the Far East someday. When not working or traveling she also loves to spend time with her husband and their two beautiful Labradors. Close
Ian Novak, CPM®, PCAM® Vice President and Director of Condominium Management Services
Ian Novak, CPM®, PCAM®
Vice President and Director of Condominium Management Services Ian Novak brings a great combination of practical property experience and managerial acumen to his position as vice president and director of condominium management services at Draper and Kramer, Incorporated. Since joining our residential management group in 2008 as a property manager and supervisor, Novak has overseen an array of condominiums ranging from 25 to 250 units and totaling approximately 2,600 residences, primarily located in Chicago’s Gold Coast neighborhood and Evanston, Ill. In his leadership of Draper and Kramer’s condominium management group, Ian is responsible for developing new business, focusing on board relations and ensuring compliance with condo law and practices. During his tenure with Draper and Kramer, Ian has demonstrated his management and leadership skills through projects such as the 2012 migration of the firm’s entire portfolio to the Yardi operating system, a one-stop program for accounting and residential management. He also oversaw the design and implementation of a new budget application for condominiums and cooperatives, while also working to enhance Draper and Kramer’s website. His implementation of preventative maintenance programs and installation of energy- and time-saving features have led to many of his sites seeing surpluses at year-end. Ian graduated cum laude with a bachelor’s in fine arts in theater from Webster University in St. Louis, while simultaneously embarking on an intensive four-year conservatory program in the theater arts. From 1995 to 2011, he was a successful classical stage actor with an emphasis in Shakespeare. At Draper and Kramer, he has ingeniously applied his theater background to create customer service and emergency response training for our firm’s door staff. These role-playing situations lead staff toward a more developed understanding of customer service. Ian continues to pursue top honors in industry organizations. He has earned the Certified Property Manager (CPM) designation from the Institute of Real Estate Management as well as the Professional Community Association Manager (PCAM), Association Management Specialist (AMS) and the Certified Manager of Community Associations (CMCA) designations from the Community Associations Institute. Close
Susan Rhyne, CMCA®, MBA Assistant Vice President
Susan Rhyne, CMCA®, MBA
Assistant Vice President Susan (Sue) Rhyne, a 13-year veteran of residential property management, joined Draper and Kramer, Incorporated, in 2013 as the property manager for a 251-unit luxury high-rise condominium property in downtown Evanston, Ill. Her accomplishments, including the successful management of a two-year, $1.1 million façade repair project and her smooth coordination of common area renovation projects at the building, led to her promotion in 2016 to assistant vice president in our firm’s residential management division. Sue now supervises several condominium properties in addition to the Evanston high-rise, including properties in Vernon Hills, along Lake Shore Drive and in the South Loop. Prior to joining Draper and Kramer, Sue honed her property management skills at several iconic high-rises throughout prestigious Chicago neighborhoods. Her passion is in energy efficiency projects, which have included major LED lighting conversions, and an $800,000 project that included converting a common area air handler from electric to natural gas, resulting in energy savings of over $150,000 per year. Before becoming a property manager, Sue enjoyed a 25-year career as a graphic designer and served as the graphics coordinator at Peoples Gas in Chicago. She designed the gas bill that is still in use today. Sue holds an MBA in human resources from DePaul University, and also earned a bachelor’s degree in marketing from Roosevelt University in Chicago. She holds her Illinois Community Association Manager license, and has earned the Certified Manager of Community Associations (CMCA) designation from the Community Associations Institute (CAI). In her free time, Sue enjoys spending time with her family and friends, and is an avid reader. Close
Rose Rogic Assistant Vice President
Rose Rogic
Assistant Vice President Rose Rogic joined Draper and Kramer, Incorporated, in July of 2016 and has more than a decade of real estate management experience. Rose supervises several condominium buildings ranging from 100 to 500 units in Chicago’s Gold Coast and South Loop neighborhoods. Prior to joining Draper and Kramer, Rose successfully managed the second-largest high-rise condominium in Chicago. In that position, she supervised a large-scale condominium association of 728 units that employs 50 on-site union and non-union staff members. Some of Rose’s career achievements include heading a task force to create consistent job descriptions for association employees, creating and establishing a building-wide preventative maintenance plan, and developing and implementing all staff orientations and training workshops. She has overseen the successful completion of more than $10 million of capital improvement projects including the replacement of risers; elevator modernization; roof replacement; façade rehabilitation; lobby, community room and hallway remodeling; and boiler replacement. Rose holds a degree in management from the College of DuPage and attended the University of Belgrade Law School. Dedicated to advancing her industry knowledge, she is currently pursuing a bachelor’s degree in management and business administration at National Lewis University. Rose holds both an Illinois Real Estate Broker License and an Illinois Community Association Manager License. In her free time, Rose loves to read, spend time with her family and travel. She has a long bucket list of countries around the world that she’d like to visit. Close
Richard Zielinski Assistant Vice President
Richard Zielinski
Assistant Vice President Richard Zielinski has been with Draper and Kramer, Incorporated, for more than 20 years, serving as assistant vice president since 2006. His current supervisory portfolio totals approximately 3,000 units located in the Gold Coast, South Loop, Bronzeville and Lakeview neighborhoods. A seasoned residential real estate veteran, Richard calls on an understanding of best practices gained through a wide variety of property management experiences throughout Chicago, such as overseeing a rental-to-condo conversion on the Near North Side; serving as property supervisor for large- and small-scale homeowner associations in Lakeview; and supervising adaptive re-use buildings including Metropolitan Place Condominium Residences in the West Loop and an inventive six-flat and townhome community in the Oakland neighborhood on the city’s South Side. Prior to joining Draper and Kramer, Richard managed a 900-unit apartment building on Chicago’s Far North Side. Before his career in residential property management, he spent 15 years in the hospitality field with Holiday Inn Lake Shore Drive (now Hotel W) and Holiday Inn Downtown (now the Crown Plaza). He was also a member of the team that opened Hotel Nikko (now Westin River North). Richard holds an associate’s degree in hotel/motel management from La Salle University in Philadelphia. To sharpen his business skills, he has completed financial and accounting courses at College of DuPage. He also earned the designation of Accredited Residential Manager (ARM) through the Institute of Real Estate Management (IREM). A gifted custom cake baker, Richard has completed courses at the College of DuPage’s Pastry Program. In his free time, he also enjoys freshwater fishing, remodeling his house, and building and refinishing furniture. Richard grew up on the South Side of Chicago near the now-shuttered South Works mill. He and his wife reside in Downers Grove. Close

Fee Structure

Draper and Kramer recognizes the benefits of precise and accurate budgeting for its association clients. To assist our clients in this challenge, Draper and Kramer proposes a comprehensive management fee that does not include any reimbursable or “hidden” fees or expenses. If the Board prefers that the on-site management staff become Draper and Kramer employees (which is the typical arrangement), those employee-related expenses shall also become reimbursable expenses. Otherwise, we will not reimburse from Association funds for postage, photocopying, printing, corporate office supplies, payroll processing, accounting, transaction processing, lock box processing, or any other expense. We confirm that we will not reimburse or pass through any expense without the written approval of the Board. We will neither accept nor require any financial incentive from any vendor, contractor or other professional.