Our Property Management Services

Our inspection schedule depends on your service package. Basic plans include quarterly inspections, Professional plans include bi-monthly inspections, and Premium plans include monthly inspections. We also conduct thorough move-in and move-out inspections for every tenant change, as well as special inspections when needed.

Tenants can submit maintenance requests through our online portal or by phone. For routine maintenance, we assess the issue and coordinate with approved vendors to complete repairs. For emergency maintenance, we have 24/7 response protocols. We obtain approval for repairs over a predetermined threshold (typically $500) unless immediate action is required for safety or to prevent property damage.

Our comprehensive tenant screening includes credit history checks, criminal background verification, employment and income verification (requiring income of 3x the monthly rent), rental history checks, and personal references. This thorough process helps us identify reliable tenants who will care for your property and pay rent on time.

We use a multi-channel marketing approach including professional photography, detailed property descriptions, and listings on 40+ rental websites including Zillow, Trulia, Apartments.com, and our own website. Premium packages include virtual tours and featured listings. Our marketing strategies are designed to minimize vacancy periods and attract qualified tenants quickly.

Tenants can pay rent through our secure online portal using ACH transfers, credit/debit cards, or set up automatic payments. For tenants who prefer traditional methods, we also accept checks and money orders at our office locations. The online portal provides tenants with payment confirmations and rental payment history.

Rent is typically due on the 1st of each month with a grace period until the 5th. Late fees are applied after the grace period according to the terms in the lease agreement (usually 5-10% of the monthly rent). We send payment reminders before the due date and follow up promptly with tenants who haven't paid by the end of the grace period.

We address tenant concerns promptly and professionally. For disputes between tenants, we mediate according to lease terms and property rules. For complaints about property conditions, we investigate and take appropriate action to resolve legitimate issues. Our goal is to maintain positive tenant relationships while protecting owner interests and property value.

Our lease agreements include clear terms for early termination, typically requiring 60 days' notice and payment of an early termination fee (often equal to one month's rent). Tenants remain responsible for rent until a new qualified tenant is found. We work diligently to re-rent the property quickly to minimize financial impact on both the tenant and property owner.

Our management fees are structured as a percentage of collected rent: 8% for Basic service, 10% for Professional service, and 12% for Premium service. Additional fees may include leasing fees (typically 50-100% of one month's rent for new tenant placement), setup fees, and maintenance markup fees. All fees are clearly outlined in our management agreement with no hidden costs.

Owner distributions are processed by the 10th of each month for the previous month's rent collection. Funds are sent via direct deposit to your designated bank account. Each distribution is accompanied by a detailed statement showing rental income, management fees, maintenance costs, and other expenses.

Security deposits are collected before move-in and held in a separate escrow account in accordance with state laws. When tenants move out, we conduct a detailed inspection and compare it to the move-in condition. Deductions for damages (beyond normal wear and tear) are itemized and documented. Remaining funds are returned to tenants within the timeframe required by state law (typically 21-30 days).

All owners receive monthly statements detailing income and expenses. Professional and Premium plans include quarterly performance reports with occupancy rates, maintenance trends, and market comparisons. Premium plans also include annual financial summaries and tax documentation. All reports are available through our secure owner portal, providing 24/7 access to your property's financial performance.