You have a tenant in place and are switching from self-management or another manager. No leasing needed.
No leasing fee. Management fee applies from the first collected rent after agreement is signed.
Property is empty. We list, show, screen, and place before management begins.
Leasing fee ($950–$1,900) + 12 months of management.
You are moving out and want to rent rather than sell. Property needs light make-ready and then placement.
Make-ready costs (paint, cleaning, repairs) are separate and coordinated through our vendor network.
Exact quoteThe right number depends on your specific property — rent, condition, whether a tenant is in place, and what the actual workload looks like. I quote precisely on a 15-minute call. No commitment required to get a number.
Two management proposals at the same headline percentage can look completely different once you read the full agreement. These are the line items worth asking about specifically.
Some managers add 10–20% to every vendor invoice. Ask: "Do you mark up maintenance invoices?" The answer should be no.
A fee charged every time an existing tenant renews. Tenant renewal is part of basic management — not a separate billable event.
Periodic inspections are a normal part of property management. Some companies charge $75–$150 per inspection on top of the monthly fee. Ask what inspections are included at no additional cost.
Serving a pay-or-vacate notice, a repair notice, or a lease violation notice is part of lease enforcement — not a separate charge.
Some agreements include a flat monthly fee during vacancy. You are already paying for leasing effort; an additional vacancy management fee can mean you are paying twice for the same work.
Some agreements require 60–90 days notice to terminate or include a flat termination fee. Know the exit terms before you sign.
No. The monthly management fee applies only on collected rent. If the property is vacant, you are not paying a management fee. You are paying a leasing fee when we find and place a qualified tenant.
The leasing fee reflects the actual work involved — listing, showings, screening, lease execution, and move-in documentation. On a $1,900 rental, the fee runs $950 to $1,900. The exact fee is part of the management agreement conversation and depends on the property and situation.
When an existing tenant vacates and we need to place a new tenant, the leasing fee applies at that time. Ongoing management between tenancies (vacancy period) runs at no management fee, since there is no collected rent.
The management agreement sets a dollar threshold — typically $250 to $500 — below which our team authorizes and coordinates repairs without contacting you first. Above that threshold, we call you before approving the work. You can set this threshold based on your preference.
Rent collection, late notices, owner distribution, AppFolio monthly statement, all tenant communication, and maintenance coordination. None of these are separate line items — they are what the monthly percentage covers.
The management agreement is structured for an initial term (typically 12 months) with month-to-month renewal after that. Either party can terminate with 30 days written notice. The agreement spells out any fees or conditions for early termination.
15 minutes. Tell me about the property — condition, current situation, and what you need handled. I'll give you a number before the call ends.