The working agreement
Two clear fees, a monthly record, and an agreed plan for the things a home needs.
Ongoing care
8% of rent collected
Rent collection, tenant communication, maintenance coordination, monthly statements and two routine inspections per year. No monthly management fee on rent that has not been collected.
At $1,800 collected rent, the management fee is $144. There is no setup fee or separate lease-renewal fee.
Finding the next tenant
75% of one month’s rent
Preparing the listing, arranging showings, reviewing applications consistently, coordinating the lease and documenting the move-in condition.
At $1,800 monthly rent, the placement fee is $1,350. It is due after the lease is signed and the tenant moves in. Available on its own or alongside monthly management.
Repairs and outside services are separate, billed at the vendor’s invoice cost with no markup. We agree on the starting maintenance reserve and any property-specific work before management begins.
When something breaks
Tenants receive a dedicated maintenance phone contact at move-in. We log the issue, check urgency, arrange access with the tenant and assign the right vendor. The owner sees the invoice and a completion note.
Routine work up to $300 per issue can proceed from the agreed reserve. Above that, we seek your written approval. Urgent work to prevent damage follows the emergency authority agreed in your management contract; we notify you promptly.
A regular look inside
We arrange access with the tenant in advance, check visible condition and maintenance needs, and send a dated report with photos and recommendations. Move-in and move-out condition reports are included when we handle those transitions.
Routine visits are visual condition checks. A specialist assessment is quoted separately if a concern needs one.
By the 10th, your packet covers the previous month: rent received, unpaid balances, fees, repair invoices, reserve balance and open work. Cleared owner funds are transferred after reconciliation, normally by the 15th. Pending payments are shown separately.
Start with the property, then review the scope and fees together.