On market inside five business days
Hand it over and stop thinking about it
Most owners come to us either because they are tired of self-managing or because their last manager stopped answering. Either way the first week looks the same, and it is on this page.
- 5 business daysFrom first call to on market
- 2 weeksTo take over from another manager
- $0To transfer a property to us
Photographed the day the make-ready signs offThe first week, in order
What actually happens
Six stages. Nothing here waits on you chasing us, and nothing above your approval threshold gets spent without a written yes.
Full management in detail- Day 1
Call or send the form
We ask for the address, the current status and whether there is a tenant in place. Five minutes on the phone tells us more than any form, so most owners just call.
- Day 2 to 3
Walkthrough and rent estimate
A manager visits, photographs the current condition, builds a comparable set and writes a rent range with a days-on-market figure for the month you can list.
- Day 3
Make-ready scope
A written scope split into must do, should do and can wait, with a cost against every line. You decide what gets spent, and you are free to use your own trades.
- Day 4
Management agreement
Signed electronically. You set your repair approval threshold, your reserve level and how you want to be contacted. The broker signs it off personally.
- Day 5
Photography and on market
Professional photography, a floor plan sketch and listing copy written by a person, syndicated the same day. Showings start immediately.
- Ongoing
First statement on the tenth
Rent collected, fees charged, repairs with invoices attached, reserve balance. Your draw lands between the 10th and the 12th.
Switching from another manager
You can move mid-lease. The tenant stays, the lease stays, and the deposit moves into our trust account with a reconciliation against the lease.
- We request the lease, ledger, deposit funds, keys and condition reports from the outgoing manager
- We write to the tenant introducing the change before it takes effect
- Deposits move into our trust account and are reconciled against the lease
- County, city and HOA registrations are checked and brought current
- Usually complete within two weeks, and there is no charge for the transfer
Transfers usually complete in about two weeksCharged on rent collected
What it will cost you
Three tiers, two lease types. Nothing is charged while a property sits vacant, and vendor invoices pass through at cost.
Owner detailEssential
Rent collection, accounting and maintenance dispatch for owners who still want a hand on the wheel.
6%of rent collected each month9%of rent collected each month
Leasing fee75% of one month100% of one month
- Rent collection on three payment rails
- Monthly owner statement with invoices attached
- Trust accounting and owner draw by the 12th
- Maintenance dispatch to licensed vendors
- Arrears process and statutory notices
- Year-end 1099 and income summary
- Mid-lease inspection
- HOA and city compliance filing
- Renewal negotiation
Full Service
The default. Everything in Essential plus inspections, compliance, renewals and a named manager.
8%of rent collected each month12%of rent collected each month
Leasing fee50% of one month75% of one month
- Everything in Essential
- A named property manager and accounting contact
- Mid-lease interior inspection at month six
- Move-in and move-out condition reports with photos
- County, city and HOA compliance filing
- Renewal review starting 90 days out
- Preventive cooling service in March and October
- No mark-up on vendor invoices
Portfolio
For six doors and up. Lower rate, quarterly portfolio review and consolidated reporting.
6.5%of rent collected each month10%of rent collected each month
Leasing fee40% of one month60% of one month
- Everything in Full Service
- Consolidated statement across every property
- Quarterly portfolio review with the broker
- Annual hold or sell analysis per property
- Priority vendor scheduling across the portfolio
- Dedicated accounting contact
All rates are sample figures for this demo site and are not an offer of service. Fees are charged on rent actually collected. Third party vendor invoices pass through at cost.
No obligation, no fee
Start with the number
Before anything else, find out what the property should rent for and what it would net. If the answer is that you should sell it rather than let it, we will tell you that too.