1,240 doors, and a named manager on every one
Owning a rental should be quieter than this
A statement you can read on the tenth. A manager who answers the phone. Repair invoices passed through at cost. And an honest number when the answer is that your property should be sold rather than let.
- 10th to 12thOwner draw, every month
- 0%Mark-up on vendor invoices
- 18 daysAverage vacancy to signed lease
Monthly owner statement, with every invoice attachedWhat you are actually buying
Six services sit behind the management fee. Each one has a published process and a published timing.
Every service in detailFull property management
One named manager, monthly owner statements, and everything from leasing to compliance handled in one place.Detail and pricingTenant placement and leasing
Marketing, showings, screening and lease signing for owners who manage the property themselves afterwards.Detail and pricingRent collection and owner accounting
Rent in on the 1st, owner draw out by the 12th, and a statement your accountant can actually read.Detail and pricingMaintenance coordination
Licensed vendors, a real 24 hour emergency line, and a Phoenix-specific view of what counts as urgent.Detail and pricingTurnovers and make-ready
Getting a property from move-out to photo-ready in days, with a scope and a cost against every line.Detail and pricingHOA and city compliance
Rental registration, residential rental tax, HOA rules and violation handling, kept current without you chasing it.Detail and pricing
Charged on rent collected, never on rent merely due
Management fee tiers
A vacant month costs you nothing in management fees. Switch between long-term and furnished mid-term to see how the rates and leasing fees move.
Essential
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.
Model the net, not just the rent
Headline rent is the least useful number an owner can hold. This runs the same arithmetic we do: rent, then management, leasing amortised over the average tenancy, vacancy at the real days on market, and a maintenance reserve.
Get this confirmed in writingSample estimate
$2,325to$2,525per month
- Likely days on market
- 9 days
- Management fee, 8 percent
- -$194 per month
- Leasing fee, spread over the average tenancy
- -$45 per month
- Vacancy allowance, spread the same way
- -$44 per month
- Maintenance reserve, 6 percent
- -$146 per month
- Projected net to you
- $2,005 per month
July is the peak month in this submarket, so the estimate carries a seasonal premium.
Get this confirmed by a managerSample arithmetic for a demo website, based on our own portfolio averages. A real estimate uses a comparable set of recently leased properties within a mile of yours and is not produced by a slider.
Who pays what at lease signing
Twelve line items split by party, with the timing and the reasoning. Owners are usually surprised by how little of it lands on them, and by how much of it lands at once.
| Line item | Tenant pays | Owner pays | When | Detail |
|---|---|---|---|---|
| Application fee | $55 per adult | $0 | At application | Covers credit, eviction and criminal screening. Non-refundable, and charged per adult aged 18 or over. |
| Holding deposit | $500 | $0 | On approval | Takes the property off market. Applied to the first month's rent at signing, forfeited if the applicant withdraws. |
| Security deposit | Up to 1.5x monthly rent | $0 | At signing | Arizona caps a residential security deposit at one and a half months' rent. Held in trust and returned under the statutory process. |
| First month's rent | 1x monthly rent | $0 | At signing | Prorated where the move-in date is not the 1st, calculated on actual days in the month. |
| Pet deposit and pet rent | $300 refundable per pet, plus $25 to $35 per month | $0 | At signing, then monthly | Assistance animals are not pets, carry no deposit and no pet rent, as fair housing law requires. |
| Lease administration fee | $125 | $0 | At signing | Lease preparation, electronic signing, condition report and key handover. |
| Leasing fee | $0 | 40% to 75% of one month | On a signed lease | Charged once per new tenancy. The rate depends on the management tier. |
| Make-ready and turnover works | $0 | $850 to $2,400 typical | Before listing | Clean, touch-up paint, minor repairs and carpet clean on a 1,500 sq ft property. Full repaint or flooring costs more. |
| Professional photography | $0 | Included | Before listing | Included in every management tier. Reshot at each turnover, not reused from three tenancies ago. |
| HOA tenant registration | $0 to $75 | $0 to $200 | Before move-in | Set by the association, not by us. Passed through at the amount charged and stated in the listing where it applies. |
| Utility transfers | Deposits vary by provider | $0 | Before key handover | APS or SRP, city water and sewer, and internet. Proof of transfer is required before keys are released. |
| Renters insurance | $12 to $22 per month | $0 | Before move-in | $100,000 liability minimum required by the lease, with the owner named as an interested party. |
Scroll the table sideways, or read the stacked cards below.
Application fee
Tenant$55 per adultOwner$0Holding deposit
Tenant$500Owner$0Security deposit
TenantUp to 1.5x monthly rentOwner$0First month's rent
Tenant1x monthly rentOwner$0Pet deposit and pet rent
Tenant$300 refundable per pet, plus $25 to $35 per monthOwner$0Lease administration fee
Tenant$125Owner$0Leasing fee
Tenant$0Owner40% to 75% of one monthMake-ready and turnover works
Tenant$0Owner$850 to $2,400 typicalProfessional photography
Tenant$0OwnerIncludedHOA tenant registration
Tenant$0 to $75Owner$0 to $200Utility transfers
TenantDeposits vary by providerOwner$0Renters insurance
Tenant$12 to $22 per monthOwner$0
Every figure is a sample for this demo site. Arizona caps a residential security deposit at one and a half times the monthly rent. Assistance animals carry no pet deposit and no pet rent.
Week by week, from both sides
From your walkthrough to their keys
Pick a point in the timeline to see what we are doing for you and what the tenant is doing at the same moment.
Week 1For the owner
Walkthrough, rent estimate and make-ready scope
We visit, photograph the current condition, build the comparable set and issue a written scope split into must do, should do and can wait, with a cost against every line.
For the tenant
Searching and shortlisting
You are filtering by beds, baths, rent band and area. Decide your absolute maximum rent before you look, because every listing above it will look worth stretching for.
Week 2For the owner
Make-ready works and photography
Trades run in sequence: repairs, then paint, then flooring, then cleaning. Photography happens on the day the work is signed off, not a week later.
For the tenant
Booking showings
Accompanied showings run seven days a week including Saturday mornings. Bring your documents to the first showing rather than the third.
Week 3For the owner
Live on market
Listing syndicated to the major portals. You get showing feedback after each viewing and a pricing review if we reach day ten with no applications.
For the tenant
Application submitted
One $55 fee per adult. Have your two most recent pay stubs, photo ID and two years of rental history ready, because an incomplete application waits and complete ones do not.
Week 3 to 4For the owner
Screening decision
Applications are processed in order of receipt against a published written standard. You see the screening summary and the recommendation. The decision is yours.
For the tenant
Screening and decision
Credit, income at 3x rent, employment, two years of rental history, eviction search and criminal background. A decision reaches you inside two business days either way.
Week 4For the owner
Lease signing and deposit into trust
The lease is Arizona Residential Landlord and Tenant Act compliant, electronically signed. The security deposit goes into the trust account, not into anybody's operating account.
For the tenant
Signing and funds
Deposit, first month's rent and the lease administration fee are due at signing. The holding deposit you already paid is credited against the first month's rent.
Week 5For the owner
Move-in and condition report
Keys released once utilities are transferred and renters insurance is in place. The photographed condition report becomes the baseline for the deposit at the end of the tenancy.
For the tenant
Keys and condition report
Walk the property with the report open and add anything we missed within 72 hours. This is the single most valuable 30 minutes of your tenancy.
Month 6For the owner
Mid-lease inspection
An interior inspection with a dated photo set, filed to your portal. Small problems get caught here rather than at move-out, which is where deposits get argued about.
For the tenant
Mid-lease check
Scheduled with at least 48 hours notice. It is not an inspection of your housekeeping, it is a check on the property's systems and condition.
90 days outFor the owner
Renewal review
We model the renewal against current comparables and against the cost of a turnover, then recommend a number. Holding a good tenant usually beats the last $75 of asking rent.
For the tenant
Renewal offer
Your renewal offer arrives 90 days before the lease ends, not 30. If you plan to leave, that notice window is in your lease and we will remind you of it.
Portfolio figures, rolling twelve months
What the numbers look like across 1,240 doors
Sample figures for this demo site. Your property is not an average, which is exactly why the estimate is built by hand.
1,240
Doors under management across Maricopa County
18 days
Portfolio average from vacancy to signed lease
98.4%
Rent collected on time in the last twelve months
17 yrs
Independently owned and operated since 2009
Owner questions
Fees, payment dates, repair approvals, insurance and moving from another manager.
Full Service is 8 percent of rent collected each month, plus a leasing fee of half a month when a new tenant is placed and $195 on a renewal. Essential is 6 percent with a higher leasing fee, and Portfolio is 6.5 percent for six doors or more. Those are sample figures for this demo, and the fee is charged on rent collected rather than rent due, so a vacant month costs you nothing in management fees.
Between the 10th and the 12th, by ACH. Rent is due on the 1st and late after the 5th. We clear the month's repair invoices between the 6th and the 9th so the statement you receive is final rather than provisional.
No. Vendor invoices pass through at cost with the invoice attached to your statement. We earn on the management fee, which is the only way the incentives line up correctly.
You set a dollar threshold when you sign, and most owners choose $400. Below it we act and report. Above it we get a quote and wait for your written approval, unless the issue affects habitability, in which case we act and call you immediately.
It depends on the submarket and the month. Our current averages run from 13 days in Tempe to 22 days in Gilbert, and Tempe swings from about 4 days in July to about 24 in January. Your rent estimate will include a days-on-market figure for the month you can actually list, not an annual average.
Yes, and it usually takes about two weeks. We request the lease, ledger, deposit funds, keys and condition reports from the outgoing manager, and we write to the tenant introducing the change before it takes effect so nobody is surprised.
A reminder on the 2nd, a manager call on the 4th, and the statutory five day notice on the 6th. If it proceeds beyond that we instruct an eviction attorney, attend the hearing and coordinate the turnover. You see every step in the portal as it happens.
Yes. A standard homeowner policy is usually not the right product for a tenanted property. You want a landlord or dwelling policy with liability cover, and we ask to be named as an additional interested party so we receive the notices.