Six services, one management agreement
What we actually do for the fee
Every line below is a service we perform, not a promise. Each page states what is included, how the process runs, what it costs and the questions owners ask about it.
Mid-lease inspection, ArcadiaThe six services
Full management bundles all of them. Placement only takes a vacancy from photography to signed lease and hands you the file.
Start with a rent estimateOwnersFull property management
One named manager, monthly owner statements, and everything from leasing to compliance handled in one place.What this includes
OwnersTenant placement and leasing
Marketing, showings, screening and lease signing for owners who manage the property themselves afterwards.What this includes
OwnersRent collection and owner accounting
Rent in on the 1st, owner draw out by the 12th, and a statement your accountant can actually read.What this includes
Owners and tenantsMaintenance coordination
Licensed vendors, a real 24 hour emergency line, and a Phoenix-specific view of what counts as urgent.What this includes
OwnersTurnovers and make-ready
Getting a property from move-out to photo-ready in days, with a scope and a cost against every line.What this includes
OwnersHOA and city compliance
Rental registration, residential rental tax, HOA rules and violation handling, kept current without you chasing it.What this includesCharged on rent collected
Management fee tiers
Essential for hands-on local owners, Full Service for everyone else, Portfolio from six doors. Switch between long-term and furnished mid-term to see how the rates move.
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.
How a repair is triaged
One written standard, applied to every property. In a Phoenix summer, loss of cooling is a habitability issue and we treat it as one.
Maintenance in detailEmergency
Dispatched same day, 24/7
- No cooling when the forecast high is above 95F
- No heat when the forecast low is below 50F
- No running water, or an active uncontrolled leak
- Sewage backing up into the property
- Complete loss of power, or a gas smell
- Anything that leaves the property unsecure
Urgent
Assigned same business day, attended within 48 hours
- Cooling running but not holding below 82F indoors
- One of two bathrooms out of service
- Refrigerator or water heater failure
- A slow leak that is contained
- Garage door stuck closed with a car inside
- Failed smoke or carbon monoxide detector
Routine
Assigned within one business day, scheduled within three
- Dripping tap, running toilet, slow drain
- Cosmetic drywall, tile or grout repair
- Cabinet, door or window hardware
- Irrigation timer and sprinkler head adjustment
- Ceiling fan noise or wobble
- Pest treatment outside an active infestation
Owner questions about the service
Fees, payment dates, repair approvals 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.