For owners
Full property management
One named manager, monthly owner statements, and everything from leasing to compliance handled in one place.
Full property managementOverview
Full management is the default for owners who do not want to be on call. We market the vacancy, screen and place the tenant, collect the rent, coordinate every repair, handle the HOA and city paperwork, and send you a statement on the tenth of each month with the money already on its way.
Every property gets a named property manager and a named accounting contact, both of whom you can call directly. We do not route owners through a general queue, and we do not hand your file to whoever is free that day.
What is included
Marketing and photography
Professional photography, a floor plan sketch, syndication to the major rental portals, and a listing that states the real deposit, pet policy and available date rather than burying them.
Tenant screening
Credit, income verification at 3x monthly rent, employment confirmation, two years of rental history, eviction search and a criminal background check applied consistently under fair housing rules.
Lease preparation and signing
An Arizona Residential Landlord and Tenant Act compliant lease, electronically signed, with the move-in condition report attached and photographed.
Rent collection and owner draw
Rent due on the 1st, late after the 5th under Arizona rules, owner draw released between the 10th and the 12th with the statement attached.
Maintenance coordination
Licensed and insured vendors, a per-repair approval threshold you set, and a 24 hour emergency line that dispatches for loss of cooling, water, gas or power.
Inspections
Move-in, move-out and a mid-lease interior inspection at month six, each with a dated photo set filed to your owner portal.
Compliance
HOA registration and violation handling, City of Phoenix and Maricopa County rental registration, and the annual residential rental tax filings where they apply.
Year-end reporting
A 1099 and a cash flow summary by 31 January, formatted so your accountant does not have to rebuild it.
How it runs, step by step
Five stages, each with a clear owner and a published timing. Nothing in this list depends on you chasing us.
Walkthrough and rent estimate
We visit the property, photograph its current condition, and give you a comparable-based rent range with an honest days-on-market figure for the month you can actually list.
Make-ready scope
A written scope of what must be done before listing, what should be done, and what can wait, with a cost against each line and no obligation to use our vendors.
On market
Photography, listing copy and syndication, usually within five business days of the make-ready finishing. Showings start the same day the listing goes live.
Screening and placement
Applications processed in order of receipt, screened against a published written standard, with a decision inside two business days.
Ongoing management
Rent, repairs, inspections, renewals and compliance, with a monthly statement and a named manager who answers the phone.
Full property management: questions
The things owners ask before they sign, answered the way we would answer them on the phone.
No. The fee is a percentage of rent actually collected, so a vacant month costs you nothing in management fees. We think a manager should only get paid when the property is earning.
Yes, as long as they are licensed, insured and willing to be dispatched through our system so the work is documented. We will hold their certificate of insurance on file and call them first for their trade.
You set it when you sign, and most owners choose $400. Anything under that we handle and report. Anything over it we quote and wait for your written approval, unless it is a genuine emergency affecting habitability.
Usually within 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 happens.
Related services
Most owners combine these three.
All six servicesTenant placement and leasing
Marketing, showings, screening and lease signing for owners who manage the property themselves afterwards.ReadRent collection and owner accounting
Rent in on the 1st, owner draw out by the 12th, and a statement your accountant can actually read.ReadMaintenance coordination
Licensed vendors, a real 24 hour emergency line, and a Phoenix-specific view of what counts as urgent.Read