Marketing & Leasing

The moment we receive a 30-day notice from a resident, we get to work. We schedule a pre-inspection walkthrough right away, which gives us a clear picture of what will be needed at turnover. This serves two purposes: it helps the current resident understand what they need to address before move-out, and it gives you, the owner, the opportunity to review and approve any work needed to get the home rent-ready. The goal is a quick, smooth turnover that keeps vacancy time to a minimum.

While the home is being prepared, we're already working on the release. We stay in close communication with you about the proposed asking rent, supported by current market surveys, and whenever possible, we'll work to pre-lease the home before the current resident even moves out. Listings are marketed with quality photography and detailed, accurate descriptions so prospective residents have a clear picture of the property — reducing unnecessary showings and attracting the right applicants. We handle all showings ourselves and place signage on the property when permitted.

Every prospective resident is screened through AppFolio's credit screening service, which provides a thorough review of credit history, criminal background, and eviction records. What sets us apart is the speed and clarity we bring to the entire turnover process — understanding the scope, cost, and timeline up front, and re-leasing your home as quickly as possible without cutting corners.

Residents can submit maintenance requests through their online portal or by calling our office during business hours. Every request is logged in AppFolio's maintenance center, where it's tracked and dispatched to one of our trusted suppliers. We've worked with many of the same vendors for years — some for decades — and all are licensed where applicable and insured. For each job, we request photos before and after the work is completed, giving you a clear record of what was done.

Our process is built around speed and good decision-making. When possible, we obtain an on-site bid and reach out to you right away for approval, which reduces callbacks and helps resolve the issue faster. If the repair falls within our approved spending limit and the bid is reasonable, we'll move forward so the resident isn't left waiting. Happy residents become long-term residents — which means less turnover and less vacancy time for you. We aim to handle all non-emergency requests within 48 hours.

For after-hours emergencies, we partner with AppFolio's 24/7 maintenance call center, ensuring residents can always reach a live representative — day or night. Their team is trained to assess each call and determine whether it's a true emergency. If so, an approved vendor is dispatched immediately to address the urgent issue. Any non-urgent follow-up work is then scheduled for the next business day, when standard rates apply — saving you money without compromising the resident's experience.

Rent is due on the first of each month and considered late after the third, at which point late fees are enforced. The majority of residents pay online through their resident portal, which makes the process quick and easy, though we also accept checks for those who prefer that option. Online payments post directly into our system, allowing us to track receipts in real time and follow up promptly on any outstanding balances.

Owner distributions are sent via ACH directly to your bank account, typically by the 10th of each month — exact timing may vary slightly due to weekends and holidays. Along with your distribution, you'll receive a detailed monthly statement so you always know exactly what came in, what went out, and what's been deposited to your account.

To protect both owners and residents, all security deposits are held in a dedicated trust account, and each owner has a reserve maintained in our operating trust account to cover routine expenses between distributions. This structure keeps your funds properly separated, accounted for, and ready when needed.

Transparency is at the heart of how we manage your property. Each month, you'll receive a complete financial package that includes a balance sheet, an income statement, a rolling 12-month income statement, a full general ledger, a bank reconciliation, a check register, and copies of all invoices. Together, these reports give you a clear, detailed picture of your property's performance — not just the bottom line, but every transaction behind it.

Reports are available anytime through your owner portal, and we're also happy to email them to you each month — whichever you prefer. At year-end, we produce 1099s for tax purposes. AppFolio offers a wide range of additional financial reports, and while we find that our standard package gives most owners everything they need, we're happy to pull any other reports you'd like to see.

For multi-family and larger properties, we prepare an annual budget for your review and approval before the start of each year. Throughout the year, we provide a budget-to-actual comparison report so you can see how the property is performing against plan and make informed decisions about your investment.

For homes and condos, we conduct annual property inspections to provide a thorough assessment of your investment's condition. In addition, we ask all of our suppliers to report any concerns they notice during service visits, giving us additional eyes on your property throughout the year. Inspection reports are delivered to you either in your monthly financial packet or sent separately, along with any recommendations for repairs or preventive work.

We also send quarterly reminders to residents through their portal to test their smoke detectors and carbon monoxide sensors, and to report any maintenance issues they may have noticed. This serves two purposes: it helps catch small problems before they become large ones, and it shows residents that we care about their home and their experience. Happy, well-cared-for residents tend to stay longer, which means lower turnover costs and less vacancy for you.

For larger multi-family properties, inspections are included in the management fee and are performed monthly. If you'd prefer more frequent inspections — such as every other week — we're happy to accommodate that, with a small adjustment to the management fee to cover the additional time involved.

We believe in straightforward, transparent pricing so you always know what to expect. For homes and condos, our management fee is 7% of the monthly rent collected. For multi-family properties, fees generally range between 5% and 7%, depending on the property's total gross income. We're happy to provide a specific quote after learning more about your property.

When you bring a new property under our management, there's a one-time $200 setup fee. This covers the cost of establishing your account in AppFolio, setting up the associated bank accounts, and the administrative time required to onboard your property.

When we place a new resident, a $300 leasing fee applies. This helps offset the costs of marketing the property, including signage, online listing services, and the time spent showing the home to prospective residents. Our goal is to keep your costs predictable and your property earnings — without surprises along the way.

For owners who prefer to self-manage but want professional help with placing a qualified resident, we offer a lease-up-only service. Our fee is 50% of one full month's rent and covers everything needed to lease your property: marketing and advertising, conducting showings, screening prospective residents, and handling the move-in process from start to finish.

You'll stay involved in the key decisions. We'll work with you to determine the right asking rent based on current market conditions, and once we've identified a qualified applicant, you'll sign the lease electronically via DocuSign. You'll also receive a complete move-in inspection report, providing a clear, documented record of the property's condition at the start of the tenancy.

If you'd like us to handle the move-out of your current resident or assist with turnover work to prepare the home for the next tenant, we're happy to provide those services as well — fees for that work can be discussed based on the scope of what's needed.

For owners who would like a professional set of eyes on their property without full management services, we offer property inspections on a one-time or recurring basis. We'll walk the property alongside a qualified maintenance technician or general contractor, depending on the level of inspection you're looking for. If you have a specific concern — such as plumbing, landscaping, or roofing — we'll bring out the appropriate specialist to make sure the right expertise is on-site.

Our fee for this service is $100 per hour, with a $200 minimum. The cost of the supplier's time is passed through to you directly, with no markup on our part. If you'd like to set up inspections on a regular schedule — such as quarterly or twice a year — we'll reduce our fee by 25% to reflect the ongoing relationship.

After each inspection, you'll receive a detailed report from the maintenance tech or contractor, along with our own visual inspection notes. Together, these give you a clear picture of the property's condition and any recommendations for repairs, preventive work, or further evaluation.

Your AppFolio Owner Portal is a secure, 24/7 digital dashboard that puts everything you need to monitor your investment right at your fingertips. Whether you're at home, traveling, or out of state, you can log in anytime to see real-time data on rent collection, expenses, and monthly income — giving you full visibility into how your property is performing.

The portal also serves as a central hub for all of your important documents. You can access and download financial reports, inspection reports, tax documents such as your annual 1099, and your management agreement, all in one secure place. No more searching through emails or waiting on paperwork — it's always there when you need it.

Beyond reporting, the portal makes financial transactions simple and secure. You can set up direct deposit to receive your monthly owner distributions electronically, and if a property ever needs additional funds, you can make secure capital contributions by eCheck (ACH) or debit/credit card. It's designed to make ownership easier, more transparent, and more convenient — exactly how it should be.

We provide every resident with access to the AppFolio Resident Portal — a secure online platform and mobile app that serves as their 24/7 self-service hub. From paying rent to submitting maintenance requests, residents can take care of nearly everything from their phone or computer, whenever it's convenient for them. The easier we make it for residents to manage their day-to-day responsibilities, the more likely they are to stay long-term — which directly benefits you through reduced turnover and vacancy.

Through the portal, residents can pay rent online, set up automatic recurring payments, and view their full payment history. They can submit maintenance requests directly to our team and track the status as work progresses. The portal also gives them easy access to important documents like their lease agreement and inspection reports, and it includes built-in renters insurance management — they can upload proof of coverage or purchase a policy right through the platform.

Just as importantly, the portal keeps communication open and organized. Residents can reach our team easily, update their contact information, and stay connected throughout their tenancy. The result is a smoother, more professional experience for residents — which translates to happier, longer-term tenancies and a better return on your investment.