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Property Management Tiered Pricing

 

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  • Monthly Property Management Property management is a number of services that
    have to happen at various times of the lease
    cycle. Start enjoying the benefits of rental
    income without all the headaches of being a
    landlord.

    1-5 Units - $60Cookeville, McMinnville, Lawton / $75Chattanooga, Nashville, Knoxville
    6-10 Units - $55Cookeville, McMinnville, Lawton / $70Chattanooga, Nashville, Knoxville
    11+ Units - $50Cookeville, McMinnville, Lawton / $65Chattanooga, Nashville, Knoxville
  • Initial Set up Once you sign our Management Agreement, we’ll start
    the onboarding process right away to get you and
    your property, vacant or occupied, set up in our
    system. A preliminary property inspection will also
    be conducted to document the condition of the
    property during the takeover.

    1-5 Units - $100
    6-10 Units - $75
    11+ Units - $50
  • Tenant Placement Finding the right tenant is the number one priority
    to landlords. That is why our extensive screening
    process allows us to find the perfect match for your
    property. Finding a good client upfront saves us both
    a lot of headaches on the back end.

    $125Cookeville, McMinnville, Lawton / $250Chattanooga, Nashville, Knoxville
  • Section 8 Housing Tenant Placement
    $150Cookeville, McMinnville, Lawton / $275Chattanooga, Nashville, Knoxville
  • Lease Renewal 90 days before the expiration of the lease, a property
    inspection will be conducted to ensure that the
    property is being well maintained before renewal
    is considered. We will then do a rental market
    analysis for your property and adjust the rental
    rates accordingly. Our goal is to keep you educated
    on the market so you can make the right choices for
    your investment.

    $100Cookeville, McMinnville, Lawton / $200Chattanooga, Nashville, Knoxville
  • Section 8 Lease Renewal
    $125Cookeville, McMinnville, Lawton / $225Chattanooga, Nashville, Knoxville
  • Year End Tax Reporting The Internal Revenue Service wants to know how
    much we remit to our clients each year.
    IRS regulations require rental agents and
    property management companies to file a 1099-MISC
    information return each year reporting
    the net amount paid to each client.

    $50
  • Regular Property Inspections & Reporting Our inspections are in place to keep the
    longevity of your investment in place.
    A majority of expensive maintenance
    issues can arise from negligence.
    Our inspections ensure that these
    issues are handled quickly and effectively.
    Of course, a lot of these are situational,
    and anytime it is tenant-related, we will
    shift the cost over to the tenant.

    $50
  • Utility Management We offer three ways to handle utilities in
    your rental property: include utilities
    as part of the rent, charge a monthly
    utility fee or make the tenants responsible
    for utilities. However you decide to have is completely covered so your investment can
    command the best ROI possible.

    Included
  • Oversee Insurance Claim We don’t live in a perfect world, and the claims
    process is a little more complicated than
    just calling your insurer about property
    damages expecting them to cut you a check
    and send it over the next day. We can assist
    you with the basic steps before your insurance
    company will pay out to ensure that your claim
    is handled in a timely manner.

    $100 per Occurrence
  • Oversee Tenant Maintenance Request We have a deep bench of qualified, long-established
    vendors that can handle all of your maintenance
    and repair needs. Every person going into your
    property will have the necessary licenses and
    insurance. Our philosophy is to treat the property
    as a business and let the pros do what they do.
    This also ensures that we can regulate the response
    times and speed of repair work. This leads to tenant
    satisfaction and is the highest reason for renewal rates.

    Included
  • Oversee Tenant Eviction Waved in the Eviction Assurance Program.
    $150
  • Home Improvement Project Management If any home improvement work is required, we can
    use our proven vendor network, and thatmeans fast
    work and aggressive pricing for you.

    Varies
  • HVAC Filter Replacement We have partnered with FilterEasy, Inc. to provide a
    preventative maintenance HVAC service for our owner's
    homes. Please check out our Utility Maintenance &
    Reduction Program for more details.

    Included
  • Pet Protection Program To alleviate the concern of our clients on pet-related
    damages, we provide a Pet Protection Program.
    This guarantee is our promise to you that if we
    placed a pet in your property and they caused damage
    over and above the tenant's security deposit amount;
    we will repair the damage out of our own pocket!

    Included
  • 28 Days Tenant Placement Guarentee If we are unable to lease your home in 28 days or
    less we will waive the first month's
    management fee.

    Included
  • 6 Months Leasing Guarentee If we are unable to lease your home for
    at least 6 months, we will waive
    the next leasing fee.

    Included
Additional Services:
  • Owner Protection Plan (Optional)
    $50/month
  • Eviction Assurance (Optional)
    $20/month
  • Damage Assurance (Optional)
    $20/month
  • Rental Protection (Optional)
    $20/month
Home Improvement
  • Low End
    $5,000 - $10,000 ($1,000)
    $10,001 and above ($2,000)
  • High End
    $5,000 - $10,000 ($1,500)
    $10,001 and above ($3,000)

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Do please get in touch with us if you have any questions about our property management pricing.

Core Elements

All pricing packages will feature all the same basic core elements. Each package can be additionally customized with
additional services to meet your goals while staying in budget.

Monthly Property Management per Unit

Property management is a number of services that have to happen at various times of the lease cycle. Start enjoying the benefits of rental income without all the headaches of being a landlord. Please see our Scope of Services: Managing the Tenant & Managing the Property.

Utility Management

We offer three ways to handle utilities in your rental property: include utilities as part of the rent, charge a monthly utility fee or make the tenants responsible for utilities. However you decide to have the utilities paid, we ensure that the cost is completely covered so your investment can command the best ROI possible.

Oversee Insurance Claim

We don’t live in a perfect world, and the claims process is a little more complicated than just calling your insurer about property damages expecting them to cut you a check and send it over the next day. We can assist you with the basic steps before your insurance company will pay out to ensure that your claim is handled in a timely manner.

Lease Renewal

90 days before the expiration of the lease, a property inspection will be conducted to ensure that the property is being well maintained before renewal is considered. We will then do a rental market analysis for your property and adjust the rental rates accordingly. Our goal is to keep you educated on the market so you can make the right choices for your investment and increase your monthly revenue year over year.

Pet Protection Program

To alleviate the concern of our clients on pet-related damages, we provide a Pet Protection Program. This guarantee is our promise to you that if we placed a pet in your property and they caused damage over and above the tenant’s security deposit amount; we will repair the damage out of our own pockets! Please check out our Pet Protection Program for more details.

Regular Property Inspections & Reporting

Our inspections are in place to keep the longevity of your investment in place. A majority of expensive maintenance issues can arise from negligence. Our inspections ensure that these issues are handled quickly and effectively. Of course, a lot of these are situational, and anytime it is tenant-related, we will shift the cost over to the tenant. Please see our List of Property inspections.

Home Improvement Project Management

If any home improvement work is required, we can use our proven vendor network, and that means fast work and aggressive pricing for you. We negotiate to give you the best rates, our vendors are insured and we will make sure they treat your property they way we want them to treat ours. Please check out our Home Improvement Project Management Fees.

Year-End Tax Reporting

The Internal Revenue Service wants to know how much we remit to our clients each year. IRS regulations require rental agents and property management companies to file a 1099-MISC information return each year reporting the net amount paid to each client.

HVAC Filter Replacement

We have partnered with FilterEasy, Inc. to provide a preventative maintenance HVAC service for our owner’s homes. Please check out our Utility Maintenance & Reduction Program for more details.

Initial Set up

Once you sign our Management Agreement, we’ll start the onboarding process right away to get you and your property, vacant or occupied, set up in our system. A preliminary property inspection will also be conducted to document the condition of the property during the takeover. We will take pictures of the home and give you a detailed analysis on any suggestions to get in move in ready condition as well as rent analysis to establish the monthly rent.

Tenant Placement

Finding the right tenant is the number one priority to landlords. That is why our extensive screening process allows us to find the perfect match for your property. Finding a good client upfront saves us both a lot of headaches on the back end. We will check for criminal background; eviction history; landlord and utility collections; income verification; landlord and employment references; and credit score, a very thorough job to find you a good quality tenant and we average less than 1.5% eviction rate on the 1500+ units that we manage. Please see our Scope of Services: Leasing the Property.

Oversee Tenant Maintenance Request

We have a deep bench of qualified, long-established vendors that can handle all of your maintenance and repair needs. Every person going into your property will have the necessary licenses and insurance. Our philosophy is to treat the property as a business and let the pros do what they do. This also ensures that we can regulate the response times and speed of repair work. This leads to tenant satisfaction and is the highest reason for renewal rates.

Oversee Tenant Eviction

We will act as a liaison between you and your tenants, ensuring rent gets paid on time and the agreement is observed. We will not only monitor your tenant situation for delinquency, but respond within the parameter of state or city law.  If an eviction becomes necessary, we’ll represent you at court and complete all administrative tasks required during an eviction.

28 Days Tenant Placement Guarantee

If we are unable to place a qualified tenant in 28 days or less from the time the property’s marketed, we will waive the first month’s management fee. Please check out our 28 Days Tenant Placement Guarantee Requirements.

6 Months Leasing Guarantee

If we are unable to lease your home for at least 6 months, we will waive the next leasing fee of $100/$200.

Scope Of Service

  • √ Address rent-ready issues
  • √  Provide a rental market analysis for the property
  • √ Set the rent price
  • √ Place “For Rent” signs on the property 
  • √ Install lockboxes for viewings
  • √ Develop property information handouts
  • √ Take digital photographs and videos for the web
  • √ Advertise the property in over 100  online rental listing sites
  • √ Advertise the property through offline listing services
  • √ Advertise the property on social media
  • √ Run online marketing ad campaigns
  • √ Send weekly emails to over 5,000 prospects
  • √ Send weekly SMS to tenant prospects
  • √ Coordinate showings
  • √ Maintain call center and leasing agents during business & non-business hours
  • √ Send a detailed lead traffic report to the owner
  • √ Weekly Sign & Flyer Checks
  • √ Process tenant and pet applications
  • √ Tenant and Pet Screening
  • √ Send a comprehensive report about the qualified applicant to the owner
  • √ Collect the security deposit
  • √ Prepare and execute documents for leasing
  • √ Negotiate Lease Terms
  • √ Negotiate contingencies
  • √ Prepare Lease Documents
  • √ Lease Signing Interview
  • √ Utility Management
  • √ Schedule a pre-move-in wipe down
  • √ Schedule and manage the Move-In Inspection and Walkthrough
  • √ Issue keys to the tenant
  • √ Enforce the terms of the lease
  • √ Hold security deposit in an escrow account
  • √ Manage lockouts
  • √ Address unauthorized pets and residents
  • √ Follow up on HOA complaints
  • √ Follow up on neighbor complaints
  • √ Sending certified letters when violations occur
  • √ Maintain certified letters process for documenting tenant violations
  • √ Answer tenant complaints
  • √ Maintain rent payment options
  • √ Provide automatic internet rent payment system
  • √ Maintain direct deposits for tenants via ACH
  • √ Maintain tenant payment ledgers and outstanding balances
  • √ Deal with bounced checks and ACH returned payments
  • √ NSF rent checks
  • √ Preparing and executing consent orders
  • √ Schedule and file evictions
  • √ Arrange and meet the sheriff at evictions
  • √ Draft consent agreements, file with Magistrate Court
  • √ Monitor skips and abandonments during the eviction process
  • √ Negotiating lease extensions or renewals
  • √ Manage the tenant renewal process
  • √ Deal with Better Business Bureau and attorney disputes
  • √ Upon 30-days notice, follow move-out procedures
  • √ Inspection walkthrough
  • √ Address notice of dispute
  • √ Receive keys from the tenant
  • √ Oversee removal of all belongings and schedule trash – outs as necessary
  • √ Drive-by the property to watch for “skips”
  • √ Mitigate tenant damages
  • √ Security deposit distribution procedures
  • √ Normal wear and ear procedures
  • √ Maintain emergency maintenance telephone and procedures
  • √ Manage emergency issues
  • √ Maintain a vendor list and monitor their workman’s comp insurance and general liability insurance
  • √ Maintain a relationship with a building or home inspector
  • √ Oversee maintenance bill-paying system
  • √ Produce work orders, issue invoices & pay vendors or copy owner
  • √ Maintain keys or re-key for access to the property
  • √ Notify owner of all maintenance issues
  • √ Manage regular property visits
  • √ Maintain a staff of maintenance coordinators
  • √ Maintain a pool of vendors
  • √ Maintain web-based maintenance tracking system with all outstanding work orders
  • √ Maintain a system of audit, approving vendor invoices
  • √ Maintenance survey after the work order is completed
  • √ Manage mold complaints
  • √ Nuisance maintenance calls
  • √ Manage lawn care
  • √ Manage habitability issues
  • √ Maintain contractor invoices
  • √ Manage General Liability insurance “Dec Page” on file for all vendors
  • √ Manage Workers Comp insurance records for all vendors
  • Weekly Sign and Flyer Inspections (covered by the Tenant Placement Fee). This is assessed when there’s an open property (property being advertised or marketed). This is a weekly check of the property as well as the distribution of rental information while a property is vacant. It creates additional protection while it sits empty and to assist a speedy re-rental.  

 

  • Pre Move-in Inspections (covered by the Tenant Placement Fee). To cover costs while doing a pre-move-in inspection and in generating that report. This inspection happens before the tenant is moving in. This happens once before every move in to ensure the property is presentable from sitting on the market i.e. grass cut, bathrooms cleaned, trash emptied.

 

  • Move-in Inspections (covered by the Tenant Placement Fee). To cover costs while doing a move-in inspection and in generating that report. This inspection happens on the day that the tenant is moving in. This inspection covers the administrative review of the lease to include tenant lease, fees, property review, appliance checks, and emergency procedures.

 

  • Lease Renewal Inspections (covered by the Lease Renewal Fee). This includes lease terms and conditions negotiations, market analysis to adjust pricing, if applicable; drafting of lease renewal document, obtaining tenant signatures, and performance of a mini property condition report to document the condition of the property to ensure the tenant is properly caring for the property and abiding by the lease terms. All damages noted are scheduled for repairs in an attempt to correct deficiencies before the tenant moves to have more of the deposit available for move out repairs. In some cases, the Property Management Company may also charge tenants a lease renewal fee if the Property Management Company feels the need to reconfirm any of their personal background or credit information and to reaffirm that they are current on their renter’s insurance policy.

 

  • Move Out Inspections of $50. This is to cover costs while doing a move out inspection and in generating that report. This inspection is conducted once the tenant has moved out and is a complete documentation of the property.

 

  • Mold Inspections of $50. To cover costs while doing a mold inspection and in generating that report. This is only conducted if a tenant reports mold growth in the property. If molds are not found during the inspection, the tenant is charged for this service.

 

  • Accident Inspections of $50. To cover costs while doing an accident inspection and in generating that report. This is only conducted if a tenant reports an accident on the property.

 

  • Safety Inspections of $50. A safety inspection is conducted if a property or a part thereof has been noted or reported to have something found to be unsafe i.e. deck, stairs, railing trip hazards, etc.

 

  • Final Inspections of $50. To cover costs while doing the final property inspection and in generating that report. This inspection is a final walk-through of the property following repairs and cleaning to ensure it meets standards for the next tenant move in.

 

  • New Property Inspections of $50. To cover costs whenever a new property is added to the Owner’s existing portfolio. Inspection consists of 1) Review for codes issues; 2) Document the condition of the house/apartment when we take it over; 3) Document any health or safety issues and get resolved; 4) Prepare a list of suggestions for the new owner on improving the unit and increasing the rent; and 5) Review the current tenant’s housekeeping and any open maintenance issue for the current tenant.

Guarantees

If we are unable to place a qualified tenant in 28 days or less from the time the property’s marketed, we will waive the first month’s management fee.

Requirements

  • Good rental price as determined by Property Manager
  • Good property condition as determined by Property Manager
  • Property allows pets

If we are unable to lease your home for at least 6 months, we will waive the next leasing fee of $100/$200.


Cookeville, McMinnville & Lawton – $100 Leasing Fee

Chattanooga, Knoxville & Nashville – $200 Leasing Fee

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