Frequently Asked Questions

Rent collection, monthly owner statements, resident communication, lease enforcement, Florida compliance, maintenance coordination by our in-house technicians, and 24/7 access to your owner portal. It's a flat fee, the same whether your home rents for $1,600 or $3,000.

Most managers charge a percentage of rent, so their fee rises every time your rent does. Ours stays at $119 a month. Use the calculator on this page to compare your annual cost. It compares the monthly management fee only, since leasing and renewal fees vary by company.

Owner proceeds are disbursed on the 11th of each month by check or electronic deposit, which you can set up in your owner portal. If the 11th falls on a weekend, funds go out on the last business day before it.

Applicants pay their own screening costs, so there's no screening cost to you.

Yes. Most of our owners have more than one property with us, and you get consolidated reporting across all of them. If you own 10 or more homes, we'll put together custom portfolio pricing.

The placement fee is 75% of the first month's rent and covers pricing, marketing on Zillow, Realtor.com, and 20+ other sites, showings, full screening, lease signing, and a documented move-in inspection. We pay the marketing costs and any agent commissions out of that fee, so there are no extra leasing charges. If you bring us a tenant before we begin marketing, the fee is reduced to 40%. Once marketing has started, the standard fee applies.

Every applicant goes through the same complete screening: credit, criminal background, sex offender registry, and eviction history. A credit score alone doesn't tell the whole story, so we weigh it against two factors we take just as seriously. First, rental history: how the applicant has paid and cared for previous rentals. Someone with less-than-perfect credit may still have a strong record of paying rent on time and taking care of a home. Second, income: we verify it closely to confirm the rent is affordable. These criteria are written down and applied the same way to every application we receive.

Every property and market is different, so we don't promise a set timeline. The biggest factors are price, position, and exposure: pricing the home right for the current market, positioning it to stand out against competing rentals, and putting it in front of as many qualified renters as possible on Zillow, Realtor.com, and 20+ other sites. We manage all three from day one, and we never rush screening to fill a vacancy faster.

If a tenant we placed defaults for any reason within the first six months, we'll lease the property again at no cost to you.

Renewals follow a written process, and it starts long before the lease ends. Residents who get timely, professional repairs trust us, are more likely to renew, and take better care of the home, and our in-house technicians make that possible. At the appropriate time before the lease expires, we inspect the property, review current market rents and the resident's payment history, and give you a clear recommendation on how to proceed: renew as is, renew with a rent adjustment, or move on. The $495 renewal fee includes the inspection with photos and the market rent review.

Yes. Our standard approval limit is $300 for any one repair. Repairs under the limit are handled and documented on your statement per your management plan. For anything over it, we contact you with the diagnosis, options, and estimated cost before work begins. The only exception is an emergency that threatens people or the property.

No, it's an optional add-on at $159 per visit. We recommend it because it catches the problems that get expensive in Florida homes: clogged AC drain lines, slow leaks, and tenant or pet damage, which is documented so the responsible party pays.

Residents can reach us 24/7 for emergencies like flooding, no AC, or a gas smell. Emergencies are handled right away to protect people and limit damage to your property, and you're notified as the work moves forward.

We manage rental properties throughout Central Florida: Orlando and all of Orange County, plus the surrounding counties of Seminole, Osceola, Lake, Volusia, and Brevard. We also manage select properties in the Tampa Bay area. If your property is somewhere else in Florida, give us a call. We'll tell you honestly whether we can manage it well.

That's your decision as the owner. Allowing pets widens the pool of qualified renters and can help a home lease faster, while a no-pet policy lowers the risk of pet damage. If you allow pets, we generally recommend a limit of two, weight limits suited to the home, monthly pet rent, and a pet deposit. Every inspection checks for pet damage and odor.

In most cases the resident does. We verify the required utilities are in the resident's name before move-in. If a utility has to stay in your name, we can pay it for you, and it shows on your monthly and year-end statements.

Residents give written 60-day notice and receive move-out instructions covering cleaning, keys, utilities, and the deposit process. Security deposits are held in a trust account. After move-out, we complete a full inspection, compare it to the move-in report, apply the deposit to any damage or cleaning beyond normal wear, and send the resident a full accounting.

We recommend a landlord policy that covers property damage, liability, and loss of rental income. Residents are also required to carry their own renters insurance under the lease.

Our management agreement runs for 12 months and renews automatically. When we place a tenant, we cover the marketing costs and any agent commissions, and the placement fee is discounted to 75% of one month's rent because it's paired with full-service management. For that reason, cancelling within six months of a tenant placement carries a fee of 6% of the rent remaining on that lease. After that initial period, you can cancel at any time with 30 days' notice.

Rent is due on the 1st, with a grace period through the 5th. On the 6th, the resident receives a 48-hour notice. If rent still isn't paid, they're served an attorney-drafted 3-day notice and charged an additional fee for serving it. If that goes unanswered, eviction can be filed under Florida law with your approval. Our eviction rate is under 1%, and optional eviction protection covers up to $1,200 in legal costs for a tenant we placed.

Request a rental analysis. Once we've reviewed your property and confirmed we're the right fit, we send the management agreement and a property data sheet. Most properties are in our marketing system within 24 hours of a signed agreement. If you're switching from another manager, we coordinate the handoff and notify your resident.