Current Owner FAQ

We use a hybrid of data and experience. Your advisor runs a full rental market analysis pulling active comparables, recently leased units, seasonal timing data, and property-specific variables – square footage, bedrooms, upgrades, amenities, and neighborhood dynamics. On top of that, we physically walk your property to factor in condition, finishes, and anything that sets it apart (or holds it back). The final number is the rent that balances highest monthly income against lowest vacancy risk.

It’s a free, data-driven assessment of what your home should rent for in today’s market. We start with thousands of local data points – comparable rentals, neighborhood trends, square footage, bedroom count, and property features – then refine it with a personal walkthrough of your home to factor in condition and unique selling points. The result is a rent range (low, target, high) with a realistic time-to-lease estimate at each price point, so you can make an informed decision.

Your listing syndicates to the top rental platforms your target renters are actually using – Zillow, Trulia, Hotpads, Apartments.com, our own website, and dozens of partner sites. Listings include professional photography, a compelling property description, accurate specs, and strategic pricing. Our syndication runs automatically so listings stay fresh and properly tagged across every platform.

Most of our properties lease within 14 – 21 days of going live, though speed varies by season, market, price, and property condition. Homes that are priced sharply and presented well often lease in the first week. Your advisor will give you a realistic time-to-lease estimate specific to your home before it hits the market.

Yes. We handle the full marketing, showing, application, and screening process – but the final approval rests with you. We present only applicants who meet our published qualification standards, along with a summary of their screening results, and you give the green light before any lease is signed.

Screening is thorough and consistent across every applicant. We verify income and employment, run full credit reports, check rental history with prior landlords, conduct nationwide criminal background checks, and review eviction records. Pet screening runs when applicable. Every step complies with federal Fair Housing law and state/local rental regulations. Applicants are evaluated against objective criteria, not gut feel.

Longer leases stabilize your income. They reduce turnover costs (cleaning, painting, re-listing fees), lower your vacancy rate, and typically attract tenants who are more invested in the property. You also get a longer window of predictable cash flow before you’re back in market mode. In most cases, we recommend 12-month leases as the standard with the option to extend to 18 or 24 months when an applicant is strong.

If a tenant we screened and placed defaults on the lease within the first six months, we re-place the property for free – no additional leasing fee. For owners on full-service management or who sign longer-term leases, we offer an extended warranty period that goes out as far as 18 months. It’s our way of standing behind the quality of our screening.

Typically 1 to 3 business days from signed management agreement to live listing, assuming the property is rent-ready and we have current photos. Homes that need cleaning, minor repairs, or fresh marketing photos may take a few extra days. Your advisor will walk you through a pre-launch checklist so nothing slows the listing down.

If we’re not seeing serious interest within the first couple of weeks, your advisor reviews showing feedback, checks market activity, and recommends adjustments – usually pricing tweaks, listing photo changes, or minor property improvements that consistently move the needle. You’ll always be in the loop, and we’ll never let a property quietly sit without telling you why.

A rent-ready home leases faster, to better tenants, at a higher price. Before listing, we recommend: a professional deep clean (including carpets), completion of any outstanding maintenance, fresh neutral paint if walls are marked up, yard and landscaping tidied, all lightbulbs and smoke detector batteries replaced, and any personal items removed. Your advisor will walk through the home and give you a prioritized prep list – what’s essential versus what’s nice-to-have.

Yes. Whether you’re still living there or a current tenant is preparing to move out, we can begin marketing and scheduling showings on your timeline. We coordinate showings carefully to minimize disruption, and we plan the timeline to avoid or minimize any vacancy gap between move-out and move-in.

No issue – we manage plenty of HOA properties. During onboarding, you’ll provide us with your HOA’s CC&Rs, rental rules, parking rules, and pet policies. We fold those requirements into the lease and communicate them clearly to tenants at move-in, so there are no surprises for anyone. If your HOA requires tenant application approval, we handle that coordination for you.

You can share preferences – no smokers, no pets, specific occupancy limits – and we’ll honor anything that’s legally permissible. Fair Housing law does prohibit certain restrictions, so your advisor will walk through which requests are allowed and which aren’t. Together we’ll build a set of criteria that protects your property while keeping you compliant.

Absolutely. We use an attorney-reviewed lease that covers the full range of landlord-tenant obligations, but there’s room for customization. Specific clauses, pet addenda, appliance disclaimers, yard-care terms – we’ll review the lease with you before it goes to the tenant and adjust where it makes sense for your situation.

All working keys for front and back doors, any garage remotes or codes, mailbox keys, gate/pool/clubhouse access where applicable, and alarm codes if the system will be left active. Having everything ready up front means we can schedule showings, inspections, and the tenant move-in without delays.

Yes – and it’s different from homeowner’s insurance. A landlord (or “rental dwelling”) policy covers the building, liability for injuries on the property, and loss of rental income if the home becomes uninhabitable due to a covered event. Standard homeowner’s policies typically exclude rental use, so if you’re renting and still carrying a homeowner’s policy, you may be uninsured in the event of a claim. Your management agreement requires you to maintain proper rental dwelling coverage.

Yes. Life happens. If you need to delay – a family situation, second thoughts on the market, a delayed repair – just let your advisor know. We’ll pause the process and relaunch when you’re ready. No pressure, no penalty, no awkwardness.

Yes! While we handle the marketing, showings, and full screening process, the final decision always rests with you. We’ll present qualified applicants that meet our screening criteria, and you’ll have the opportunity to review their application details and approve the tenant before a lease is signed.

While most homes rent quickly, market conditions, price, and property condition can all play a role. If we’re not seeing strong interest or applications, your Rent Estate Advisor will review feedback from showings, assess the listing strategy, and recommend adjustments – whether that’s updating photos, revisiting price, or addressing potential renter concerns. We’ll keep you informed every step of the way.

Yes, and it’s a common transition. If you started with tenant placement thinking you’d self-manage but found the day-to-day more than you bargained for, we can convert your account to full-service property management without re-listing the home or re-screening the tenant. Contact your advisor or the client service team and we’ll walk you through the paperwork – usually set up within a few business days.

We can help you navigate selling whether the home is vacant or occupied. If a tenant is under an active lease, we’ll talk through options: selling with the tenant in place (often attractive to investor buyers), waiting out the lease, or negotiating an early termination. We can coordinate showings in compliance with the lease, manage tenant communication, and connect you with experienced real estate agents who understand the investment market if you don’t already have one.

Yes – and we do it a lot. Whether you own two homes or twenty, everything is managed under a single account with centralized access through your Owner Portal. You’ll get property-specific financial statements, maintenance logs, and performance summaries, plus a consolidated portfolio view. Investors with multiple properties often get a single monthly report and a single deposit with clear line-item breakdowns.

The fastest way is through your Owner Portal – it gives you 24/7 visibility into your account. For anything that needs a conversation, our client service team is reachable by phone and email during business hours, and we respond promptly. If your question is urgent or time-sensitive, flag it in your message and we’ll prioritize accordingly.

Yes. If you’re transferring title (into an LLC, a trust, or to another individual), let us know as soon as you know. We’ll update your management agreement, tax documentation, and tenant payment instructions to match the new ownership structure. The sooner we know, the smoother the transition – especially when a tax year boundary is involved.

We combine boots-on-the-ground local expertise with the systems and scale of a larger operation. That means dedicated local property managers who actually know your market – paired with technology, documented processes, and a professional client service team that small mom-and-pop managers typically can’t match. We’re not the cheapest option on the market, and we’re not trying to be. We’re focused on protecting your investment, maximizing your returns over the long haul, and delivering a professional experience that keeps you invested in real estate for the long term.

Yes – we use a standardized, attorney-reviewed lease that’s purpose-built for each state’s landlord-tenant law. It covers all the protections you need as an owner and clearly spells out the tenant’s responsibilities. If you want to review the lease in detail or request specific modifications for your property, we’re happy to walk through it with you before the first tenant signs.

About 60 – 90 days before your current lease expires, we reach out to confirm your preferences: renew as-is, renew with a rent adjustment, change terms, or end the lease. Once you confirm direction, we handle everything with the tenant – the renewal offer, rent change notifications, updated documentation, and e-signatures. If the tenant chooses not to renew, we switch into listing mode so the gap between leases stays short.

Most leases are 12 months. This balances tenant stability with your flexibility to adjust rent or change terms annually. Longer terms (18 or 24 months) can make sense when the applicant is strong and you want extra income predictability. Shorter terms occasionally work for specific situations – a furnished corporate rental, a property being prepared for sale – but they come with higher turnover costs and are evaluated case-by-case.

Yes. A rent adjustment at renewal is standard, and most owners do it to keep up with rising costs (taxes, insurance, maintenance) and market appreciation. If you have a specific increase in mind, we’ll apply it. If you’re not sure, we typically recommend between 3% and 5% depending on market conditions, and we can run a fresh rent analysis at renewal time to give you a data-backed recommendation. We manage the tenant communication and the lease amendment start to finish.

If you want to take back the property and not renew, you’ll need to submit written notice at least two full rental periods in advance (or whatever interval the lease specifies). Use the online owner notice form or email us in writing. Once we receive it, we handle the tenant notification, confirm move-out logistics, and coordinate the transition – whether that’s re-listing, selling, or handing the keys back to you.

When a tenant declines renewal, they’re required to give written notice per the lease (typically 60 days). We notify you immediately, coordinate a final inspection, and start marketing the home for re-rental on your timeline. You’ll always have the option to take the property off the market – sell, move into it yourself, or pause – if your plans have shifted.

If the lease’s notice window passes without action from either side, the lease typically either renews automatically at its current terms or rolls into a month-to-month arrangement, depending on how the lease was written and on state law. We proactively reach out before the deadline to prevent this, but if notice is missed, the default path keeps the tenant in place until someone gives proper notice to change or end the arrangement.

We’ll notify you right away and enforce the early-termination terms of the lease. Depending on the agreement and the reason, the tenant may owe a lease-break fee, unpaid rent through the remainder of the lease or until a replacement tenant moves in, or both. We handle the documentation, communication, final accounting, and re-listing so you can move forward without the headache.

Let us know right away with any evidence or detail you have – a photo, a neighbor’s report, anything. We’ll conduct a discreet inspection or conversation with the resident, and if a violation is confirmed, we issue a formal notice per the lease. Depending on severity and repeat behavior, consequences range from fees to lease termination. Every step is documented so we have a clear record if it escalates.

All violations – whether it’s property damage, noise complaints, unauthorized pets, or rule-breaking – are documented and addressed in accordance with the lease and state law. Minor first violations typically get a written notice. Repeat or severe violations escalate to fees, formal cure-or-quit notices, and, if unresolved, lease termination. You’re kept in the loop on anything significant.

Yes – for any material violation (property damage, unauthorized occupants or pets, repeat rule-breaking, serious neighbor complaints), you’ll receive an update with the facts, what we’re recommending, and what’s already been done. Minor one-offs that we handle directly without issue may not require a separate notification, but anything that could impact your property or the lease status gets escalated to you promptly.

If a tenant is served formal notice and still doesn’t resolve the issue, we move into enforcement: additional fees where applicable, formal cure-or-quit notices, and ultimately legal action (eviction) if required. We coordinate with our legal partners at each escalation step and walk you through the decision points, costs, and likely timelines before anything drastic happens.

Yes – you’ll be updated on any major lease violations, including unauthorized pets, property damage, or consistent rule-breaking immediately upon Lux Management Group learning of the violation. We’ll also advise you on possible solutions, next steps, or legal escalation if needed.

Once the tenant’s rent payment clears our trust account, we typically disburse owner payments within 1 – 3 business days. Timing can vary based on state-specific trust accounting rules, weekends, bank holidays, or late tenant payments. Your Owner Portal shows real-time status of every payment – when rent cleared, when your disbursement was issued, and when it should hit your bank.

Tenants pay through the Resident Portal using ACH bank transfer (included in their monthly resident services fee, no extra cost) or credit/debit card (with a third-party processing fee they pay themselves). Certified funds by mail are also accepted as a backup. Digital-first payment options like these dramatically improve on-time collection rates compared to traditional check-based systems.

We follow a defined collection process that kicks in the day rent is past due. First, automated reminders and personal outreach go out via email, text, and phone. If the grace period passes without payment, late fees apply per the lease and formal legal notices (like a Pay or Vacate notice) are issued in compliance with state law. Throughout the process, we keep you informed and walk you through next steps – including potential eviction – if the balance isn’t resolved.

Late fees are structured into the lease and applied when rent isn’t paid within the grace period. The fee is retained by Lux Management Group to offset the time and cost of collections work – that’s why there’s no additional fee to you for handling late accounts. Your advisor can walk through the specific late fee structure on your lease if you want to review it.

When payment issues go unresolved after proper notices and grace periods, filing for eviction may be the right move. We always notify you before initiating an eviction and walk through costs, timelines, and likely outcomes so you can make an informed decision. If you approve, we coordinate with our legal partners in your state to file, attend hearings, and manage the process start to finish. Fees and court costs are outlined up front – no surprise invoices.

Your Owner Portal is live 24/7 and holds every record we generate for your property: monthly statements, year-end reports, rent receipts, maintenance invoices, tax documents, lease copies, inspection reports, and more. You can filter, download, and export anything in formats your accountant or tax preparer will recognize.

Partial payments post to your account just like full payments do, but we continue collection efforts until the remaining balance is paid. Your monthly statement clearly reflects the partial, the outstanding balance, and any late fees applied. Management fees are assessed on rent due, not rent received – so you’re not penalized administratively for the tenant being late.

If a payment bounces or is reversed after it’s already hit your account, we pull the funds back from your account to keep the books accurate. If the reversed amount had already been disbursed to you, you’ll need to return those funds so we can re-collect properly from the tenant. Your monthly statement will reflect every step of the reversal and subsequent recovery. We follow up with the tenant aggressively to re-collect.

Currently, owner disbursements go out as soon as tenant rent clears and trust accounting rules allow. We don’t offer scheduled or batched payouts for individual rent payments at this time. That said, for investors with multiple properties, we can set up consolidated reporting and combined disbursements. Ask your advisor if you want to explore options.

No. Rental income flows through only after the tenant pays – we can’t pay you money that hasn’t been collected. If rent is late, we’re working the collection process and keeping you updated, but no disbursement happens until the funds come in. This is an industry-wide standard; any manager who claims to advance rent is typically doing short-term lending with hidden fees attached.

Yes – if you own multiple properties, rent proceeds are typically disbursed property by property so your accounting stays clean. Your monthly statement breaks everything out by property, and the portal lets you drill into any specific one. If you’d prefer consolidated deposits for cash management purposes, we can set that up – just let us know your preference.

If a maintenance invoice, city fee, or other charge exceeds your available account balance, we’ll reach out to request an owner contribution before the invoice is paid. You can submit payment securely through your Owner Portal. Once received, we apply it to the outstanding charge and continue with the work. For owners who want to avoid this step, you can maintain a small reserve balance in your account to absorb unexpected costs.

Yes, when there’s an outstanding charge on your account. If a maintenance invoice, city fine, or inspection fee comes due and there’s no reserve to cover it, we deduct it from your next rent disbursement. Your monthly statement itemizes every deduction – no black-box accounting.

Log into your Owner Portal and head to the payment/profile settings section. You can update banking details there securely. If the change happens mid-month, we make sure the next disbursement uses the new account – just confirm the timing with your advisor if you want to be certain.

When your account has a negative balance – a repair that exceeded collected rent, a city inspection fee, or similar – we’ll notify you with the amount and reason. You can submit the contribution through your Owner Portal via ACH (free) or credit card (small processing fee). Once it posts, we apply it to the outstanding charge and move on.

Yes. The Owner Portal provides downloadable monthly statements, year-to-date summaries, and year-end cash flow reports. Everything is formatted to drop straight into most tax preparation software or email directly to your accountant. If you need a custom breakdown we can typically generate it on request.

If you meet the IRS reporting threshold, you’ll receive a 1099-MISC (or 1099-NEC, depending on the nature of the payment) showing gross rental income paid to you during the prior calendar year. We can also provide a year-end cash flow statement summarizing income and expenses to simplify your tax prep. These documents are available in the Owner Portal by late January each year and can be emailed to you or your tax preparer on request.

1099s are generated and distributed by January 31st each year. The form reflects gross rental income paid to you during the prior calendar year – it does not account for expenses, management fees, or other deductions (that’s what your year-end cash flow statement is for). Together, the 1099 and the cash flow statement give your accountant everything they need for an accurate return.

If a tenant’s payment is returned due to insufficient funds or a chargeback (common with ACH or card payments), we’ll reverse the deposit from your owner account and notify you right away. If the payment had already been disbursed to you before the reversal, you’ll be expected to return the funds to Lux Management Group to correct the balance. Our team will follow up with the resident to resolve the issue and reattempt collection if appropriate. Your monthly statement will reflect any payment adjustments and ongoing updates.

Owner payments are issued only after rent has been received and cleared. If the tenant hasn’t paid, we’re unable to release funds until the balance is resolved. That said, we stay on top of the situation, communicate with the tenant, and keep you updated on next steps throughout the process.

If your account balance isn’t sufficient to cover a charge – like a maintenance invoice or a city fee – we’ll reach out to request an owner contribution. You can submit payment securely through your Homeowner Portal or contact our team to make other arrangements. Once received, we’ll apply the payment and proceed with any necessary work or vendor payments.

1099 forms are typically issued by January 31 each year and reflect the gross rental income paid to you in the previous calendar year. This includes rent collected and disbursed, but does not account for any expenses or withholdings. Your year-end cash flow statement will break down those details to give you a full picture of your rental income and operating costs.

Residents submit requests through their Resident Portal (preferred) or by phone 24/7. Our maintenance team reviews each request, troubleshoots simple issues remotely when possible, and dispatches a qualified vendor when a repair is needed. If the work falls within the Not-to-Exceed (NTE) limit in your management agreement, we dispatch without needing pre-approval. Anything above the NTE gets escalated to you with a detailed estimate before work begins.

Two paths: (1) Online through the Resident Portal – this is the fastest because it creates a tracked ticket, (2) By phone – our maintenance line is monitored 24/7, and our team creates the ticket on your behalf. All requests route through the same system regardless of how they come in, so tracking stays clean.

Yes – phone, email, or text all work. During onboarding we note your preferred communication method so we can reach you the fastest way possible when approvals are needed.

Call our 24/7 maintenance line. A live team member or dispatcher takes the call, assesses urgency, and either dispatches immediately (for true emergencies like active flooding or no heat in freezing weather) or logs the ticket for business-hours handling (for less-urgent issues). You can also submit online any time – urgent flags route the ticket appropriately overnight.

No – that would slow everything down without adding value. If a repair estimate falls under your Not-to-Exceed limit (typically $400), we dispatch a vendor and handle it. Your statement will show the invoice. For anything over your NTE, we pause, get an estimate, and contact you for approval before work begins. This keeps minor issues from lingering while preserving your oversight on larger expenses.

The NTE is a spending authorization you set in your management agreement – most owners set it at $300 – $500. Repairs estimated under your NTE get dispatched right away without pausing for approval. Repairs estimated above it require your sign-off first. You’re only billed for the actual cost, not the NTE amount. You can adjust your NTE at any time; just let your advisor know.

Every vendor in our network is vetted for licensing, insurance, craftsmanship, responsiveness, and professionalism. We verify insurance annually, review feedback after every job, and rotate out vendors who don’t consistently meet our standards. Many have worked with us for years. The result: when a vendor shows up at your property, you’re getting someone who’s already been filtered against dozens of bad options.

Our vendors agree to competitive pricing in line with market rates, and every invoice is reviewed before it posts to your account. If something looks high or off, we push back before payment – and if a repair seems unusual, we may get a second estimate. You’re never on the hook for inflated invoices.

Yes, with a few conditions. We need to verify they carry current liability insurance and any required licenses, and the pricing needs to be within reasonable market ranges. Once they’re vetted, we can dispatch them on your property. Keep in mind that response time and quality are on their shoulders – we can’t coordinate the same way we can with our pre-vetted network.

Yes, for non-urgent repairs. If you want a second estimate on a larger job or just want to compare pricing, let us know and we’ll request one. This isn’t always feasible for small or time-sensitive repairs, but for major work (roofing, HVAC replacement, significant plumbing), it’s a reasonable and common request.

Emergencies are issues that could cause significant property damage or pose immediate safety risk. Examples: active water leaks or flooding, no heat in freezing weather, no AC in extreme heat, fire or smoke, active sewer backup, gas smell, major electrical hazard, broken exterior doors or locks, or any issue that makes the home unsafe to occupy. These trigger same-day or within-24-hour response. Inconveniences (microwave not working, a slow drain, a dripping faucet) are handled during business hours at standard priority.

As the owner, you’re responsible for major structural systems, owner-provided appliances, and anything that affects the home’s habitability: HVAC, plumbing, electrical, roof, foundation, windows, doors, and permanent fixtures. Tenant-caused damage and normal tenant-responsibility items (changing filters, replacing light bulbs, minor clogs from misuse) fall to the tenant under the lease.

The Owner Portal shows the full lifecycle of every maintenance request: submitted, under review, dispatched, in progress, completed, and invoiced. You can see vendor assigned, before/after photos, and invoice details. Email updates fire at key milestones – dispatch, scheduled visit, completion – so you don’t have to log in to stay current.

Not necessarily. Routine maintenance and owner-responsibility repairs are billed to your account. But if an issue turns out to be tenant-caused damage or resulted from misuse, we charge it to the tenant and reimburse your account when they pay. For unresolved tenant charges, the amount is typically deducted from their security deposit at move-out.

We document everything. If a pattern emerges – repeat damage, negligent behavior, lease violations – we issue formal notices per the lease, charge the tenant for damages, and escalate to lease termination if needed. You’re kept in the loop throughout. A well-documented pattern also protects you in small claims court or deposit disputes.

Yes. We require before-and-after photos from every vendor on every job. Our team reviews the work internally before closing out the ticket, and for larger repairs we’ll follow up with the tenant to confirm the issue is fully resolved. If something’s incomplete or unsatisfactory, we go back to the vendor before approving their invoice.

Maintenance costs are automatically deducted from your rental income and reflected on your monthly statement. If rent doesn’t cover the charge, we’ll request an owner contribution via the portal (ACH or credit card). You can always maintain a reserve balance to absorb expected and unexpected costs without needing to make a separate payment each time.

Absolutely. For owners with multiple properties, we can set standard NTE amounts across the portfolio, establish blanket approvals for common repair types, fine-tune your communication preferences, and schedule regular preventive maintenance so issues get caught early. The goal: less of your time, lower total repair costs, and better long-term property performance.

Preventive maintenance pays off enormously over time. Typical seasonal priorities:

• Spring: roof inspection, exterior paint/caulk check, HVAC tune-up (cooling season prep), landscaping refresh
• Summer: AC filter changes, pest inspection, gutter cleaning if trees are heavy
• Fall: HVAC tune-up (heating season prep), gutter cleaning, weather-stripping check, smoke/CO detector test
• Winter: freeze protection in cold climates (faucet covers, pipe insulation), heating system check

We can coordinate seasonal services with our vendor network and send you pricing ahead of time. Many of our owners set recurring seasonal maintenance up front and forget about it.

As the homeowner, you’re generally responsible for maintaining the property’s structure, systems (HVAC, plumbing, electrical), appliances you provide, and ensuring habitability. We’ll guide you on specific repairs as they come up and help ensure lease terms are followed.

Absolutely. Many investors rely on us to streamline maintenance decisions. We can discuss setting a Not-to-Exceed (NTE) amount for certain repairs, adjust your communication preferences, and help reduce delays by managing common repair scenarios on your behalf – always keeping your best interest in mind.

Once a tenant has given notice, we confirm their move-out date, send detailed move-out instructions covering cleaning expectations and responsibilities, coordinate a final inspection, and collect all keys and remotes at turnover. Throughout the process, we keep you informed so you’re never in the dark about when the home will be vacant or ready to re-lease.

After the tenant has fully moved out and returned keys – typically within 1 – 2 business days of the official move-out date. This timing ensures the inspection reflects how the home actually looks after the tenant is out, not a walkthrough while boxes are still stacked in the living room.

We compare the move-in inspection report (photos and notes from the day they moved in) against the move-out inspection report. Anything beyond ordinary wear and tear – stains, damage, unapproved modifications, missing items, excessive cleaning required – is priced out with vendor estimates or receipts. The owner reviews and approves any proposed deductions before we finalize the tenant’s itemized statement.

Ordinary wear and tear is the gradual, expected aging of a home from normal use – minor scuffs on walls from furniture, light traffic wear on carpet, minor bathroom grout discoloration, small nail holes from hanging pictures. Tenants aren’t charged for these. Damage is anything beyond normal use – large holes in walls, broken windows, pet damage to flooring, stained or burned carpet, smoke damage, unauthorized paint colors. Those are billable.

State law governs the timeline. Most states require the itemized deposit disposition and any refund to be delivered within 14 to 30 days of move-out. We follow the state-specific deadline strictly – missing it can forfeit the right to deduct for damages and sometimes triggers penalties.

If damage exceeds the deposit, we document everything, send the tenant an itemized balance due, and begin collection. If the tenant doesn’t pay voluntarily, options include reporting to collections, pursuing small claims court, or writing off the balance. We walk you through the cost-benefit of each path – sometimes pursuing $500 in court costs isn’t worth the chase, and sometimes it absolutely is.

Tenants are required to leave the property clean and in the condition they received it (minus ordinary wear and tear). Our move-out inspection identifies any work needed to return the home to rent-ready status. Typical turnover work we coordinate: professional cleaning, minor touch-up paint, carpet cleaning or replacement if damaged, small repairs from the tenant damage list, and any deferred maintenance the owner wants addressed between tenants.

As soon as any turnover work is completed. For a well-maintained home with no major damage, that’s often 3 – 7 days. For homes needing paint, carpet, or deeper repairs, it may be 1 – 2 weeks. We typically start pre-marketing before the current tenant moves out to minimize vacancy – meaning the new listing is ready to go live within days of the home being rent-ready.

One standard annual property condition inspection is included with full-service management. We walk the property inside and out, check on its condition, identify any maintenance needs, and look for lease violations. You receive a written report with photos and notes.

Yes. Extra inspections outside the annual visit are available any time – useful after a storm, when a neighbor reports concerns, or when you just want peace of mind. Additional inspections may carry a small fee (specified in your management agreement). Our team coordinates with the tenant, provides proper legal notice, and delivers the report after the visit.

A thorough walkthrough of the interior and exterior, including: general condition of floors, walls, and ceilings; HVAC and major appliances visual check; visible plumbing and electrical issues; smoke and CO detector function; signs of unauthorized pets or occupants; yard and landscape condition; and overall cleanliness. Photos and written notes document everything. You receive the full report for your records.

If you’re local and want to attend, just let us know ahead of time. We’ll coordinate a schedule that works for you and gives the tenant proper legal notice. Keep in mind that state law typically requires a defined advance notice window, so walk-ups aren’t always possible – but with a few days’ notice, we can almost always get you in.

Rental licensing varies widely by city and county. Some jurisdictions require annual licenses with periodic city inspections; others have no specific rental license requirement at all. During onboarding, we identify any licensing requirements for your property’s location and help you register. If you’re unsure whether your city requires a license, ask us – we’ll verify.

We coordinate the entire inspection process with the city and the tenant: scheduling, meeting the inspector, and documenting the result. If the property passes, great – we keep the license current automatically. If the property fails, we notify you with the list of required corrections, coordinate any needed repairs with our vendor network, then schedule the re-inspection to bring the property back into compliance.

Yes. If your tenant is on a housing voucher program, we coordinate all required Housing Assistance Payment (HAP) inspections directly with the housing authority. If the home fails inspection, we notify you with the exact list of items the housing authority flagged, coordinate repairs, and schedule the re-inspection. Any housing authority correspondence – inspection notices, violation letters, recertification paperwork – that arrives at your address should be forwarded to us immediately so nothing gets missed.

Our annual inspection includes a walkthrough of the home’s interior and exterior to check for lease violations, damage, or maintenance issues. We review things like smoke detectors, visible plumbing and electrical issues, signs of unauthorized pets or occupants, and general cleanliness. After the visit, you’ll receive a report with notes and photos for your records.

Your Owner Portal is the central hub for managing your rental online – available 24/7 from any device. It holds every document, every transaction, every inspection report, and every communication related to your property in one organized place.

• View and download monthly and year-end financial statements
• Track every rent payment and disbursement in real time
• See maintenance requests, vendor notes, and invoices
• Access lease copies, inspection reports, and photos
• Submit owner contributions or update payment details
• Update your contact info, mailing address, and preferences
• Download tax documents at year-end
• Message our team directly for property-specific questions

Go to the portal link in the main navigation or bookmark it directly. Log in with the email address on file for your account. First-time users: you’ll receive an invitation email with setup instructions. Forgot password: use the “Forgot Password” link on the login page – reset emails arrive within a few minutes.

Reach out to our client service team by phone or email. Most login issues (wrong email on file, reset email not arriving, two-factor hiccups) are resolved same-day. If you’re locked out and it’s urgent, flag it in your message – we prioritize account access issues.