For owners
What we do with your property, what it costs you in attention, and what you can see at any time.
What management actually covers
Marketing and leasing
Professional photos, a listing on the MLS and the major rental portals, and showings handled by a licensed agent. The property goes live the day it is ready, not the week after.
Tenant screening
Credit, income, employment, criminal history, eviction records and prior landlord references on every adult applicant, against written criteria applied the same way to everyone.
Rent collection
Tenants pay online. Owner funds are sent by direct deposit on a set day each month with a statement showing every dollar in and out.
Maintenance and repairs
Requests come in around the clock and go to vendors we already use and trust. You set the limit under which we simply handle it, and we call you before anything above it.
Inspections
Documented with photos at move-in and move-out, and periodically in between, so problems surface while they are still small.
Accounting and year-end
Monthly statements, a full ledger per property, and a 1099 with the documentation your accountant needs in January.
Lease enforcement
Notices, renewals, rent increases and, when it comes to it, the eviction process handled to the letter of Texas law.
Move-out and turnover
Deposit accounting within the statutory window, a scoped turn list, and the unit back on the market without a gap you did not agree to.
You should never have to ask how it is going
A statement every month showing rent received, anything spent and what was sent to you. A running ledger per property. A 1099 and the year's documentation in January.
Between statements you hear from us when something needs a decision - an applicant to approve, a repair above your limit, a renewal to price. Not otherwise.
Three things you set
- Repair limit
- What we handle without calling you
- Applicant approval
- You approve every tenant before signing
- Rent and renewal
- We recommend, you decide
The ones worth asking
How do you decide what my property should rent for?
From closed comparables - what similar properties in the same area actually leased for recently, adjusted for condition, size and what is included. Asking prices tell you what landlords hoped for; lease records tell you what the market paid.
Who approves the tenant?
You do. We screen against written criteria and bring you a complete file: credit, income, rental history, employment and background. We make a recommendation, and the decision is yours.
What happens when something breaks?
Tenants submit a request any time of day. Anything under the limit you set, we handle and show on your statement. Anything above it, we price and call you first. Genuine emergencies - water, gas, no heat, no security - we act on immediately and tell you straight away.
When do I get paid?
By direct deposit on a set day each month, with a statement itemising rent received, anything spent and the balance sent.
What if the tenant stops paying?
We serve notice on schedule and, if it does not resolve, file and see the eviction through. Texas has a defined process with real deadlines, and missing one restarts it - which is most of what goes wrong when a landlord handles it alone.
Can I use my own contractors?
Yes. Give us the names and we will use them, provided they carry insurance and will respond to a tenant in a reasonable time.
Do you manage property you did not sell me?
Yes. Plenty of the properties we manage were bought years ago, inherited, or are a former home the owner decided to keep.
Can I sell while it is leased?
Yes, and a lease in place can be an asset with the right buyer. The tenant's lease survives the sale, so timing matters - we will walk you through the options before you list.
Thinking about handing it over?
Start with what it should rent for. The rest of the conversation follows from that.