Statements & Documents
Monthly statements, invoice copies, the lease, inspection reports and year end summaries, all in one place.
Home / Owners
For Owners
What we do, what it costs, what you approve and what lands in your account each month. Everything an owner needs before handing over keys.
Rental Analysis
We walk the property or review photos, pull real comparables from your area and give you an honest rent figure plus a list of what it needs before listing.
Management Agreement
Terms in writing: fee structure, your maintenance approval limit, how we communicate and a 30 day cancellation clause. No long lock in.
Onboarding
Keys collected, property documented with photos, utilities and HOA details recorded, and your owner portal set up.
Make Ready
Any cleaning, paint or repairs coordinated so the property shows well. Vacant properties rent on photos, and photos are unforgiving.
Marketing
Professional photos, listing written and syndicated to the major rental sites, inquiries answered and showings run.
Screening & Lease
Applicants screened against written criteria, the approved resident signs a Florida compliant lease, deposit collected and held per statute.
Move In
Move in inspection photographed and filed, keys handed over, resident onboarded with payment portal and maintenance request access.
Ongoing Management
Rent collected, repairs coordinated, inspections scheduled, statements issued monthly and renewals negotiated ahead of expiration.
Straight Talk
What managing your own rental actually costs
Self managing works well for plenty of owners, and if you live nearby, have time and enjoy it, we will tell you so. The costs that usually change the math are the ones that do not appear on a spreadsheet.
- Vacancy. Every week empty costs roughly two percent of annual rent. Slow marketing is the most expensive mistake in this business.
- Screening mistakes. One bad resident can cost several months of rent, legal fees and repairs. Screening is where the money is made.
- Under market rent. Owners who avoid raising rent for years often sit 10 to 15 percent below market, which compounds.
- Deferred maintenance. Small issues ignored become large ones. A slow leak is cheap on Monday and expensive by Friday.
- Legal exposure. Notice requirements, deposit handling and fair housing rules carry real penalties when handled informally.
- Your time. Calls at 9pm, chasing rent, meeting vendors and coordinating turnovers all have a value.
What You Control
- Your maintenance approval limit
- Whether pets are allowed, and on what terms
- Rent pricing and renewal increases
- Approval of any applicant we recommend
- Which improvements to make, and when
- How often you want to hear from us
- Ending the agreement with 30 days notice
Owner Portal
What you can see any time
Maintenance History
Every work order with dates, vendor, cost and photos, so you can see exactly what has been done to your property.
Payments
Rent received, expenses paid and disbursements issued, with running totals for the year.
Owner Questions
Before you hand over the keys
How quickly can you rent my property?
A well priced, well presented property in our area typically leases within two to four weeks. Pricing above market is the single most common cause of long vacancies, which is why the rental analysis matters more than most owners expect.
Do I have to allow pets?
No, it is your decision. We will tell you honestly that pet friendly properties rent faster and attract a larger applicant pool, and that pet deposits and pet rent offset much of the risk. Note that assistance animals are not pets under fair housing law and cannot be refused or charged for. See our fair housing page.
Who holds the security deposit?
We hold deposits in accordance with Florida Statute 83.49, in a separate account with the required written notice to the resident, or we can arrange for the deposit to be held per your instruction where permitted.
What if I want to sell the property?
Tell us and we will coordinate. An occupied property can be sold, though the lease generally survives the sale. We handle showings around the resident's legal notice rights and work with your listing agent.
Can I use my own contractors?
Yes, if they are licensed, insured and responsive. We will use your preferred vendors where they meet those requirements. Our vendors are used when yours are unavailable or when an emergency needs immediate attention.
What happens at lease renewal?
We review market rent roughly 90 days before expiration, recommend an increase or a hold with reasoning, and negotiate the renewal once you approve. Keeping a good resident at a modest increase usually beats a turnover.
Wondering what your property should rent for?
Free rental analysis with real comparables from your street, plus an honest view of what the property needs before it lists.