Why is the 8% rate capped at $7,500/mo rent?
Because at higher rent levels, the math changes. A $20,000/mo property doesn't take 3× the work of a $7,500/mo property — it takes maybe 1.5×. Charging the same 8% would be unfair to the owner. Above $7,500/mo, we price individually based on the actual scope (unit count, compliance complexity, vendor coordination, etc.). The percentage typically drops to 5-6% for larger SFRs and lower for multi-family. We send a written proposal in 24 hours.
What if you can't collect rent — do I still pay management fees?
No. Our management fee is 8% of *collected* rent, not gross rent. If the tenant doesn't pay, we don't get paid either. That keeps our incentives aligned with yours — we work to collect, not just to enforce a contract.
Why do other firms charge less than 8%? What's the catch?
There's almost always a catch. A 5% "low" rate usually comes with: 10% maintenance markup (adds 1.5–3% effective), $95 per inspection, $295 per lease renewal, $35 per warranty dispatch, setup fees, tax reporting fees, and split pet/late fee revenue. Add it all up and you're paying 10–12% effective. Our 8% with zero markup typically costs less, total, than a 5% firm with markups.
What's actually included in the leasing fee?
Everything required to place a tenant: rental analysis, professional listing photography, syndication to Zillow / Apartments.com / Trulia plus 100+ rental sites, applicant screening (background, credit, eviction history, employment, prior landlord references), showings, lease prep and signing, move-in inspection with photos. One-time fee per placement — not recurring.
Why is there a $350/month minimum?
Full-service property management has a floor on the work involved regardless of rent amount. Below $350/mo, the math doesn't support the level of service we deliver. Most LA rentals naturally exceed the minimum at 8% on rent above ~$4,375/mo. For smaller properties, call us — we'll talk about a structure that works.
How much would you charge for my luxury rental / multi-family / estate?
Send us the details and you'll have a written proposal in 24 hours. Every property above $7,500/mo rent gets individually priced based on actual scope. For context: most single-family homes in the $10–20k/mo range come in around 5-7%, multi-family typically drops to 4-5%, and luxury estates are usually priced as a flat retainer rather than a percentage.
Do you mark up maintenance like other firms?
No. Zero markup. When your plumber's invoice is $250, you pay $250. We pass vendor invoices through at cost. This is the single biggest hidden cost in property management — many firms tack on 10%+ markup, openly or quietly. We don't.
Is there a long-term contract or early-termination fee?
No long-term contract. Leave anytime with 30 days notice. We earn your business every month — we don't lock you in. If we're doing our job, you won't want to leave anyway.
How do you handle pet fees and late fees?
100% to you. Some firms keep 50% of pet admin fees and late fees. We don't — they belong to you, the owner. Our compensation is the management fee, not skim off your charges.
What happens if I want to switch from my current manager?
We handle the transition. Most owners can switch property managers in 30–60 days. We audit your existing lease, coordinate the tenant transition, send the cancellation notice on your behalf, and onboard your property within 7 days of signing with us.