Owner FAQs

• Why Do I Need a Property Manager?

  If you own a rental property, hiring a property management company can save you time, reduce stress, and help protect your investment. Property managers handle the day-to-day responsibilities of leasing, tenant communication, rent collection, maintenance coordination, repairs, inspections, and more. Whether you own one property or a large portfolio, professional management allows you to focus on growing your investments while we handle the details.

• What Type of Properties Do You Manage?

  We manage single-family homes, condominiums, duplexes, triplexes, fourplexes, vacation homes, and residential apartment buildings.

• Are You Licensed?

  Yes. In the State of Texas, property managers are required to hold an active real estate license.

• Do You Sell Real Estate Too?

  Yes. We assist property owners with buying and selling real estate. We also receive referrals from local Realtors. If you were referred to us by a Realtor, we will always refer the sale of your property back to that agent and work alongside them whenever possible.

• Do I Get to See the Resident Lease or Sign It?

  We discuss your leasing preferences during the onboarding process, including items such as pet policies and lease terms. Once those guidelines are established, we market the property, prepare the lease in accordance with Texas law, and sign it on your behalf. You will receive a copy of the executed lease for your records.

• How and When Do I Get My Monthly Payments?

  Owner distributions are sent via ACH on or before the 10th of each month.

• How Is Rent Collection Handled?

  More than 98% of our rent payments are collected online. Residents have access to a secure portal where they can pay rent anytime using eCheck, ACH, credit/debit cards, or certified funds delivered to our office. We also offer incentives for residents who pay rent on or before the 1st of the month through our online payment system.

• How Long of a Lease Do You Sign?

  Our standard lease terms range from 12 to 24 months. We also offer flexible lease options including 6, 8, 10, 12, 14, 15, 18, 20, 21, and 24 months.

• How Much Security Deposit Do You Charge the Resident?

  Our standard security deposit is equal to one month's rent. However, depending on the applicant's qualifications, we offer specialty programs and may require up to three times the monthly rent for higher-risk residents.

• How Soon Can You Start Managing My Property?

  We can begin managing your property as soon as you're ready. The timeline depends on several factors, such as whether the property is currently occupied, managed by another company, vacant, under contract, or requires maintenance or an eviction. The onboarding process includes a consultation, property visit, exchange of keys and documents, and can often be completed the same day.

• What Type of Reports Do I Get and How Often?

  Financial reports are published to your Owner Portal around the 18th of each month, and you'll receive an email notification when they're available.

  Your monthly reports include:

  • Income and expense summary
  • Balance sheet
  • Owner statement detailing all account activity

  At the beginning of each year, you'll also receive annual income and expense reports along with tax documents.

• What Happens to a Resident's Security Deposit?

  In accordance with Texas law, resident security deposits are held in an escrow account. After move-out, we perform an inspection and document the property's condition with photographs. Any damages beyond normal wear and tear, along with any outstanding balances, are deducted from the security deposit. The remaining balance is returned to the resident within 30 days as required by the Texas Property Code.

• What If a Resident Pays All Rent in Full?

  Although uncommon, if a resident prepays rent, all funds remain in your property's trust account and are distributed monthly in accordance with legal trust accounting requirements.

• How Is My Property Evaluated?

  We evaluate your property by comparing its size, features, condition, and location to recently leased homes and current market competition. While we provide pricing recommendations based on market data, the final rental price is always your decision as the property owner.

• Can You Pay My HOA Dues and/or Mortgage Payment?

  No. HOA dues and mortgage payments remain the owner's responsibility. Because these payments carry significant financial consequences if missed, we do not process them on behalf of owners.

• Do You Turn On Utilities at My Property?

  Yes. Utilities should remain active during vacancies to protect the property, allow for showings, and prevent damage during changing weather conditions. Our Utility Management Division can assist with utility activation and ongoing management.

• How Is Maintenance Handled on My Property?

  We coordinate maintenance promptly to protect your investment and keep residents satisfied. Whenever possible, we use licensed and insured maintenance professionals for routine repairs. For specialized work such as HVAC, plumbing, electrical, roofing, foundation, or major repairs, we utilize trusted vendors we've built relationships with over the years.

  If you have preferred contractors or a home warranty company, we're happy to coordinate with them as long as they meet our requirements. Repair costs are paid through your owner account and itemized on your monthly statement.

• How Are Residents Screened Before Renting?

  We take resident screening seriously. Every applicant is evaluated using a comprehensive screening process that includes:

  • Rental history
  • Credit history
  • Credit score
  • Employment verification
  • Debt-to-income ratio
  • Terrorist database screening

  In addition, our leasing team personally interviews applicants before approval. Careful resident selection helps protect your property and contributes to a successful rental experience.

• Am I Required to Make My Property Available to Section 8?

  No, unless required by applicable law or local regulations.

• How Can I Plan for Large Property Expenses?

  We recommend maintaining a contingency reserve equal to approximately six months of rent or mortgage payments to help cover unexpected expenses. We also recommend maintaining adequate insurance coverage.

  Our company keeps a $500 reserve balance on your owner account. If a repair exceeds that amount, you'll be notified before work begins whenever possible.

• Do I Lose Control of My Property Once You Start Managing It?

  No. You remain the owner of the property and retain decision-making authority. Our Property Management Agreement clearly outlines the responsibilities and authority you authorize us to perform on your behalf.

• If There Is an Eviction, Do I Have to Go to Court?

  It depends on the situation. We handle the legal steps involved in the eviction process and may represent you in Justice of the Peace Court where permitted by law. If a resident files an appeal, you'll need to hire an attorney or represent yourself.

• Can I Use My Own Vendors and Contractors for Repairs?

  Yes, provided they are properly licensed, insured, and meet our company policies, maintenance standards, and response time requirements. They must also complete our vendor approval and onboarding process before performing work.

• Can I Meet the Residents Prior to Lease Signing?

  No. To ensure compliance with Fair Housing laws, property owners do not meet prospective residents before they are approved. However, you may establish leasing criteria, such as income or credit requirements, provided those standards are applied consistently to every applicant.

• Can I Contact the Residents Directly?

  No. We serve as the primary point of contact for all resident communication. This helps ensure consistent communication, protects your investment, and allows you to stay informed while we manage the day-to-day interactions on your behalf.

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