Single-family homes, townhomes, condos, and small multi-family residential properties require specialized management understanding tenant needs, residential maintenance, and single-family property dynamics. Our residential property management services handle every aspect of managing rental homes throughout Texas, allowing you to enjoy investment returns without tenant calls, maintenance emergencies, or day-to-day management responsibilities.
Quality tenants make property management successful. Poor tenants create ongoing problems, damage properties, don’t pay rent, and require expensive evictions. Our rigorous residential tenant screening includes comprehensive credit reports evaluating payment history and credit scores, criminal background checks identifying concerning history, eviction history searches revealing prior landlord problems, employment and income verification ensuring rent affordability (minimum 3x monthly rent), rental history verification from previous landlords confirming responsible tenancy, and identity verification ensuring applications are legitimate.
We apply consistent screening standards to all applicants, ensuring Fair Housing compliance while securing quality tenants who pay rent on time, maintain properties responsibly, and cause minimal problems.
Minimizing vacancy requires effective marketing and professional leasing. Our residential leasing services include professional photography showcasing properties attractively, detailed property descriptions highlighting features and amenities, pricing analysis ensuring competitive market-rate rents, advertising across MLS systems and major rental platforms including Zillow, Trulia, Apartments.com, and Realtor.com, yard signage attracting neighborhood traffic, responding to inquiries and pre-screening prospects by phone, scheduling and conducting property showings, and processing applications efficiently to secure tenants quickly.
Professional marketing and responsive leasing fill vacancies faster than owner-managed properties, reducing lost rental income from extended vacancy periods.
Proper lease documentation protects your interests and establishes clear expectations. We prepare comprehensive Texas-compliant residential leases, customize lease terms based on your property and preferences, clearly define tenant and landlord responsibilities, ensure all required disclosures are included, review leases with tenants explaining terms, collect move-in funds including first month rent and security deposits, conduct detailed move-in inspections with photo documentation, and coordinate key transfer and property access.
Clear lease terms and thorough documentation prevent disputes and provide legal protection if tenant problems arise.
Consistent rent collection maintains cash flow essential to investment returns. Our residential rent collection includes online payment portals providing convenient payment options, automatic payment enrollment encouraging on-time payment, rent reminders sent before due dates, immediate collection of rent on the first of each month, consistent late fee assessment per lease terms, follow-up on late payments with professional but firm communication, escalating collection procedures for continued non-payment, and eviction coordination when collection efforts fail.
We deposit collected rent promptly into your accounts and provide detailed monthly statements showing all income, expenses, and account balances. You receive owner distributions on established schedules after deducting expenses and reserves.
Residential property maintenance protects your investment value and keeps tenants satisfied, encouraging renewals. Our maintenance services include 24/7 emergency maintenance response for urgent issues like water leaks, HVAC failures, or security problems, online maintenance request portals for tenants, rapid response to non-emergency maintenance requests, coordination with qualified licensed contractors including plumbers, electricians, HVAC technicians, handymen, and specialized trades, competitive bidding for major repairs ensuring fair pricing, quality oversight ensuring repairs are completed properly, preventive maintenance programs including HVAC filter changes, smoke detector batteries, and system inspections, and coordination of property services like landscaping, pool service, and pest control.
We maintain networks of reliable contractors offering fair pricing, quality work, and responsive service. For repairs exceeding agreed spending limits, we obtain your approval before proceeding, keeping you informed while handling coordination.
Regular inspections identify maintenance needs and ensure tenants maintain properties appropriately. Our residential inspection services include detailed move-in inspections with photos documenting baseline condition, periodic inspections during tenancy (typically quarterly or semi-annually), drive-by exterior inspections monitoring property appearance, move-out inspections assessing damage and wear, and documentation of all inspections with detailed reports and photos.
Inspections catch problems early when repairs are inexpensive, verify tenants are maintaining properties per lease requirements, and document condition for security deposit dispositions at lease end.
Professional tenant relations encourage cooperation, timely rent payment, and lease renewals. We provide tenants with clear communication channels including online portals, phone, email, and emergency contacts, respond promptly to tenant inquiries and concerns, handle maintenance requests efficiently minimizing disruption, address lease violations professionally and consistently, mediate neighbor issues and disputes when necessary, and maintain documented communication records.
Good tenant relations reduce conflicts, encourage property care, and improve retention, reducing expensive turnover costs.
Managing lease expirations maximizes occupancy and minimizes turnover costs. Our renewal services include contacting tenants 60-90 days before expiration, analyzing market rates and recommending renewal pricing, offering renewal leases with appropriate rent increases, negotiating terms when necessary to retain quality tenants, and coordinating move-outs when tenants don’t renew.
For move-outs, we conduct thorough move-out inspections assessing property condition, coordinate cleaning and repairs to prepare for new tenants, return security deposits per Texas law with itemized deductions if needed, and immediately market properties to secure new tenants quickly, minimizing vacancy between tenancies.
Properties in HOA communities require additional coordination. We communicate with HOA management companies, ensure compliance with HOA rules and restrictions, coordinate HOA maintenance and capital improvement projects, handle HOA violations involving tenants, and pay HOA fees from rental income per your authorization.
Detached rental homes from modest 2-3 bedroom properties to luxury 5+ bedroom estates throughout Texas. Single-family management includes yard maintenance coordination, pool service if applicable, full property maintenance responsibility, and single-tenant household relationships.
Attached townhomes with shared walls and HOA common area maintenance. Townhome management includes HOA coordination, understanding shared building systems and responsibilities, and managing attached housing tenant dynamics.
Individual condo units in managed buildings. Condo management includes HOA coordination and compliance, working with building management for shared systems, understanding condo association rules affecting tenants, and managing units within shared buildings.
Properties with 2-4 units requiring management of multiple tenants at single locations. Multi-family management includes managing multiple tenant households at one property, coordinating shared systems and utilities, handling neighbor issues between units, and maximizing occupancy across all units.
Residential property management fees typically range 8-10% of monthly collected rent. For example, a home renting for $2,000 monthly pays $160-200 monthly management fee covering all standard services.
Additional fees may include tenant placement fees (typically one month’s rent for initial leasing), lease renewal administrative fees ($150-250 per renewal), eviction coordination fees if required, and major project management fees for significant repairs or renovations exceeding normal maintenance.
Management fees apply only to collected rent—vacant properties don’t incur management fees, aligning our interests with yours in maintaining high occupancy.
Professional management transforms rental properties from active, demanding investments into passive income streams. You receive rental income without tenant calls, maintenance emergencies, rent collection efforts, or time-consuming property management tasks.
Our comprehensive screening secures reliable tenants who pay rent on time, maintain properties appropriately, respect neighbors, and renew leases, reducing turnover costs and vacancy. Better tenants protect your property investment and provide stable cash flow.
Professional marketing, responsive showing coordination, and efficient application processing fill vacancies faster than owner-managed properties. Every week of vacancy costs lost rent you’ll never recover. Our systems minimize vacancy, maximizing annual rental income.
Preventive maintenance, quick response to problems, quality contractor relationships, and proper repairs reduce long-term maintenance costs. Deferred maintenance creates expensive problems—our proactive approach protects property values while controlling costs.
Residential landlord-tenant law is complex. Professional managers understand Fair Housing requirements, security deposit laws, habitability standards, proper eviction procedures, and required disclosures, reducing your legal liability risk significantly.
Property management demands substantial time most owners don’t have or want to invest. Professional management frees your time for career, family, and life while your properties generate income without requiring your involvement.
Ready to enjoy rental income without management responsibilities? Contact us to discuss your residential properties and management needs. We’ll evaluate your properties, explain our services and fees, and create management plans maximizing your returns while minimizing your involvement.
We serve residential property owners throughout Texas including Houston metro, Dallas-Fort Worth, Austin, San Antonio, and other markets statewide. Whether you own one rental home or multiple properties, we provide professional management allowing you to enjoy investment returns without daily management burdens.
Leasing Managers
