Property Management Questions.
Straight Answers.

Our tenant placement fee is based on your property's rental rate and covers the full Perfect 10ant System — photography, market pricing analysis, MLS listing, 10-point screening, lease preparation, and move-in coordination. Every fee is disclosed in your quote before you commit. Get your personalized quote to see exact numbers.

A flat monthly fee — not a percentage of your rent. Whether your property rents for $2,000 or $5,000, your management fee stays the same. Our quote builder shows exact pricing for your property and market.

Yes. Many landlords hire us for placement only and self-manage afterward. Placement is available as a standalone service across the markets we serve.

Most properties lease within 7–21 days. Our 21-day placement guarantee means we have a direct financial incentive to move fast without cutting corners on screening.

The Perfect 10ant System verifies 10 areas on every applicant: identity, income, employment, credit, rental history, previous landlord references, criminal background, sex offender registry, bankruptcy, and foreclosure history. That is why our eviction rate is under 1% across 2,000+ placements.

Our 9–12 mo tenant assurance covers you. If the tenant we placed leaves because of a lease breach or eviction within the tenant-assurance window — including non-payment eviction — we place a new tenant at no additional placement fee. Warranty length depends on your plan.

Yes. Every home after your first has no activation fee. Sign up your next home with the same email or phone and it comes off automatically, no code needed. Already an owner with us? Your next home is already $0 to activate. The monthly management fee stays the same flat rate per home.

Every fee is shown in your quote before you commit: the flat monthly management fee, the placement and activation fees, lease renewal administration ($500/yr Basic, $450/yr Preferred, included on Concierge), $300 inspections beyond what your plan includes, a 10% maintenance coordination fee on vendor invoices, and $750 eviction coordination where it is not bundled. Your monthly rate does not increase if your rent goes up.

Northern Virginia, Fredericksburg, Richmond, Maryland, Washington DC, Houston, Dallas-Fort Worth, Austin, and San Antonio — with local teams and local knowledge in each market.

Percentage-based managers charge more as your rent increases — which means their fee grows even though the management workload stays the same. At $3,500/month, a 10% manager is charging $350/month, or $4,200/year. A flat fee manager charges the same amount regardless. On higher-rent properties, the difference over 5 years is often $10,000+.

Tenant placement and ongoing management are priced separately. The placement fee covers the full Perfect 10ant System — photography, listing, screening, lease, and move-in. The management fee covers everything after the tenant is in place. Many landlords start with placement and add management later.

Yes, and it is disclosed upfront: lease renewal administration is $500 per year on Basic and $450 per year on Preferred, and renewals are included on Concierge. Your quote shows the complete fee schedule before you commit.

Yes — a 10% maintenance coordination fee is added to each vendor invoice and itemized on your statement. It covers dispatching, scheduling and following up on the work. Non-emergency repairs under $500 are handled without bothering you; anything over $500 requires your approval, except in emergencies.

If the tenant we placed breaks the lease or is evicted within the tenant-assurance window, we replace them with a new qualified tenant at no additional placement fee. The warranty length (9 or 12 months) depends on your plan.

If we do not have a qualified application on your property within 21 days of it going live, your first two months of management fees are waived. No negotiating required — it fires automatically.

For tenants we placed, annual Preferred and Concierge Tenant Placement + Management bundles include our eviction coordination fee. Basic and monthly bundles have a $750 coordination fee; management-only plans require a separate $750 engagement. Tenant placement only does not include ongoing eviction coordination. Filing fees, court costs, sheriff or constable fees, and vendor invoices are paid by the owner. If court representation is needed, the owner retains and pays an attorney directly. We provide coordination and paperwork support, not legal representation.

It applies to our placement + management bundles and management-only plans. If you are unsatisfied for any reason in the first 90 days after you sign, cancel in writing and we refund the monthly management fees you paid. It does not cover the activation fee, a placement fee for a lease already signed, or pass-through costs. No questions, no runaround.

Yes. We serve Arlington, Fairfax County, Alexandria, Loudoun County, Prince William County, and all communities in between — including Reston, Herndon, Ashburn, Vienna, McLean, Chantilly, Springfield, Centreville, Leesburg, Manassas, Woodbridge, and Sterling.

Yes. The VRLTA governs most residential tenancies in Virginia and has specific requirements for notices, security deposit handling, habitability standards, and eviction procedures. Our leases and processes are built around full VRLTA compliance — getting any of these steps wrong can invalidate an eviction filing.

From the 5-day Pay or Quit Notice to the sheriff lockout, a straightforward eviction in Northern Virginia typically takes 8–12 weeks. Fairfax and Arlington courts can run longer due to docket volume. Contested cases or appeals can extend to 3–4 months.

Yes. In addition to Northern Virginia, we serve Fredericksburg (including Stafford, Spotsylvania, and Culpeper), Richmond (including Short Pump, Midlothian, and the West End corridor), and the broader Virginia market.

Yes. We serve all Houston-area submarkets including Katy, Sugar Land, The Woodlands, Pearland, League City, Cypress, Spring, and the Inner Loop neighborhoods. We also have teams in Dallas-Fort Worth, Austin, and San Antonio.

Texas has one of the most landlord-friendly eviction processes in the country. From the 3-day Notice to Vacate to physical removal, a straightforward eviction in Harris County takes 3–5 weeks. Texas is significantly faster than Virginia or most other states.

Texas landlord-tenant law is governed by Title 8 of the Texas Property Code. Texas does not have rent control and has no state-level source-of-income discrimination protections. Texas landlords have strong legal protections — but the procedures must be followed precisely or the case can be dismissed.

Yes. Our Maryland office covers Bethesda, Rockville, Silver Spring, Potomac, Chevy Chase, Gaithersburg, and the broader Montgomery and Prince George's County market. Our DC office covers all DC neighborhoods.

Yes, meaningfully different. Maryland has specific county-level registration requirements (Montgomery County, Prince George's County each have their own), strict lead paint inspection requirements for pre-1978 properties that go beyond federal law, and a 45-day security deposit return deadline. Our Maryland team manages full compliance.

Washington DC has rent control that applies to many older rental units. Maryland does not have statewide rent control, though some municipalities have enacted local ordinances. We advise on rent control applicability as part of our service in both markets.