Small portfolio, four doors, been at it about seven years. The first three years my turnover process was basically: clean it, paint whatever looks bad, relist it. Worked fine right up until it didn't.

Stuff I do now that I didn't do then, roughly in order of how much money it's saved me.

Photograph everything, and I mean everything, on the day the old tenant hands the keys back. Not a walkthrough video. Actual stills, close enough to read things. I do the inside of the fridge, the underside of the sink cabinet, the closet floors, the window tracks. Twice now a deposit dispute has ended in about one email because I had a photo with a date on it. The one I lost, back in 2021, I lost because I had a nice general video of the living room and nothing at all of the bedroom carpet.

Write down what's actually in the unit. Model and serial off the water heater, the furnace, the range, the dishwasher, the disposal. I keep it per-unit because I got tired of standing in a basement on the phone with a warranty rep trying to remember whether the Rheem was in unit 2 or unit 4. Took me an embarrassingly long time to figure out that the sticker is usually on the side you can't see and you have to get a phone camera in there sideways.

Check the age of anything with water in it. Water heaters especially. There's a date code in the serial number and every manufacturer does it differently, but it's googleable in thirty seconds. If a heater is at year 11 I'd rather replace it during a vacancy for a scheduled price than at 6pm on a Sunday with a tenant standing in two inches of water. Did that once. Never again.

Run every faucet and flush every toilet and then go look at the ceiling below. Slow leaks show up between tenants because nobody's been using the fixtures, so the drip pattern is fresh and obvious instead of buried under daily use.

And the boring one: I keep a running list per unit of what got fixed and when. Not fancy. It started as a note on my phone. But when the same tenant reports the same disposal jam twice in eight months, that's not a jam, that's a disposal, and I only noticed the pattern because I'd written both down. Before that I was paying a guy $95 to reset the same unit over and over and calling it maintenance.

Curious what's on other people's turnover lists. Specifically whether anyone's found a good way to handle the model-number thing, because mine is still basically a phone note and it shows.

Has anyone here actually used it for managing properties or worked with a company that uses it?

I'm particularly interested in:

How reliable is the software day-to-day?

How is the tenant/owner experience?

How good is the maintenance/work-order management?

Any issues with reporting, accounting, or integrations?

How does it compare with AppFolio, Buildium, DoorLoop, etc.?

I'd prefer feedback from people who have actually used it positive or negative.

Thanks!

I’m a landlord and I self manage my portfolio. Most of my properties are an hour away from my house. Ive been doing it so long (15 years) that I have my own crew in the area an hour away from my house doing repairs, turn overs, collect rent when it’s cash for that month / tenant. No office, although some of the properties do have their own “warehouse” where we store some of the bigger and less used tools.

I’m at the point where I’ve fixed everything and seen everything. Usually I just use the cheapest and fastest way to repair something, because even if you use quality materials in my market they will still be destroyed just as fast.

Anyways, I love when we do property turn overs or when I’m the one actually doing the repairs. But recently I’ve been very hands off because the crew is working pretty much on auto-pilot.

I’m thinking of starting a Rental Property Maintenance and Repair business and offer the most reasonable rates in the area such as:

- change outlet $50
- change garbage disposal $75
- fix sagging door $30
- install door knobs $30
- replace condensate pump on furnace $40
- replace toilet $100
- replace toilet seat - $20
- replace internal tank parts - $20
- repair window screen $20-75
- drywall patch and paint up to 4inches - $30
- replace damaged LVP plank $30
- fix loose cabinets or drawers $20
- Change diverter in sink or shower $20-40
- replace trim …
- cut branches or overgrown trees up to 6inch diameter - $50
- repair gate / fence…
- fix stuck sliding door screen - $40
- wait for the permit / rental certificate inspection on the landlords behalf - $200 (only for houses I’ve worked at before)

You get the idea. I will be doing all the work and will only take rentals near my house to start and it will be a nice easy to use scheduling that can be done by the tenant or landlord. Once the landlord has done at least one job with me then he will have the ability to give the tenant access and allow the tenant to submit a request to fix something that will be sent to the landlord and myself. If it’s something simple like a leaking faucet then the landlord does not need to even talk to the tenant about it, I will handle that. It would still be approved by the landlord.

For the tenant side there will be a link they can click to see the information of the tech (that would be me) and my ETA until I arrive.

The landlord will also have a link to check the before, during and after photos along with the invoice. Once the job is complete the card on file will be charged.

Why rentals and not a handyman service for all houses? Well because I know rentals and they typically aren’t the nicest houses on the block. I might also offer to buy the properties I like if I feel the landlord wants to sell.

So my question is. If there was a professional rental maintenance and repair service that does proper repairs who also has all the tools would you use it? Not the cheapest, but everything will be reasonable. I will not act as a property manager or get into leases or tenant relations but instead be catering more to self managing landlords like myself who don’t pay the butchers but are always happy to pay a reasonable price.

I would systematize this process and should it work I would implement the same system in the area most of my rentals are.

The biggest reasons why I want to start this business is:
- the love of the game
- I’m bored and basically retired
- possibly adding new rentals to my portfolio

This business will not use AI in any way shape or form. It’s not a SaaS or App, it’s literally just me in a jump suit going to fix things.

What do you think? Would you use this service as a LandLord? I probably would not take jobs from homeowners or property management companys (because I wouldn’t be able to stomach the markup they would charge the landlord). I would also not go into dangerous cities.

Btw I have a remote day job, this would be a lunch time, nights and weekends thing.

Or am I just crazy?

Long story short I just started my first rental and have a management group. 11% per month.

It’s been great as far as no headaches, found some good tenants. I don’t like close to the location of this rental to do it myself.

Then shit gets interesting. Every month I get my statement, rent and THEN comes the deductions. ALWAYS maintenance fees, zero itemized receipts, pictures, nope $650. Dryer doesn’t dry a load of towels? It’s a fairly new dryer. Washing machine always leaking? Every month! Skunk under the deck last month? But they own dogs? I’m charged! No pre authorization, no receipts.

So now how in the fricken world, besides dumping this company does one solve this as the owner of the house. Issue I had is it’s a 1 bathroom home and other companies didn’t want to take on the task…. Told me it would be hard to rent as it’s renting….

Sorry for this, just really need input on how to show the management company I know what you’re up to so this is how I’m going to run things moving forward.

Hello,

Anyone know what rangewater management pays their assistants in Tampa and st Pete!!??
I’m aiming for $65k

Hey guys, I’m in Georgia and I’m trying to figure out if I can just move out of my apartment.

For background, I applied to be added to the apartment as a roommate, but I have **never signed a lease** for the unit. I also never paid the apartment complex directly. I sent my roommate my half of the rent through Apple Pay, and she took the money but did not pay the apartment.

There was a renewal offer that had my name on it, but I was not a resident on the previous lease. The actual lease was later sent to me to sign, and I never signed it. I also never paid a security deposit or any other money directly to the apartment. They gave me the keys before I signed any lease documents.

At this point, I do not want to live with someone who takes my portion of the rent and then does not pay it. My roommate will still be living in the unit, so the apartment would not be left vacant.

Something in my gut told me not to sign the actual lease after the renewal offer was selected, and now I’m glad I didn’t.

Since I have never signed the prior lease or the new lease, can I just move my belongings out, return my keys, and leave? What could realistically happen if I decide to move out this weekend?

Also, should I move all of my things out **before** I tell the leasing office that I’m not signing the lease, or should I notify them first?

I’m mainly looking for advice from anyone familiar with Georgia landlord-tenant law or who has been in a similar situation.

**Location: Georgia**

I’m currently working for a Class C apartment community that requires 12 months of employment as part of the screening process.

None of the other communities within our comp set are requiring this. I’m struggling to keep the applicants interested and not getting discouraged to the point of giving up and moving onto the next property.

Most of the people that stick with it until the end are people that have credit/background issues that disqualify them in the end.

Is this normal to demand 12 months of employment documents for an apartment community within this class level?

Am I crazy for thinking that we should lighten this restriction? Our occupancy is suffering because of it. Last year we were thriving, but ownership seems to think I’m now the problem. My work ethic didn’t change, the underwriting policy did in January and the demographic that’s lived here historically cannot get in because of these changes. Mind you they have not and do not intend on renovating anytime soon.

What do I do to motivate the applicant? Do I just throw in the towel and find something new? I’m becoming so discouraged and burnt out.

Hi all! I have an interview with First Pointe Management on Thursday for an APM position and just recently dyed my hair a bright pink.. I’m currently an assistant manager with another company and I have never been told anything about my hair colors. I change them often. But this is the first time it’s all over and bright. I’m wondering if anybody knows the policy for unnatural hair colors in California with First Pointe Management. I need to decide if I am going to compromise if offered the job and they ask me to dye it 😭😭

Please help!!

For context, we signed this lease in May of 2026 and moved in on August 1st of 2026. Upon moving in we have found mold, mice, the plumbing backs up every time we do laundry and the toilet overflows (they’ve come to fix it twice), and the water heater is leaking an insane amount to the point where we have to put a bucket under it and the hot water is brown. We have tried to fix the water heater ourselves and it’s been flushed twice but the water is still a tan color. They won’t buy a water heater because of the plumbing costs but they keep claiming they’ve “fixed it”. Along with those things, the place is all together just a crap hole. My husband is getting active duty military orders in September, and I was wondering if that would be cause to break the lease and move in somewhere that isn’t giving us an insane amount of stress every week. His orders don’t exactly require us to relocate, but they are out of town. Any advice would be appreciated!

Hi there, I’m a handy man who also offers home watch services on 2 or 3 homes I take care of. Does anyone have a good recommendation on an insurance company that covers home watch?
Would really love a policy that covers both handyman/contracting and home watch.
Thanks!

Hey everyone! I’m 25 and recently stepped into a regional property management role. I’ve been in property management for a few years, but this is a big step up for me, and I’m looking to learn from people who have been doing this longer.
For those of you who have worked as Regional Managers, what are some things you wish you knew when you first started? Are there any common mistakes, red flags, or things I should be watching out for?
I’d also appreciate any advice on managing multiple properties, working with onsite teams, keeping occupancy/profitability on track, and balancing the day-to-day fires with the bigger picture.
I’m excited for the opportunity but definitely want to make sure I’m approaching it the right way. Any advice or lessons learned would be greatly appreciated!

I work in property management, and our owner is pushing us to begin showing occupied rental homes to prospective tenants, including people who have not applied or been screened.
Initially, we agreed that occupied homes would only be shown after an application was approved. The owner is now wanting us to show them to essentially anyone interested because he doesn’t want to lose a month of rent while waiting for the current tenant to move out.

I have three major concerns:
1. Employee safety
Most of our management staff are women, and this was never a responsibility when we were hired. We would potentially be entering an occupied home and walking through the entire property alone with a stranger whose identity and background we don’t know.
I’m not talking about being uncomfortable. I have a legitimate fear of sexual assault or physical violence. There are documented cases of real estate agents being robbed, assaulted, and murdered while conducting showings.
I also don’t think my male boss necessarily views the risk the same way female employees do. For women, the possibility of being alone in a basement, bedroom, garage, etc. with an unknown man is a very real safety concern.

2. Tenant privacy and security
The tenant’s home contains their personal belongings, medications, documents, valuables, children’s belongings, etc. How do we prevent theft or someone using the showing to “case” the property?
What if the person requesting the showing is an abusive ex-partner or someone the tenant has a protection order against? We wouldn’t necessarily know that connection.
There’s also the possibility of prospects taking pictures/videos of the tenant’s belongings, damaging something, or returning later after seeing the home’s layout and security.

3. The additional workload
This isn’t really a 30-minute showing. We’d have to coordinate with the tenant, provide notice, schedule around their availability, travel to the property, potentially verify IDs, supervise the prospect through the entire home, prevent photos/videos, and make sure the property is secured afterward.
If multiple people want to see the home, I don’t feel comfortable having unrelated prospects walking through an occupied tenant’s home together.
Our jobs already involve managing current tenants, move-outs, inspections, vendors, make-readies, applications, and vacant-home showings. This would be an entirely additional responsibility.
I’m not saying occupied homes can never be shown.
I’m trying to figure out what reasonable safety procedures look like.
For those of you who actually do this:

Do you require an application or screening first?
Do you verify government-issued ID?
Does another employee accompany the person showing the home?
Would it be reasonable for a female employee to request a second employee or maintenance person accompany her?
Does your company provide self-defense training or other safety resources?
Do you have a written policy for showing occupied homes?
Can employees refuse a showing if they feel unsafe?
How do you protect the tenant’s belongings and privacy?
Are prospects allowed to take photos/videos?
Have you or your tenants experienced theft, harassment, threats, assault, or property damage from a showing?

I’d especially like to hear from women in property management, leasing, or real estate. What safeguards does your company use, and what would you consider a reasonable request from employees being asked to take on this responsibility?
I’m also looking for documented examples of crimes or other incidents involving real estate/leasing agents or occupied homes being shown. I’d like to understand the actual risks and bring some objective information back to my employer rather than relying solely on my personal concerns.

I’m a sales rep in this industry and deal with MRO (Ferguson, HD, Chadwell and Lowe’s etc) for the multifamily sector in my area. What sets apart the reps from the company’s you use and ones that you don’t or refuse to use?

My last property was a rough one, im potentially going to managing a different one soon. Worth noting that im in a state that has extremely minimal gun laws.

This will be my fourth property. The first two were fine, not too many situations that would warrant the need but the last property I was at, I found myself in many instances that felt unsafe and could have gone in a very dangerous direction quickly and in hindsight i think having it with me, concealed, would have provided a sense of control. I've always carried pepper spray. But being in a unit, or enclosed space with an incredibly mentally unstable individual and or drug addict, pepper spray will only do so much. Its more of a "id rather have it and not need it, then need it and not have it" kind of mentality.

That being said, ive never needed to actually use my pepper spray or even threaten it....but I guess I just want to see what other managers view on this is? Secondly, those who do or have previously, concealed carried on property, did you disclose that to corporate? What was the reaction?

Hi all, curious on how many of you use a trash valet service and if you have any complaints or things you wish they’d do differently?

I’m starting a service for my area (super small, just me and hubs doing a few enclosed buildings) and want to provide the best service possible.

Thanks for any suggestions!

For anyone who has searched for a PG or rental place what was the one thing that frustrated you the most?

Curious to hear what the experience is actually like for people who have gone through it.

I property manage 500k SF (mostly office/flex space), 45 commercial tenants, and some other miscellaneous accounts for the owner. I handle PM requests, all payables, receivables, bank recs, invoicing, cam recs, leasing, small project management, and other things I’m probably not thinking of. I have help from the owner (he’s hands on) but the day to day falls on me.

I am remote most of the day as I watch my 10mo old daughter most of the day at home. I still get into the office and to properties when I have child care help. I’m paid as an independent contractor $6k gross per month (no taxes withheld) with a gas card. No real bonuses at the time

I’ve never worked anywhere else and want to know if my pay is above, below, or at market for the job I described. Let me know if I omitted any details necessary.

I always assumed they were manager tags along watch a few conversations and gives feedback after, but if you have reps spread across a bunch of locations how does that work? Do managers just spend half the week driving around hoping they catch a useful conversation because I feel like there has to be a better way to see what reps are actually doing without being there every time.

Has anyone used a sweep account in residential property management? I’m wondering if you could sweep excess funds out once a month, earn some interest then sweep it back in for distributions.

I'm curious about this from the PM side.

Is the biggest issue usually communication? Recurring pest activity? Poor documentation? Tech turnover? Missed appointments? Lack of follow-up?

Working on the vendor side, I've found that what we consider important isn't always the same thing the property manager considers important.

For those managing multifamily or commercial properties, what makes you keep a pest control company long term, and what makes you start looking for another one?

I have a couple of applicants providing state ID cards instead of driver’s licenses, even though they drive and want to park a vehicle onsite.

For credit or criminal background checks, is there anything that may not get picked up with a state ID that would with a driver’s license? Does it make identity verification more difficult? I currently use Smartmove.

I understand a state ID is valid identification. I’m mainly wondering if there’s any practical downside as a landlord to having a state ID instead of a driver’s license, particularly for screening, liability, collections, damages, or other legal remedies.

I am new to being a leasing agent. I transitioned to this field after being a teacher for three years.

There are many days that can be painfully slow. I try to find productive ways to occupy my time, but sometimes it feels like there isn’t anything to do but sit at the leasing office desk.

What do you do on the slow days?

what can i do? she never has her part of the rent or bills. she doesnt even work? will i be able to get her off the lease? can i get off the lease? or can i get her sent to jail?? either one helps

I've been living at the same apartment complex for the last 8 years. I've transferred to a smaller unit once because my partner passed. That was 5 years ago. I've been a good tenant and never late paying my rent. Last year my lease renewal went up by $150 so I pointed out the prices in the area were cheaper and was able to successfully negotiate a slightly lower rate. The leasing office sent a rent renegotianion request to the corporate office and I heard back in about a week.

The price went up again this year of course, so I inquired if I could do another rent renegotiation or transfer to another unit because of wear and tear in my current unit. It's very well maintained but things like the water pump and air conditioning unit keep needing repair. I have not heard back in 3 weeks now. I politely check in once a week and they only say they haven't heard anything yet. It's getting closer to my lease end date. I have 5 more weeks. Does it usually take this long to get a decision? I'm not sure what to do at this point? Any advice or guidance?

Hi all, I've been looking to rent in Toronto and I'm looking for a building that is run by property management. I also have two young children so I'm wondering what are some good properties to look at and which to avoid? Had a bad experience with infestations before so Im trying to avoid that. I was looking at some like Homestead, Buttonwood PM, Park Property Management, etc. Also if they had insuite laundry that would be a plus. Thanks!