The Short Answer
What property managers charge, and what we charge.
Most managers lead with a monthly percentage. We charge a flat fee. Either way, the other fees are where quotes start to differ.
Across the industry
Most managers charge a monthly management fee, figured as a percentage of the rent they collect. Many add other fees on top, such as a fee to place a new tenant or to renew a lease.
The percentage and the add-ons vary from company to company. That is why a low monthly rate on its own does not tell you what a year of management will cost.
At Fresno Management Company
- A flat monthly fee instead of a percentage, often less than 8% to 10% of the rent
- Lease-up and tenant placement fee of $500
- No markup on repair bills
- Our own maintenance team, so small repairs do not wait
- Repairs, rehabs, evictions and marketing billed case by case
- A free, no-obligation quote for your property after a walk-through
Know the Line Items
The fees you will see on most management quotes.
Property managers do not all use the same fee list or the same names. These are the charges that come up most often, and the question worth asking about each one.
| Fee | What it usually covers | What to ask |
|---|---|---|
| Monthly management fee | What it usually coversThe ongoing monthly charge. Most managers figure it as a percentage of the rent collected; some charge a flat fee. It pays for collecting rent, paying bills, owner statements and tenant calls. | What to askIs it a flat fee or a percentage? If it is a percentage, is it charged on rent collected, or on rent due even when the tenant does not pay? |
| Leasing or placement fee | What it usually coversCharged when the manager finds and places a new tenant. It usually covers advertising, showings, screening and the lease signing. | What to askHow is it calculated, and is it charged again if the tenant leaves early? |
| Lease renewal fee | What it usually coversCharged when a current tenant signs on for another lease term. | What to askIs there a renewal fee, and what work does it pay for? |
| Maintenance markup | What it usually coversAn amount added on top of the vendor invoice for a repair. | What to askDo you add anything to vendor repair bills? Who does the work, and how quickly are small repairs handled? |
| Inspection fees | What it usually coversCharges for routine, move-in or move-out inspections. | What to askWhich inspections do you do, how often, and what do they cost? |
| Vacancy fee | What it usually coversA charge some managers bill while a unit sits empty. | What to askDo I pay anything while the unit is vacant? |
| Setup fee | What it usually coversA one-time charge to take on a new property. | What to askIs there a charge to get started? |
| Early termination fee | What it usually coversA charge for ending the management agreement before its term is up. | What to askWhat does it cost to cancel, and how much notice do you need? |
Not every manager charges every fee on this list. The point is to ask about each one before you sign.
Our Fees
What we charge, and what we don't.
We charge a flat monthly management fee instead of a percentage of your rent. It often works out to less than 8% to 10% of the rent, which saves owners money. The exact fee depends on the property, so we quote each one after a free walk-through and consultation.
- Lease-up and tenant placement: $500.
- No markup on repair bills. Savings from our preferred vendors are passed along to you.
- Our own in-house maintenance team handles repairs, so tenants do not wait for even the smallest fix, while saving owners money.
- Quarterly inspections carry a modest charge. They benefit owners and tenants alike and protect your investment. Visit reports and drive-by photos are available on request.
- No supervision hours billed on projects, aside from a modest fee for turnovers between tenants.
- Maintenance limits agreed in advance, so there are no surprises when funds go out.
- Repairs, rehabs, evictions and marketing are billed case by case.
Request a rent analysis and we send an information packet that includes our Management Agreement, so you can read the terms before you sign anything.
Included With Management
What you get for the fee.
A lower fee is only a better deal if the work gets done. Here is what comes with management at FMC.
Tenant placement and screening
National credit reports, eviction searches, criminal background checks, employment history verification and prior landlord references on every applicant. Placing a new tenant has a one-time $500 lease-up fee.
Billing and rent collection
We bill tenants and collect the rent. Tenants can pay online through the tenant portal.
Weekly bank reconciliation
The accounts for your property are reconciled every week.
Monthly owner report
Your owner report goes out on the 1st of each month and covers the month before.
24-hour emergency maintenance
Tenants can reach us 24/7 for emergencies, and our in-house maintenance staff handles most repairs as they come up, often the same day.
Capital improvement planning
We watch and plan for capital improvements on every property we manage.
Direct ACH disbursements
Owner funds are sent by secure ACH transfer on the 10th, 20th and last day of each month, depending on the size of the property.
See the full service list for residential, HOA or commercial property.
Comparing Managers
How to compare property management quotes.
Four checks that work on any quote, including ours.
Get every fee in writing
Ask for the full fee schedule, not just the monthly fee. Two quotes with the same monthly rate can cost very different amounts once leasing, renewal and repair charges are added.
Price out a full year
Add up what you would pay in a normal year, including one tenant moving out and a new one moving in. That total is easier to compare than a headline rate.
Ask who does the repairs
Ask whether the manager has its own maintenance staff or sends every job out, how quickly small repairs get done, and whether vendor bills are marked up.
Check the license
Ask for the company's California Department of Real Estate license number and look it up on the DRE website. Ours is DRE #01930950.
Look up any license on the California Department of Real Estate website. For more on choosing a manager, read How to Choose a Property Management Company in Fresno.
Questions
Property management fee questions.
How much does a property manager charge?
Most property managers charge a monthly management fee that is a percentage of the rent they collect; some charge a flat monthly fee instead. Many also charge separate fees for things like placing a new tenant or renewing a lease. Rates and add-ons vary by company, so compare full written quotes, not just the monthly rate.
What does Fresno Management Company charge?
We charge a flat monthly management fee instead of a percentage of your rent. It often works out to less than 8% to 10% of the rent, which saves owners money. The exact fee depends on the property, and we give you a free, no-obligation quote for yours. Our lease-up and tenant placement fee is $500.
Do you mark up repair bills?
No. We don't mark up vendor bills and don't charge supervision hours on projects, aside from a modest fee for turnovers between tenants. Most repairs are done by our own in-house maintenance team, so tenants are not left waiting for small repairs, while saving owners money.
Are inspections included?
Quarterly inspections carry a modest charge. We check smoke detectors, carbon monoxide detectors and air filters inside the home, drive by every two weeks, and share visit reports and drive-by photos on request. The inspections benefit owners and tenants alike and protect your investment.
How do I get a quote for my property?
Request a free rent analysis online or call (559) 438-9411 ext. #106. We send an information packet that includes our Management Agreement, and we quote your property after a free walk-through and consultation.
How do owners get paid?
Owner funds are sent by secure ACH transfer on the 10th, 20th and last day of each month, depending on the size of the property. Your owner report goes out on the 1st of the next month and covers the month before.
More answers for owners on our FAQ page.
See what your rental should earn, and what management would cost.
Request a free, no-obligation rent analysis. Your packet includes our Management Agreement, so the terms are in front of you from the start.
Already signed with us? Start with the new owner form.