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Choose the Right Management Package


Services Offered



Monthly Management 7-9% of collected income We earn our fee based on actual collected income. We don’t get paid unless you do. 7% for properties with 5+ units, 8% for properties with 3-4 units, and 9% for properties with 1-2 units.
Leasing Service One month's rent
Custom Rental Analysis We perform a market analysis of nearby rentals comparable to your unit and provide our recommended target list price to maximize your revenue and fill vacancies faster.
Enhanced Marketing Comprehensive marketing program to ensure your property is distributed to over thirty marketing channels including MLS and Zillow.
Live Agent Phone Service Our in-house team of leasing experts work to answer questions quickly, prequalify prospects, and scheduling showings for your property. We don’t outsource to out of county call centers, we use our internal leasing team.
Weekly Leasing Update We provide a weekly leasing update on: number of showings scheduled and completed, feedback from prospects, and applications received, in progress, and declined.
Tenant Screening We have an extensive screening process and use advanced software to help verify income and detect fraudulent documents.
Prospective Tenant Meetings We meet with prospective tenants review the Tenant Handbook and to get clarification on any items from their application if needed.
Pet Screening Allowing pets can result in less vacancy, better tenants, less turnover, and therefore increased income. To help manage the risk of allowing pets we screen pets and create a complete pet profile. We also guarantee owner up to $1,000 against pet damage if tenant does not cover.
Pet Administration We continue to track and monitor the pet arrangement on an ongoing and annual basis.
Tenant Insurance Verified We require tenants to have liability insurance in the event they accidentally cause property damage. We validate proof of insurance provided by tenant and monitor compliance on an ongoing basis.
Master Liability Policy To provide a convenient option for tenants to meet coverage requirements, we have a master liability policy which tenants can be covered under if they desire.
Lease Preparation and Signing We use a residential lease specific for the City of Chicago, approved by the Chicago Association of Realtors, including multiple addendums to protect you, your property, and your resident. We sign the lease as your designated management agent.
HOA Leasing Coordination We handle coordination with homeowner association related to new leases such as getting lease addendums signed and any other requirements per the HOA, if applicable.
Move-in Inspection We document the condition of the property at move-in for the protection of you and your resident.
Move-in Coordination We oversee the entire move-in process to ensure the new resident feels welcome in their new home.
Lease Renewal $250 +$100 for subsidy We prepare a market analysis and establish the target renewal price with your approval. We then negotiate a lease renewal with the current resident, balancing between our objectives of retaining the resident and achieving favorable terms.
Property Management
Onboarding Fees One-time cost at management start
Welcome Letters to Tenants Upon start of management we will drop off a Welcome Letter to each apartment. This provides an initial introduction to the resident regarding our new management services and our contact information.
In-person Visit with Each Tenant We conduct individual in-person visits on site with each resident at their apartment to help establish our relationship with the resident and identify any issues that might need to be addressed. We walk through the apartment with the resident and note any concerns they raise.
Utility Management $10 per bill per month We manage, monitor, and pay property utilities.
Utility Turn-Overs We manage account transfers in and out of tenants name and our name as necessary during move-ins and move-outs.
Bill Tenants for Shared Utilities (Optional) Through our unique Ratio Utility Billing System (RUBS) we help owners save significantly on utility costs for items typically covered by the owner such as boiler/radiator heating gas, water service, and trash service (for properties with 5+ units).
Vendor Payment We pay vendor invoices on your behalf. Owners pay the mortgage, property tax, and insurance.
Maintenance Coordination We handle maintenance inquiries from the residents and coordinate completion with our internal maintenance staff if possible.
Contractor Management 15% of cost For repairs requiring external vendors or specialty tradespersons we will coordinate with contractors as needed such as: plumbing, electrical, heating, appliance repair, masonry, roofing, etc. We apply an administrative fee of 15% of the cost of the work.
Property Inspections and Report $125 We look for lease violation issues and outstanding or preventive maintenance items. A report is provided to you including photos.
Security Deposit Disposition When the resident vacates, we handle the security deposit return including withholding any necessary funds. We ensure compliance with the detailed Chicago laws that govern this process.
HOA Administration We handle all homeowner association communication and coordination.
Financial Reporting
Rent Collection Residents can view their ledger balance on their tenant portal where they can pay rent by ACH or credit card. We also accept cash payments at convenient retail locations such as Walgreens, Walmart, CVS, and 7-Eleven
Owner Portal Access You can access property financials , reports, and transaction details at any time through your owner portal
Monthly Owner Reports You receive a detailed income and expense statement each month reflecting all financial activity including details on any expense items, as well as a delinquent tenant report and rent roll.
ACH Owner Payment We send your excess funds to your bank account typically by the 10th of the month, but no later than the 15th.
Year End Statement and 1099s $125 per year We provide you with a year end 1099 tax statement and year end income and expense financial statement
Eviction Guarantee We will reimburse you up to $1,000 in the event of eviction is required on a tenant we placed
Pet Damage Guarantee We will reimburse you up to $1,000 if pet damage should occur on a pet that we placed, should the tenant not cover it.
Leasing Guarantee If we place a tenant and they break their lease during the first 9 months - we will re-lease the property with no leasing fee charge
Rent Collection Guarantee We believe that if we can't collect the rent then we should not get paid. We only charge a management fee if we successfully collect the income from the tenant.
Satisfaction Guarantee If you are not satisfied with our service, you can cancel easily for any reason with just 60 day's notice and no termination fees or cancellation penalties.

Areas We Serve