When it's time to upgrade your rental, it's important to choose projects to yield the highest ROI. Here are 5 high-value rental renovation ideas to consider.

The 5 Best Home Improvements for the Highest ROI

Renovating a rental property can be a great way to increase the value of your home and rental return. Here are 5 ideas for achieving the highest return on investment when remodeling a rental property.

Are you thinking of making some changes to your rental property? As a landlord, it’s your job to make sure that your rental property is the best it can be. This could mean anything from adding upgrades like new appliances, hardwood floors, or a fresh coat of paint to upgrading your property’s electrical system or installing a new roof. When it comes to making home improvements, there are a lot of factors to consider. Not all projects are created equal and some will offer a better return on investment (ROI)  than others. 

According to Remodeling Magazine, the average home-related remodeling project costs around $35,000 with an average return on investment (ROI) of 138% in additional home value. But how do you know what upgrades are more likely to increase the value of your property?

Whether you’re a landlord looking to modernize your rental or just planning on selling your home in the near future, here are the top five home improvements with the best ROI. 

1. Renovate or remodel the kitchen and bathroom

The kitchen is the heart of your home – it’s where you cook, eat, and entertain. While a kitchen renovation can be a daunting and expensive undertaking, it’s also one of the best investments you can make. When planning a kitchen renovation, it’s important to focus on the features that will give you the best ROI. Some of the most popular and effective kitchen renovations include expanding the space, updating appliances and fixtures, and adding storage.

Likewise, bathroom remodels are always a great investment. You can save money on your water bill by installing low-flow toilets and showerheads. You can also create more storage space with creative cabinet choices. If you're thinking of putting your property on the market, a bathroom remodel is one of the best ways to increase its value.

2. Repaint the exterior and interior of your home



One of the most cost-effective ways to add value to your home is by painting. A fresh coat of paint can make any room look new and updated. Select neutral tones that will appeal to a wide range of potential buyers. Painting the exterior makes a huge difference in your property’s curb appeal and is one of the most cost-effective improvements you can make.

Replace old, drafty windows with new, energy-efficient ones to save you money on your heating and cooling bills year after year. Installing new energy efficient windows can also help add value to your property by making your home more comfortable. When choosing new windows, be sure to look for ones that are ENERGY STAR® certified and have Low-E glass.

Flooring can be a dealbreaker when it comes to selling a home. While hardwood floors are usually the most desirable, laminate flooring is also a good option for those who are on a budget. Luxury vinyl plank flooring is also becoming a popular option, as it is designed to mimic stone or wood without the upkeep. The best thing you can do to make your property more appealing is to keep the flooring consistent throughout. 

Laura Diamantoni, of The Diamantoni Group is a licensed Realtor with Realty One Group and the owner of Red Canna LLC. Laura has been investing in real estate for over a decade, rehabbing properties for resale as well as long- and short-term rentals and has worked with every type of property from Section 8 to Executive rentals. 

“My rule of thumb when making upgrades, is to do it like you are the one who is going to be living there. When I am rehabbing a property, the first thing I look at is the flooring. I hardly ever put carpet into my properties, instead I opt for hard surface flooring. It just gives the property a cleaner, neater look. If the property has original hardwood floors, I will sand them down and refinish them, adding a tint into the poly to even out stains and correct UV damage.” 

First impressions matter and you want your home to look its best when welcoming visitors or potential buyers. Many people don’t realize that landscaping can also be a great investment, with some projects providing over a 200% ROI.

Improving your landscaping, adding a deck or patio, or even just power washing your siding can make a big difference in how much your home is worth.

Shane Kuhns, of the Shane Kuhns Team leads one of the top-producing teams for Berkshire Hathaway and is the recipient of The Chairman’s Platinum Award. His team has members in both Pennsylvania and Florida. According to him, these are the top four landscape improvements worth considering:

Seeding your lawn to fill in any divots or gaps (417% ROI)

Investing in standard lawn care (303% ROI)

(STATISTICS: National Association of Realtors)

How do I know what improvements I should make?

If you're thinking about making some home improvements, Kuhns says it's a good idea to look at comparable properties that are on the market, as well as how quickly similar properties in your neighborhood are increasing in value. This will help you gauge what kind of improvements are likely to add the most value to your home. “No amount of upgrades will change those numbers,” says Kuhns.

When advising property owners, Kuhns also says not to get too hung up on the latest design trends. “Design trends change almost every six months, so it’s important to make upgrades that will stand the test of time, for example, choosing a more neutral palette.” 

As a property owner, you have a lot on your plate. Keeping up with simple day-to-day maintenance such as fixing chipping paint, replacing traditional bulbs with LED lights, and making sure windows are clean and in good shape adds value to your property. 

You don’t have to go it alone. The right property management team can help you manage and maintain your property. With a dedicated concierge available to you 24/7, and our full time staff of home industry professionals we ensure every repair is done right the first time. We even help with upgrades and major renovations. 

Want to see if your home qualifies for Belong? Click here.

We ranked the best accounting software for landlords to stay on top of your rental income.

Accounting Software for Landlords, Ranked

The financial benefits of managing a rental property for landlords are numerous. Still, you can only actualize them with careful accounting habits and tools. 

Real estate accounting needs to incorporate four key three key aspects:

These are all the costs associated with managing your rental property. Look for an accounting tool that will automatically track your expenses.

This category includes all the money you make from your rental property. 

Not all accounting tools will provide robust reporting options, but careful financial analysis is critical for a successful rental property.   

How to choose the right tool to manage your rentals

Landlords will need to consider their specific needs to determine which accounting software is best for their needs. 

Take inventory of your rental property portfolio 

Each rental property accounting software is designed for a specific type of landlord. There are less expensive options if you manage the finances for just one or two rental properties. However, suppose you are managing a large number of rental properties. In that case, you'll need to look for accounting software specifically designed for that need. 

Consider your CPA or tax preparation preferences 

If you currently or plan to work with a CPA or tax preparer, it can be helpful to seek their advice on which accounting software they prefer. Most tax and accounting professionals will be familiar with general accounting tools like Quickbooks or Quicken. If your CPA works with other landlords, they may have unique insights into specific platforms and any downsides or benefits. 

Make a list and look for specific features

Are there specific tools or features that your accounting software needs to have? It's helpful to make a list of these functions before you start your search to ensure that your chosen software has those features.

Separate chart of accounts for rent/deposits 

Multiple payment options such as ACH and credit cards

Types of accounting software for landlords 

Landlords can choose from several different types of accounting software. Standard options fall into a few distinct categories. 

If you're financially savvy or particularly good with spreadsheets, you may be able to use Google Sheets or Excel in place of traditional accounting software. Many free accounting templates can help you get started with this option. We don't recommend DIY accounting software for landlords unless you feel 100% comfortable managing and troubleshooting any issues. 

Many landlords may choose to use accounting software that hasn't been developed specifically for real estate. Accounting software like Quickbooks, Freshbooks, or Quicken can be a solid choice for landlords already familiar with these tools. 

These types of software won't have features specific to rental property, particularly for rent collection. Still, they can be suitable for landlords with solid processes and procedures. 

Free rental property accounting software exists, but they're only suitable for certain landlords. We've found that they don't always include critical features and can expose you to potential financial errors. We've included a review of one popular free software to see how it stacks up against the competition. 

One of the best ways to stay on top of your accounting (without the need for expensive software), is to partner with a good property manager. Property management provides support not only for accounting needs, but also tenant placement, screening, maintenance, and more. Working with a property manager significantly reduces the time spent completing administrative tasks and saves money in the long run.

Many modern property management companies offer an app or landlord portal that streamlines communication and tracks repair requests. It should also manage all of your rental receipts and incomings/outgoings, making your finances simple to find at tax time.

We've included information in our ranking for each software's pricing. However, it's important to note that each software has a different pricing structure and that these prices are subject to change.  

Landlords should carefully consider different pricing aspects, including free trials, potential software set-up fees, required monthly minimums, upgrade, and add-on charges.

Best 2022 Rental Property Accounting Software 

ZenLord Pro is free software that offers rent collection, accounting & bookkeeping, a work order system, tenant communication, free screenings, and lease agreements. 

Pros: Users like that the software can generate tenant applications and leases. While the platform is basic, it should address the needs of landlords with just one or a few properties. 

Cons: You may only be able to add information for one bank to your account. For some, this could cause some difficulties. 

Pricing: ZenLord Pro is one of very few free accounting software choices for landlords. They also offer two upgraded versions with additional features that run $7 and $9 per month. 

Customer review: "Overall: I solved late rent. That is the biggest concern for me. It made sure my tenants knew that we were watching payments and we would know before rent was due if they were good to clear the payment. Communication through the website/text platform is great: I like the feature where it gives you a balance update. So you know if your tenant is good for the rent. Maintenance platform is useful for scheduling repairs. The UX design needs some work, but it's something that can be changed easily. Still super easy to use…" - Nishul P.

Quickbooks - Best Accounting-only Software

We ranked the best accounting software and financial solutions for landlords to stay on top of your rental income.

The results are in: we found 10 of the top-rated property management companies in Florida, as rated by real landlords and their tenants on Google.

Top 10 Property Management Companies in Florida From Real Ratings

Florida is not short of property management companies, so finding the right one for your rental can be an arduous task. As a shortcut, we scoured the reviews to rank 10 of the top-rated property management companies in Florida. 

The results are in: we found the top-rated property management companies in Florida, as rated by real landlords on Google. This list features ten property management companies who have been rated 4.5 stars and above, by over 100 people in the Florida rental market. To save you the leg work, we’ve also provided some research on what they offer and charge. 

Note: Details and pricing are based on internet research conducted in May 2022 and are subject to change by the companies featured, so please speak to these companies directly before making any final decisions. 

Address: 950 Peninsula Corp Cir #1013, Boca Raton, FL

Website: https://luxurypropertycare.com/ 

Google Rating: 5 Stars (based on 110 reviews)

Areas Served: Broward County, Palm Beach County, Miami-Dade County, Lucie County, Orange County, Alachua county, Duval County, Hillsborough County, Lee County

Monthly Management Fee: 10% (or 8% for owners with 8+ properties)

Evictions: If the tenant defaults within the first 6 months of a lease, Luxury Property Care will cover the eviction filing fee and find a new tenant at no charge. After 6 months, uncontested evictions cost $350 to file versus the average filing fee of $450. For legal representation, Owners are provided a range of discounted quotes from partner attorneys.

Address: 9480 NE 2nd Ave #128, Miami Shores, FL 33138

Google Rating: 4.9 Stars (based on 268 reviews)

Areas Served: Miami and Fort Lauderdale metropolitan areas, which encompasses Miami-Dade and Broward counties.

Evictions: Eviction management services offered, engaging attorneys when necessary and attending court on Owner's behalf.

Address: 218 NW 24th Street, Suite #311, Miami, FL 33127

Google Rating: 4.8 Stars (based on 347 reviews)

Areas Served: From the big cities of Miami and Hialeah, to the villages of Palmetto Bay and Virginia Gardens, Belong supports landlord and residents right through Miami, as well as major regions across the country including LA, Bay Area, Orange County, San Diego and Seattle (with more to come). 

24/7 Support: Yes, both landlords and tenants get 24/7 concierge support

3D/Virtual tour: Yes (included free of charge) 

Evictions: For evictions of tenants chosen by Belong, Belong will cover legal costs up to $15,000 and Owner shall pay any amount in excess of $15,000. Belong will not cover such expenses for any existing leases or tenants. 

Address: 813 Lake McGregor Dr, Fort Myers, FL 33919

Google Rating: 4.8 Stars (based on 219 reviews)

Areas Served: Fort Myers, Cape Coral, Lehigh Acres, Estero, Bonita Springs, Naples, Port Charlotte, Punta Gorda, Lee County, Collier County. 

Evictions: Eviction protection is included in Platinum package or charged at $19 p/m for Premium package, which will cover the cost of a simple uncontested eviction, up to $500 (some restrictions apply).

5. My Area Realty/Florida's Property Management	

Address: 8461 Lake Worth Road #245, Lake Worth, FL 33467

Website: http://www.floridaspropertymanagement.com/ 

Google Rating: 4.8 Stars (based on 103 reviews)

Areas Served: Atlantis, Boca Raton, Boynton Beach, Delray Beach, Jupiter, Lake Clarke Shores, Lake Worth, Lantana, Palm Beach, Palm Beach Gardens, Royal Palm Beach, West Palm Beach, Wellington.

Monthly Management Fee: $99 - $149 per/month

Evictions: Eviction oversight offered with attorney fees charged to Owner. 

6. Mid Florida Property Management of Charlotte County	

Address: 3417 Tamiami Trail Suite B, Port Charlotte, FL 33952

Google Rating: 4.8 Stars (based on 102 reviews)

What a seamless, personal and wonderful experience this has been! I am not only surprised at their level of professionalism but also their exceptional service. Response time on questions & support were incredible! Highly recommend!!”
- Ciel K

The Belong team is top notch, and we are very fortunate to have them managing our property… They have consistently pursued the best options for both the Landlord and Tenants, and are a model of what professional management companies should be. I highly recommend Belong!" 
- Frank L

I'm an owner who uses Belong for property management. They have been really great. Whenever there's an issue, they proactively work to find a resolution. They've also done a great job keeping the tenant happy. Their rental guarantee is why I chose them, but their customer service is what's keeping me!” 
- Peter G

Think your Florida home belongs with us? Find out if you qualify here. 

10 Top Rated Property Management Companies in Florida

Uncover the ins and outs of remotely managing an out-of-state property as a landlord.

Managing An Out-of-State Rental Property

Choosing to manage an out-of-state property as a landlord can provide unique upsides. However, managing a rental remotely from another location comes with some distinct challenges. With careful consideration and an understanding of property management solutions, landlords can be sure their out-of-state rental brings them fewer headaches and more success. 

Out of state rental property considerations 

The local real estate market will be a driving force in your decision to add a rental property to your portfolio. A vital location will be on a clear path for growth or future revitalization. 

You may also choose to evaluate other factors, including:

Local amenities like restaurants, trails, and parks 

As with any rental property, it’s critical to estimate the potential cash flow of each potential property. Accurate calculations will provide you with essential information to aid decision-making. 

Accurately calculating your potential cash flow for an out-of-state rental property requires going beyond simple calculations that take principal, interest, taxes, and hazard insurance into account. You may also need to account for mortgage insurance, repairs, maintenance, turnover, and capital expenditures. 

Do you enjoy the location and things the city or state offers? It’s helpful to consider areas that you might personally enjoy. You may be spending time there, especially when establishing your rental property. Choosing an appropriate location is also vital if you plan on using the home as a future vacation or retirement home. 

Carefully research the local laws regarding rental properties. Some states or cities may have specific provisions around tenant screening processes. You may also find guidelines around if and how you can decline tenant renewals, notices, and evictions. 

You may need to make changes to your lease agreement to ensure it’s consistent with local laws. If you’re unfamiliar with landlord-tenant laws, it may also be prudent to consult with an attorney familiar with local laws. While legal considerations may be initially tedious, careful due diligence will save you grief in the long run. 

How to make an out of state rental property easier to manage 

Set clear tenant responsibilities and expectations 

Communicate expectations with potential tenants and ensure that your lease agreement outlines any important details. For example, if your tenant is responsible for lawn care, be sure that you define and set guidelines around this responsibility. 

Your proximity to your out-of-state rental property may dictate how you manage maintenance, emergency repairs, and vacancies. What aspects of these processes need to be communicated with your tenant or included in your lease agreement?

Your out-of-state rental property will inevitably need maintenance and repairs. If and when the A/C unit goes out in the middle of August, you don’t want to be searching high and low for a local, trustworthy repair company. 

Consider doing preliminary research and compiling a list of local resources before you may need them. You can check sites like Nextdoor for reviews and recommendations. Finding a reliable handyperson for your out-of-state rental property will save you lots of time and money in the long run. 

Defined systems, processes, and automation tools will make managing an out-of-state rental property immensely easier.

If this is your first time using automation tools, consider outlining all of the processes associated with your property: 

You can choose the tools that are best suited to your specific needs. You may need to try different solutions or combine multiple tools to find the best combination for your rental property. 

Build relationships with your out of state rental property’s HOA

While you may not be the one living in your out-of-state rental property, it’s to your advantage to cultivate a relationship with the local HOA, if there is one. Failing to develop a good relationship can result in unexpected assessments, fines, and violations. 

To maintain a harmonious relationship, be sure that you are familiar with HOA guidelines and align your lease agreement with those guidelines. Always be sure to pay HOA dues promptly and address any violations in a timely and respectful manner. 

Ease the burden of managing an out-of-state rental property by using property management software, hiring a property management company, or individual property manager. 

Generally, property management services or software includes:

Choosing the right property management solution will help you find better tenants, experience fewer vacancies, and streamline your rental management. A property management solution will eliminate any hassle and help shift the burden of managing an out-of-state rental property. 

Using property management software can be a great start, especially if you have lots of experience managing rental properties. While the software will likely be the least expensive property management solution, it still requires you to execute many tasks. Carefully research potential software and look for a specific solution for your circumstances. 

Learn how to manage a rental property remotely as we uncover the ins and outs of managing an out-of-state property as a landlord.

Find out how the right property manager can work with your HOA, ensuring the Board will love having you as a landlord renting a home in the community.

How To Rent Your Home and Stay HOA-Board Approved

If you own a home with a HOA in place, you may face hurdles when looking to put the property on the rental market. Read on to find out how property managers can work with HOAs and why you need the right one in your corner to simplify the process of renting your home. 

Homeowners’ Associations don’t have a reputation for making life easier for landlords. HOAs are in charge of managing the community spaces they govern — keeping neighborhoods desirable and properties valuable. Some believe that this means keeping renters at a low ratio, or even out entirely. 

When HOAs restrict rentals it’s because they are under the impression that tenants are not as invested in a property as owners are and won’t care for them properly. It’s assumed there will not be as much effort or investment put into home maintenance and repairs. Some even believe renters make a community less livable, eroding the value of the neighborhood. 

This viewpoint ignores the fact that almost everyone will call a rental property ‘home’ at some point in their lives and some for longer than others. Renting in a community governed by a HOA is appealing to long-term renters because they can enjoy high quality amenities and community spaces to call home. 

Thankfully, there are ways to ensure your HOA will love having you as a rental property owner in the community. It starts by outsourcing the heavy lifting to the right property manager. 

How a property manager can work with your HOA

Most HOA boards are rental friendly, but have strict rules in place that govern how your property and tenants need to be managed. Bylaws may stipulate minimum lease periods, references, background checks, and even how many times owners can rent their property during a calendar year. This means if you get the rental process wrong at any point, you could face fines or an empty untenanted home. 

The best property managers know how to work with a Homeowners’ Association to make sure you not just follow the rules, but also get the most from your rental property, by ensuring:

The right price to keep your property value high

Regular maintenance and repairs to maintain curb appeal 

Ensure accurate rental pricing for HOA compliance

Property managers are responsible for an analysis of your home and local area to determine the best possible price for the rental market. Price the rent too high and you will struggle to get applications and lose visibility. Price it too low and you could bring down the value of neighboring homes and cause issues with your HOA. 

At Belong, we combine technology with a local human touch to identify the right price for your home. We collect absurdly rich data on your home and neighborhood, empowering our crack team of quants and proprietary algorithms to crunch the numbers. But unlike fully automated estimates, our local team refines this suggestion to ensure critical nuances are never missed. This informed approach ensures you’re not only getting the best possible price for your rental, it keeps the rent at the right price for your HOA-governed community. 

Homeowners are responsible for ensuring that any residents follow the rules and regulations of their HOA, known as Covenants, Conditions & Restrictions (CC&Rs). This doesn’t change if you don’t live there. If renters fail to follow the bylaws or CC&Rs, you as the homeowner will be held liable and could face fines.

The best way to ensure your residents are the kind of people that can play by the rules is to screen for high-quality, long-term renters who will love your home as much as you do. 

Belong ensures that all tenants are 100% vetted, focusing on long-term residents that are keen to feel at home and part of the local community. In fact, Belong is all about a sense of community. By ensuring that renters (or ‘residents’) are cared for just as well as our homeowners are, they remain well informed, have access to our 24/7 concierge support and are less likely to unwittingly break HOA bylaws. 

And in the unlikely event that the vetted resident isn’t complying with HOA terms or their rental agreement, Belong doesn’t charge eviction fees if they need to move out. 

Deliver HOA-approved property maintenance and fast repairs

There’s little a HOA board takes more seriously than curb appeal. If you’ve ever tried to paint your home the wrong color, you’ll know how quickly you can get slapped with a fine for breaching the rules around the appearance of your property from the outside. 

This is because a top priority for the HOA is to keep property values high — and aesthetics is a big part of that. Like resident behavior, the conditions and appearance of your home is ultimately the homeowners responsibility. 

While you expect a good resident won’t cause any damage, it’s also not up to them to manage repairs and maintenance. This is where Belong can make a world of difference. If something breaks, we fix it. We don’t outsource repairs and maintenance to contractors or charge sky-high markups (not even for those 2am weekend emergencies!). We hire in-house vetted professionals (known as Belong Pros) to ensure every job is done correctly the first time, at the lowest rate possible. Your residents can even make maintenance requests through the app and get qualified help fast, without putting the work onto you. 

Not your garden-variety property management

When your property is taken care of to the highest standards, it’s easy for HOAs to love you as a landlord within the community. That’s why Belong goes out of its way to find residents that will love your home as much as you do — and treat it with respect and care. 

“Knowing my home is loved and cared for by my residents is something that I really appreciate because I love my home and I love sharing it with somebody else…. As a homeowner, when I say that Belong handles everything, Belong really handles everything for me.”
Sandra G, Belong Homeowner

If you have an HOA for a property you intend to rent, find out if your home qualifies for Belong here.

Property Management and HOAs: How To Rent Your Home and Stay HOA-Board Approved

Thinking about renting out a property you own? Before you do anything, read this guide.

Everything You Ever Wanted to Know About Property Management

Thinking about renting out a property you own? Before you do anything, read this guide.

Read almost any article about the generational wealth gap and you’re sure to learn some startling statistics about how much money is held by the baby boomer generation — and how little is in the hands of everyone else. 

Much of that wealth came from real estate; homes are the largest asset that boomers – as well as most people – have. And while it’s taking some time, because baby boomers are living longer than their parents, this transference of wealth is creating a new generation of “accidental homeowners.” Tens of thousands – if not more – Millennials and members of Gen X – are inheriting homes, often the homes they grew up in.

Anyone who is thinking about renting out a property they own could use one, but the kind of people described above – this emerging class of accidental homeowners – truly need the help. The people who weren’t in the market for a house, who weren’t even thinking about becoming homeowners any time soon – who, all of the sudden, might own property in a town they haven’t lived in for years. The people who aren’t even sure what they should do with the property, because they weren’t expecting to own it in the first place. As they think through what to do next, they realize there’s no single obvious choice. 

They can move into the house, but that requires uprooting their lives; moving remains one of the most stressful experiences a person can go through, right up there with grieving for a recently deceased parent, which is something many accidental homeowners might still be in the process of doing. Of course they can sell the house, but often there are emotional ramifications to that decision — especially if it’s the house they grew up in. 

The third option is to rent out the home, which under the right conditions, can turn the property into a profit center. Much of that decision has to do with the underlying economics – is there a mortgage, what are the taxes, and what is the rental market like in the area. If – taking all that into account – the decision is “yes” - that means our prototypical accidental homeowner will have to become an accidental landlord, which can also be a hugely stressful and time-consuming ordeal. 

That’s why Property Managers take center stage, at this moment of transition, in the lives of so many homeowners — and homes. Because they give people the power to rent out their homes without upending their lives. 

Basically, everything that makes being a landlord such a burden and time-suck should be the responsibility of a property manager. If you hire a property manager who does their job properly, the only thing you should have to do as a homeowner is sit on your butt and wait for the rent checks to come rolling in. 

(Elsewhere on this blog we’ve talked extensively about passive income, and how employing a property manager is an easy way to ensure the income you earn from a rental property is truly passive, in both the legal and practical senses; if you’re curious to take a deeper dive into that subject, click here.) 

The responsibilities of a property manager begin before a lease agreement gets signed, and extend beyond the time when the lease ends. 

One thing we will say, though, before we get into the details, is that there is an enormous difference between property managers, in terms of their experience, skills, responsiveness and cost. We built Belong to deliver what the old-school property management industry has lacked. 

So as you read through these duties of a property manager, keep in mind these are complex tasks that require a high level of personal attention and technology. 

Property managers are responsible for preparing the apartment for moving in (meaning, they fix anything that needs fixing, replace anything that needs replacing, and clean anything that needs cleaning). Then, either in collaboration with a real estate broker or on their own, they find you tenants: they determine the optimal monthly rent, list the apartment, show it to potential residents and field applications. They run background checks on the various applicants, a process which often includes reaching out to former landlords, to confirm they were good tenants. (They also keep any and all documentation and records they receive on file, in case they’re accused of discriminating against an applicant who didn’t get the apartment.) Then finally they pick the best candidates (though of course, the final decision is yours), draw up a lease, and have it signed and notarized. At which point the lease begins.

Any complaints that arise over the course of the lease are in the purview of the property manager. Meaning, if a resident has a problem with the plumbing in the bathroom, they call the property manager; or if, in a multi-unit building, a resident complains that his downstairs neighbor is smoking all the time, or pickling so much herring that the hallway reeks 24/7, they call the property manager.

Property Managers are also responsible for the upkeep of the property: all maintenance requests that come up, the property manager takes care of. They hire contractors, coordinate their schedules with those of their tenants, and pay them on your behalf. Of course, the homeowner has to approve these requests – unless you have given them the ability to make their own decisions; sometimes this is granted up to a pre-approved spending limit.

As problems come up, many homeowners find that their property managers are not responsive enough. This is one of the big reasons for property managers getting fired – along with excessive cost. Belong addresses the responsiveness gap with 24/7 concierge help, standing by.

Beyond taking care of the home itself, property managers collect rent and, after taking their fee, transfer the funds to the homeowner. If they need to evict the tenant for not paying rent — or for any other violation of the lease — property managers will usually take care of the situation, though more often than not landlords are on the hook for paying legal fees. 

Property Managers also keep all the books; they record how much money is coming in through rent, and how much is going out to contractors and craftspeople; so when tax season rolls around the information homeowners need for their filings should be well organized and easily accessible. 

Inevitably, there is a great deal of back-and-forth communication, often via email or phone. Fortunately for Belong’s homeowners much of this communication is handled by their concierge. 

That accounts for much of the mechanical activity undertaken over the course of the lease. A good Property Manager will take care of all those tasks with no questions asked; on the other hand, Belong – a great property manager – will attend to the emotional elements that come into play as a new resident goes through the process of transforming the house into a home. They will appreciate the sentimental side of being a resident, and help them fall in love with their home.

How does Belong accomplish this? Through a variety of ways, both big and small. The help might come in the form of assisting residents with aesthetic updates — painting a room a color that’s more them, or helping to install cool shelves for their knick-knacks and art. Or it might come in the form of creating some of that art: for example, in this blog we discuss the practical and emotional reasons why homeowners and Property Managers should consider commissioning a portrait of their home. 

In our opinion helping foster the connection between your residents and their home is as critical as making sure the plumbing is in working order. Because when you love a home, you are more likely to treat it well — and the less likely you are to move. And as anyone who owns a rental property knows, it’s that downtime between leases, when no income is coming in, that can really hurt your bottom line and create cash-flow issues. That’s why we work so hard to find residents who will love your home as much as you do – and why we try to cultivate that relationship over the course of the lease. 

The Property Manager’s post-lease responsibilities generally resemble their pre-lease responsibilities. That’s just the cyclical nature of the industry: the weeks between the end of one lease are also the weeks before the beginning of the next one.

There is one responsibility unique to this timeframe, however: the return of the former resident’s security deposit. Property Managers inspect the home after move-out, bringing in appropriate contractors to assess any damage that might have been inflicted on the property over the course of the lease; then, based on the estimates provided by the contractors, they deduct the appropriate amount from the security deposit and return the rest. 

By and large, any and every Property Manager should attend to the responsibilities outlined above. Their ability to deliver superb service – along with how and what they charge for – is a different story. Figuring out exactly what you’re paying for upfront — and what fees and upcharges are buried in the fine print — is a key part of determining which Property Management Company is right for you.

How Do You Choose The Best Property Manager?

Your instincts might tell you that the first place to look for a Property Manager is Google. After all, as a rule, Google is pretty much the first place to look for anything. But researching Property Managers might be an exception to that rule. Because for years now property management companies have been gaming the Google algorithm, securing placement among the top results not because of their mastery of landlord/resident relations, but because of their mastery of SEO. 

Instead we suggest consulting first with any locals you know: obviously property owners and landlords are great people to talk to, but anyone who has contact with Property Managers should have some insight into who’s great, who’s merely good, and who you should avoid. Contractors for instance deal with Property Managers all the time — as do real estate agents and renters. Of course your personal network won’t be as comprehensive as Google’s, but at least in this regard it’s a lot more trustworthy.

Once you have a short-list of potential candidates we recommend doing an informal background check. There are several national trade organizations for Property Managers, the most prominent being the National Association of Property Managers. You don’t have to be a member to be state-certified, but if you aren’t, that’s a red flag. 

Finally, when the list has been narrowed down to two or three potential partners, it’s time to conduct interviews. (If a property management company is unwilling to field your questions, that in itself is a red flag — count yourself fortunate that they turned you off before you gave them the opportunity to disappoint you further down the road, when the financial stakes are even higher.)

Elsewhere we’ve discussed exactly what questions to ask, but we’ll offer a crib sheet here.

Find out who they work with: the number of clients they manage at one time, the number of clients who own only one or two properties, the number of single resident homes they manage. In short, you want to know if they have experience working with an accidental homeowner like you, obviously, but it’s also important to know how big an organization they are.

Keep in mind, this is one of those situations when bigger isn’t necessarily better: if they have a handful of huge clients who are paying their bills, chances are smaller guys (like you) tend to slip through the cracks. Better to be a bigger fish in a smaller pond when it comes to Property Management Companies.

 Find out how they work: how do they identify the right tenants? How do they find contractors? How do they process maintenance requests? How do they handle rent collection? Evictions? 

Finally, ask about their fee structure. 


This question is actually kind of difficult to answer. Because outside of Belong, the cost of Property Managers can be fairly opaque: the amount quoted upfront is rarely (if ever) the amount you’ll pay, because there are so many hidden fees and upcharges.

Our Homeowners page features a useful chart that compares the way Belong charges to how typical Property Management Companies charge. We offer this not only to toot our own horn, but also, to give you a sense of what kind of hidden fees and upcharges you should be on the lookout for in the interview process. You shouldn’t necessarily eliminate a company because they charge you for some of these services: it’s critical to know though exactly what you’re paying for — and what you’ll be paying for in the future. 

Not only is it critical to get an understanding of the issues outlined above: it’s also critical that you get a sense of the kind of personalities you’ll be working with — how open and honest and transparent they are when it comes to their business practices. Remember: property managers and opacity often go hand-in-hand (outlier examples like Belong aside). The more open and frank your interviews are, the more trustworthy the companies will tend to be.

Self-Management: The Alternative To Working With A Property Manager

If you don’t live in one of the cities where Belong is operational, and you can’t find any property manager you can trust — or if you’ve read this article (and the others we’ve been linking to) and concluded that you’re willing to take on the responsibilities of managing your property — you might end up deciding to self-manage your rental home. 

Property Management 101: Before putting a property on the rental market, read this comprehensive guide to property management.

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