Head Of In-Lease Experience

Belong Co-Founders

Head of Marketing

Rental Home Summer Maintenance Checklist Essentials: Maximize rental income by getting your home in top shape to attract and keep residents during peak season.

It’s Peak Rental Season! Get Ready with This Essential Summer Maintenance Checklist

Summer is here! And with it, a surge in long-term renters looking for a place to call home. As we enter the hottest rental market season, now is the time to make sure your rental home is in top-shape to attract (or keep) the best residents and optimize your cash flow. 

For rental homes with residents in place: Summer is when you should check in on maintenance issues and provide helpful tips on keeping the home cool and running efficiently. 

For vacant homes: Summer is the time to list on the rental market to get the best price while the market peaks. Investing a little extra and making necessary touch ups to your rental home now can go a long way in boosting your cash flow. 

If your home is loved by Belong: You won’t have to lift a finger this summer. We’ll conduct a full inspection of your rental home to get it move-in ready and poised for profit. You (and your residents) will have access to a vendor network of over 10,000 professionals who can keep your rental home humming. You can even set-and-forget your summer maintenance and spread the cost of any repairs over the term of your lease with flexible payment options. 

Related: Why Ignoring Rental Home Maintenance Could Cost You More Than Repairs

If you’re a self-managing landlord, it’s time to get to work! Here is our summer maintenance checklist at a glance, followed by some tips on where to start. 

Summer maintenance checklist for rental homes: 10 essentials

Be proactive with cleaning and servicing cooling systems such as HVACs and fans

Remove hazards and debris from your garden

Mow the lawns, remove weeds and add mulch as needed to improve water retention

Check windows, doors and screens for damage and gaps

Check for and prevent mold and mildew buildup

Be on the lookout for leaks that could lead to flooding, mold, or water damage

Have a fire safety plan, especially in wildfire zones

Be prepared for severe weather events such as storms and hurricanes

Schedule a chimney service while its not in use

If you have a pool, it’s time for a full service to put it back in use

Summer maintenance tips for long-term rental homes

Get ahead of summer's peak by having your air conditioning system professionally cleaned and serviced. This includes replacing the air filter to prevent breakdowns when it’s the hardest to find a handyperson for the job. 

Got ceiling fans? It’s time to give these dust-magnets a good clean. If they can switch direction, make sure they’re set to spin counter-clockwise which will have the best cooling effect over summer. 

If your home has a yard, make sure your sprinkler system is working efficiently to keep your garden green with minimal effort from your residents. Make sure the trees are trimmed and not blocking any walkways or at risk of causing any roof damage after spring growth. In some states, summer can also bring storms so cleaning up any debris is a good way to protect the home during wild weather. 

Window and door screens are great for letting in a nice summer breeze, but they are also subject to wear and tear. Make sure your screens are free of rips to improve functionality and curb appeal for your rental. Repairing damaged screens will help keep your residents comfortable and keep the insects out. 

Gaps or damage around doors and windows can create drafty, uncomfortable homes. Sealing these gaps will improve the energy efficiency of your home, keep residents happier, and maybe even reduce the wear on your cooling systems. 

Summer heat and humidity can bring an unwelcome addition to your rental home: mold. In states like Florida where summer is the wet season, mold growth can take off quickly. Florida has no specific laws around mold or removal in rental homes, however if the mold is creating a health, safety or building code violation then homeowners have a legal obligation to fix the situation. 

Prevention is better than the cure, so now is a great time to remind your residents to keep the home well ventilated and use moisture absorbent products in dark areas that attract mold such as closets and laundry rooms. 

In a state like California where summers are dry, it’s still a good idea to be vigilant after spring. California has strict landlord regulations around mold, including removal and disclosure of any mold in a rental home, so it’s best to get on top of any issues such as water leaks or ventilation before any damage occurs. Your residents will have to notify you in writing of any issues, but regular maintenance of the home is the best prevention. 

Leaks are a major culprit of water damage, mold, and major repair bills. Check for leaks in hoses, under sinks, and around toilets, dishwashers, and washing machines. Fixing a simple leak is always preferable to dealing with a burst pipe or flood cleanup. 

Related: What Landlords Should Know About Flood Damage (And How To Reduce Risk)

Wildfire season is on the way so if you haven’t already, now is a good time to create a safety plan for your rental home. At the very minimum, smoke and carbon monoxide detectors should be checked and up to code and any fire hazards such as dry leaves and overgrown grass should be removed. 

For homes in areas that see the most wildfires (such as California, Texas, and North Carolina), have a fire extinguisher and evacuation plan in place for your residents. You should also choose an insurance policy that includes fire coverage. 

Prepare for storms, hurricanes, and hazards

For rental homes in the South, summer can mean risk of severe storms, hurricanes, and tornadoes. If your rental home has hurricane shutters installed, be sure to check their condition and make sure any electrical systems are functioning or hand-cranks are moving easily. If you don’t have any installed, now would be a great time to consider them to protect windows from flying debris. They also offer great insulation and protection from burglaries for your residents. 

You can check your address on FEMA’s Flood Map to find your flood zone category and risk of property damage during summer. If you are at risk, check your insurance coverage and look at the National Flood Insurance Program. 

Related: The Annual Maintenance Checklist for Rental Homes in Florida

If your rental home has a chimney, summer is a great time to give it a check up. Chimneys are rarely associated with summer sunshine, but scheduling a check up while it’s not in use will pay off when the winter chill sets in later in the year. Chimneys remove dangerous gasses from the fireplace or furnace to keep the air breathable, so keeping them running is an important part of maintaining a healthy, hazard-free rental home. 

Guaranteed Rent and Rental Home Maintenance Made Easy

Dive into the 1% rule, data-driven strategies and local analysis to find out how to price your rental home and determine what to charge for rent in any market

How Much Rent Should I Charge? A Quick Guide To Smart Pricing Strategies

Figuring out how much to charge for a rental home is a balancing act – but one that can reap big rewards. A home that achieves the greatest rental income while staying occupied is the sweet spot of rental ownership and the key to achieving your financial goals. 

So how do you arrive at the sweet spot of rental pricing? One that doesn’t price people out or leave money on the table. In this quick but informative guide we’ll dive into the data-driven approach vs. manual analysis for deciding what to charge for your rental home in any market. 

The 1% rule and data-driven solutions for rental pricing

When pricing a rental home, you may have heard of “the 1% rule”. The 1% rule suggests that the gross monthly rent you charge should be equal to or more than 1% of the property price or value to establish good cash flow. There’s also the similar 2% rule, which states that if you can rent a home for 2% of what you paid for it, it will cash flow. 

If something seems too good to be true, it probably is. The truth is, the property market and rental market are not intrinsically linked. Prices fluctuate based on supply and demand. The 1% or 2% rules also fail to account for expenses such as property taxes, HOA fees and maintenance, which will all vary based on your home’s location and condition. 

If you try and price your rental property on simple equations alone, you could end up with a high vacancy rate which can eat into your cash flow and throw the math off entirely. 

Forget these so-called rules. If you want a tried-and-tested, data-driven method for pricing your home for the rental market, do the math with Belong. Belong uses a clever combination of pricing algorithms, local knowledge and real-time demand to create the right price that suits your market today. We also track pricing against your goals to create a clear path to financial freedom. 

Belong inspects every home to determine how to achieve the best ROI and residents for your home. And once we arrive at that goldilocks price, we guarantee to pay your rental income like clockwork, regardless of when we get paid. 

Related: How Guaranteed Rent is Changing Property Management Forever

How to analyze your local market to price a rental home

If you don’t have a professional in place to arrive at a rental price for you, be prepared to do your homework. There is no one ‘rental market’, so you’re going to have to do a deep dive into your neighborhood and see what other people are charging for rent. This will help you establish a range of prices on the low and high end for you to compare your amenities against. 


1. Look up current rental listings to establish a price guide

Renters search for homes online, so this is a great place to start when establishing your baseline of what rent other homeowners are charging in your area. Websites such as StreetEasy, Zillow, Redfin, OpenDoor, and Trulia can help. Another resource to consult with is HUD’s Fair Market Rent Database.

Comparing floor plans and square footage isn’t going to be enough for accurate rental pricing. There are so many nuances which drive rental value such as:

Storage space such as closest or on-site garage

Walkability and proximity to public transportation, shops, schools etc 

Demand for rentals at your time of listing 

Do your best to narrow down comps based on pull-factors. For example, your smaller home may be worth more than an extra bedroom because it’s in a convenient location. Or your work-from-home space could attract a premium with the shift toward remote and flexible work.

3. Consider your timing and seasonal shifts

The most important factor in real estate pricing is location. The second is timing. As a supply-and-demand based market, seasonal shifts will alter what your rental home is worth. That means a 3 bedroom home in California will not cost the same in December as it does in August. 

Related: How To Achieve The Best Rent By Listing In Summer 2024

4. Consider local laws on rent control and rent stabilization

Depending on where your rental home is located, you may not be the only one that has a say in how much rent you charge for your home. Rent control laws and rent stabilization ordinances vary from city-to-city and even those rules can vary based on the age and type of home you’re renting out. This is to prevent landlords from luring in tenants and then hiking up the rent astronomically. 

It’s worth checking with your local city for local laws in case there are caps on things like security deposits and rent increases, which may affect how to choose to price rent. 

Instead of relying on guesswork, let Belong optimize your cash flow by listing at the right price to achieve your financial goals. 


Belong is a proptech company on a mission to fix long-term renting by focusing on modern innovation and services that support everyone. We’ll partner with you to get your home the best price, guarantee your rent, and care for it the way you would. Never worry about bad residents, late rent, cost blowouts, or 2am phone calls ever again. 

See why thousands of US homeowners are ditching outdated Property Management in San Francisco, Austin, San Diego, Los Angeles, Tampa, Jacksonville, Orlando and more.

Disclaimer: We don’t enjoy using the word ‘landlord’. We prefer to refer to members in our network as homeowners and residents since we’re on a mission to upend and redefine the traditional landlord-tenant relationship. This article should not be considered financial advice. Please research local laws and speak to a financial advisor regarding your personal circumstances before making any decisions on investments. 

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Hunting for the best property management in Texas? We compare 7 top-ranked PMCs and their fees with Belong's tech-forward property management alternative.

How Belong Compares To The Best Property Managers in Texas

You own a home in Texas and want it on the rental market. Naturally, the first thing you’re going to do is search for the best property management companies in Texas. We get it, you need the best of the best for your home and future rental income.

But as you sift through Google and Zillow reviews, you’ll see there’s not a whole lot to compare other than fees. And if you’re looking for what property management costs in Texas, be wary that monthly management fees often have a long list of exclusions which vary between providers. 

Those hidden costs and the sea of sameness in the market is exactly why Belong exists. To break that mold once and for all. Belong is the modern alternative to property management. A proptech company, with a human heart. Like the top-ranking property managers, we average a rating above 4.5 stars. But unlike property managers, we don’t hide fees or treat your renters like second-class citizens. 

So when comparing the best property management companies in Texas, let’s start with why you should consider ditching them for something more innovative. 


Belong vs property management companies in Texas

When comparing property management companies across Texas, you’ll be looking at a handful of differences between them all. With Belong, there’s no comparison. Because Belong isn’t a property management company, it’s a completely unique experience that is humanizing the rental market. 

Guaranteeing rent every month, not just a set payment date but regardless of when your residents pay. You can even choose to receive an entire year’s rent upfront.



Including eviction protection as standard, shielding you from costly evictions without the hidden fees or restrictive caps.



Not charging hidden fees like setup costs and lease renewal charges.



Using the one seamless app for all homeowners and residents, putting everything you need at your fingertips.



Being available for any service or enquiry at a time that suits you. That’s real 24/7 support to you and your residents, not just logging emergency maintenance.



Combining tech-forward innovation with human smarts, such as optimized rental pricing that uses our algorithms, local knowledge and real-time demand to price your home with accuracy.

Innovative, flexible financial products including the option to spread maintenance payments over the term of your lease agreement.

Access to dedicated landlords insurance to protect your asset (as well as coverage for your residents).

Integration with the most popular rental platforms to get your home loved faster.

The best property management alternative: Belong

Google Rating: 4.6 (based on 539 reviews)

Areas Served: Austin, Dallas/Fort Worth, Houston, San Antonio, and regions outside of Texas, including California, Florida, Washington, Utah and more. 

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

Guaranteed rent: Your rent is guaranteed every month (or for a year upfront), no matter when your residents pay. 

Video marketing or virtual tour: You guessed it – video is included at no extra cost

Evictions: If Belong ever needs to initiate an eviction of a tenant we have chosen and placed, we will cover legal costs up to $15,000. 

7 top-ranked property management companies in Texas

This list is based on a Google search for the best property management companies in Texas. The companies listed rank above 4.5 stars and have more than 100 reviews. Details and pricing are based on publicly-available information on the company websites (accurate as of May 2024, subject to change) and does not reflect any representation or endorsement of services. Please speak to these companies directly to confirm and before making any final decisions. 

Google Rating: 4.9 (based on 1414 reviews)

Areas Served: Austin, Round Rock, Leander, Pflugerville, Buda, Georgetown, Cedar Park, Kyle, Bastrop, Corpus Christi, Aransas Pass, and the surrounding areas.

Hours: Monday - Friday, 9am - 5pm. Closed weekends

Monthly Management Fee: Austin 8%, Corpus Christi 10%

Guaranteed rent: There is a guarantee that rent will be paid on time, but only when residents pay on time.

Additional fees: Property inspections $129. Fees for handling insurance or home warranty claims where applicable.

Evictions: Unknown, page removed from website as of May 2024

Google Rating: 4.8 (based on 188 reviews)

Areas Served: Austin plus Northern Virginia, Arlington, Virginia, Washington D.C. and The Poconos, PA

Hours: Monday - Friday, 8am - 5pm. Closed weekends

Monthly Management Fee: 10% monthly management fee for 1-5 properties

Charge for vacancy: No charge, but vacant home management costs include $150 per walkthrough and $75 per work order coordination 

Additional fees: $6 per month landlord fee or $16 per month to get more services such as eviction coverage and video tours. There are additional fees and packages from $35-$40 per month. An hourly rate of $200/hour applies for any services not included in fees including mail redirection. Check with the business for more details. 

Video marketing or virtual tour: Not standard, video is only included in the higher tier fee 

Evictions: For a $16p/m fee, eviction coverage is available on tenants they place to obtain a judgment for non-payment of rent, capped at $1000.

Google Rating: 4.8 (based on 189 reviews)

Hours: Monday - Thursday 9am - 5pm, Friday 9am - 3pm. Closed weekends.

24/7 Support: Emergencies and lease enquiry hotline available.

Monthly Management Fee: 10 - 12% monthly fee

Lease renewal charge: $199 per lease extension

Initial setup fee: $75 for a vacant home, $200 for occupied (waived for higher monthly fee)

Additional fees: Fees are charged for every maintenance work order, annual inspections and lease extensions. Lower rate will also be charged additional fees for setup and preparing documents needed for tax.  

Evictions: On the higher monthly tier there is eviction protection for filing costs, writ of possession, broker representation and $500 in belonging removals but only if the eviction is due to nonpayment of rent. No coverage applies to other evictions. Not available on lower tiers.

As a first-time homeowner, I had concerns about renting out my property. However, with Belong's team of experienced professionals, they were able to provide me with the guidance I needed throughout the entire process. Their frequent updates and communication have instilled in me a strong sense of confidence in their management abilities. I am glad I hired this team!” Russell, 5 star rating on Zillow

Belong has shown exceptional professionalism and efficiency in managing my property. Their extensive knowledge of the real estate market has been instrumental in maintaining my property and attracting suitable tenants. I am extremely satisfied with their services.” Ethel, 5 star rating on Zillow

Belong has continuously gone above and beyond in delivering the right quality of service while providing me with the necessary peace of mind that my property is in the most able hands. Kudos!” Abhiram, 5 star rating on Google

Think your Texas home belongs with us? See why thousands of homeowners are ditching traditional property management to Belong instead:

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What is a Renter Bill of Rights and how is it shaping tenant rights in 2024?

Renter Rights Are Changing: What Homeowners Need To Know In 2024

Tenant rights are in the spotlight in 2024. From rent stabilization to air conditioning, it seems every month there is a new vote or proposal for renter rights. 

But while some homeowners feel nervous about the impact or limitation on their rental income, this shouldn’t be a cause for concern. Renting is a two-way street. Treating your residents well makes good financial sense for the profitability and longevity of your rental home. 

To make it easier to uphold the homeowner-resident relationship (and stay on the right side of the law) here are some tenant rights and changes to be aware of in 2024. 

5 changes to tenant rights that all landlords should know

1. More cities are adopting a ‘Renter Bill of Rights’

In 2023, The White House issued a blueprint for a ‘Renters Bill of Rights’. It’s not federal policy or law, but it did kickstart a number of tenants rights campaigns at a local level. 

The Renter Bill of Rights outlines five principles for rental housing:

Safe, quality, accessible and affordable housing

Education, enforcement, and enhancement of renter rights

Eviction prevention, diversion, and relief

As a homeowner, it’s worth being aware of these recommendations as your local city might propose ways to make them law. There are already many tenant ordinances being introduced across the country (e.g. San Diego and Tacoma). 

Related: California Rental Laws Are Changing in 2024: What Landlords Need To Know

When COVID-19 protections ended, a number of cities opted to keep ‘just cause evictions’'. In 2024, more homeowners need to have a justifiable reason for evicting a tenant from their rental home. This is to protect good residents from being ousted for the purpose of raising rent above local caps or stabilization measures. 

Tenant protection laws are also seeing evictions evolve to include things like:

Offering relocation payment if residents can’t afford new rent or you want to move back into the home

Limitations on evictions of educators and families during school terms

The right to hold eviction proceedings remotely

Changes to notice periods or period to resolve issues before an eviction is filed

If you ever need to file an eviction, be sure to check your local city ordinances to see how 2024 changes may impact this decision. 

If you’re a Belong homeowner, contact us first so we can advise the best course of action and shield you from legal costs with eviction protection. 

Related: How To Avoid Costly Evictions With Belong’s Game-Changing Safety Net For Homeowners

3. Screening and discrimination laws have changed

If you manage your own tenant screening, you need a standard applied to all applicants to avoid discrimination under Fair Housing Laws. But in 2024, you should also check for local extensions to this law. 

For example, ‘Source of Income’ discrimination is where an applicant is rejected for using government housing vouchers/rental subsidies. New York outlaws this and as of January 1st, California requires homeowners to accept evidence other than credit history for voucher holders to show they can pay their portion of the rent (such as a benefit or bank statement). 

Then there are new ‘first come, first served’ laws, like the City of Seattle’s ‘First in Time’ requirement. Seattle homeowners need to accept the first qualified applicant, rather than pooling applications. This means less choice and control for homeowners, but it also reduces the risk of bias and potential discrimination against renters.  

Pro Tip: Eliminate the screening headaches and legal minefield by letting Belong find you the best long-term residents for your home. We’ll even guarantee their rent and protect you from any costly evictions. Learn more about becoming a Belong homeowner. 

4. “Junk fees” are under the microscope

Some homeowners and property management companies (not Belong!) charge an application fee or screening costs to potential renters when looking for new tenants. In July 2023, The White House also called out the hidden costs of renting and the “junk fees” that plague the industry. 

Since President Biden brought the problem to light, several states have introduced bills to crack down on hidden rental housing fees. Expect to see more in 2024 and real estate search platforms commit to showing the true cost of renting in the listed fees.

Massachusetts and Vermont have already outlawed application fees. Virginia, Wisconsin, California and New York cap what homeowners can pass on and some cities give applicants the right to have the fee returned if they aren’t successful.  

Before listing a rental home in 2024, make sure you’re on top of any local changes and be prepared to include all extra costs upfront in your price, especially if you’re charging extra fees. 

If your home is looked after by Belong, you can relax. Transparency is one of the many issues that Belong addresses for homeowners and their residents. 

Discover Belong: See why thousands of US homeowners are ditching outdated Property Management in San Francisco, Austin, San Diego, Los Angeles, Tampa, Jacksonville, Orlando and more.

5. Security deposits are getting a shake-up 

Many tenant-landlord laws permit homeowners to ask whatever they like for a security deposit. There have been few controls over when to return the money or how damages were claimed. 

This is still the case for some regions, but many jurisdictions are tightening their policies on security deposits to avoid exploitation of residents. Local legislation varies, but new rulings include: 

Capping the maximum amount of security deposits

Reducing the deadline for when security deposits need to be returned

Providing documented evidence for damage claims

Giving an option to pay a month fee in lieu of a security deposit


Pro Tip: Belong gives residents the flexible option to pay their security deposit in installments, so you don’t need to forgo this safety net for the sake of breaking down costs.

Local laws can override your lease agreement

While lease agreements are legally binding, you can’t sneak in a disclaimer about your property to change the rules e.g. accepting the home in a poor condition or changes to the security deposit. Local ordinances and state laws override any agreement in your lease. It’s important to ensure that everything is above board before you sign on any new residents. 

This can also be an issue when using one of the many free lease agreement templates available online. Be wary that these documents may not be updated to 2024 standards or may be void by local laws. The safest way to ensure you have a legally binding contract is to engage professional services such as a real estate lawyer or an experienced management company like Belong. 

What is a Renter Bill of Rights and how is it shaping tenant rights in 2024? This guide for landlords shows five ways renter rights and law are evolving in 2024.

Melanie Kershaw

Mel Kershaw is a Content Lead at Belong. With an extensive background working with technology companies including Eventbrite and Yelp, she’s always looking for ways to create educational and informative articles that simplifies tech and solves problems for her audience.

Jane Allison Gunn

Tamara Epelbaum

Ale, Owen & Tyler Founders

Harrison Kelly

Sparsh Mehta

Jane Allison Gunn

Tamara Epelbaum

Ale, Owen & Tyler Founders

Harrison Kelly

Sparsh Mehta