How to choose a property manager.

Choose a property manager on communication, local knowledge, transparent fees and how many properties each manager handles, not just the headline rate. Before you sign, ask who manages your property day to day, how quickly they respond, their current vacancy rate, and the all-in cost including every fee.

What matters more than the fee

The percentage is the easiest thing to compare and the least important once it is in a sensible range. What actually drives your return is how fast the property leases, how well the tenant is screened, how quickly issues are handled, and how reliably you are kept informed. A slightly higher fee with strong communication usually beats a cheap fee with none.

Questions to ask before you sign

• What is the all-in cost, including every fee, not just the management percentage?
• Is the management agreement month to month, or am I locked in?
• Who manages my property day to day, and how do I reach them directly?
• How quickly do you respond to owners and tenants?
• How many properties does each manager handle?
• What is your current average vacancy, and how do you set the rent?
• How do you screen and select tenants?

Red flags to watch for

Be cautious of a manager who will not give you a clear all-in cost, locks you into a long contract, cannot tell you who will actually manage your property, or is vague about response times and vacancy. Hidden or marked-up fees are another warning sign, which is why we publish a flat fee with advertising at cost.

Specialist or generalist?

At a full-service agency, property management often sits behind the sales team and gets the leftover attention. A specialist who only manages long-term rentals puts every hour into that one job. Ask where management sits in the business, and how stable their management team is.

How to compare quotes fairly

Put every quote on the same basis: the management percentage, the letting fee, advertising, and any other charges, as one all-in figure. Then weigh that against the things that protect your income. The cheapest quote and the best value are rarely the same one. If you are moving from another agency, our switching guide walks through the handover.

Common questions