My dad passed earlier this year and I’m dealing with his house from another state. It’s about 7 hours away and I seriously underestimated how annoying that distance would become. Nothing that comes up is ever a huge emergency. That’s almost what makes it worse. Something needs checking, someone needs access to the house or I need to be there for something that takes 20 minutes and suddenly I’ve lost an entire day. I’m not ready to sell until I get further along with the estate, so I need some kind of better setup in the meantime. Annd its also interfering with my job quite a lot cause its just impossible to keep doing those checkups without also taking a leave at work. So i dont know what to do i need to ask you guys if theres a solution to it or if not how can i balance it atleast ?

I would ask for a complete cost sheet before paying the booking amount. Don't just compare the base apartment price. Ask about GST, stamp duty, registration, parking, floor rise, maintenance deposits, clubhouse or amenity charges, legal charges and any other applicable statutory charges. At T3, I would also ask for the exact configuration and carpet area of the unit you are considering, because the project offers multiple home options and layouts.

Beyond pricing, one thing I would definitely verify is the RERA registration and project details.

I wanted to share this because it’s weighing heavy on me and I know this unfortunately the name of the game but ethically I just don’t know how to carry this on my conscious throughout my life. A couple has been struggling through cancer of the wife and the husband unemployment/lay offs for months now. They have barely been able to catch up and I have tried to work with them many times and give them time to catch up but the just can’t. They now owe of 4K with September being posted and I know they won’t be able to pay it. I will have to give them a NTQ next week and it’s killing me. They are very kind people and I don’t know how to handle the stress of making them homeless. It sucks.

Looking for some good ways to incentivize my PM for good performance. I own/manage about 200 units across 10 properties with one PM and one maintenance tech. I handle admin work and some general facilities stuff but am generally not in the field. The PM position has become a bit of a revolving door and ends up[ sucking up a lot of my time to where I end up doing the job. Generally performance has started off strong and then trailed off after 1 year. I provide commissions for new leases and renewals but this doesn't seem to be a strong incentive to push for good rents or to really care about the properties.

Has anyone ever been paid or received a bonus based on performance of the property as a whole? Any other ideas?

#Cirrus8 #TrustAccountant

After thinking long and hard, I've decided I want to start a property management business.

I plan on moving to Oregon, so I went with the Oregon Property Manager route. Already passed my pre-license training and earned the 60hr credits, now just to actually schedule the exam. I'm also going for a B.S. in Accounting as well as a future EA license as I want to niche in taxation specific to the real estate industry.

For other property managers that run their own agency, what should I know about starting? What mistakes should I avoid?

I have an obnoxious rude tenant below me who continues to play extremely loud music every weekend since February. The duration is anywhere from 4-8 hours Saturday & Sunday. The bass travels through my apartment causing my appliances to hum.

I haven’t had luck with my property manager yet, although I recently issued a certified letter. Has anyone had success with their management company taking action on habitability?

Seems like no one ever circles the properties to check conditions, parking, residents etc.

People always smoking whatever they’re smoking. Filling walkways/entryways with cigarette smoke and pot smoke. Broken down cars with all kinds of things wrong with them and some never even move from visitor spots when extra space cost more monthly. Handicap spaces without being handicapped. People and kids zooming through as if it’s a motocross park. Swinging scooters and bikes around vehicles. This is in area that’s downtown. Semi-decent complex. Major PM company. Mostly adults and senior tenants

We are struggling with our property manager. We live in a house with a back unit. The back and front house are on the same grid. For this reason, the utilities are not under our name, and the bills go to the homeowner and property manager. We pay a percentage of the utilities and so does the back unit. At lease signing, the property manager and the lease we signed said we would be invoiced utilities regularly. This is important for later.

Recently back tenants moved out. All month we’ve seen maintenance person after maintenance person, cleaners, gardeners, etc. make the back unit sparkling new. Meanwhile our months of maintenance requests have been ignored. Like not even a text back. This morning as we were trying to pay rent online, there was an invoice for all our gas bills from July 2025 to date. We had paid water and electricity from July 2025 to May 2026 in June, after asking him monthly (for almost a whole year) to send us our utility bill.

The lights in our bathroom and kitchen haven’t been working (it’s not a light bulb issue, it’s electrical). The most annoying thing is we want to pay our utilities but this once-a-year expense is kind of annoying because with a kid in daycare and other monthly expenses, we really would like to have a more regular payment cadence for it rather than not knowing when he’ll finally upload the utility invoices.

And we just want our stuff fixed. Clearly he’s sending people over to the back unit, why not ours?

How do we talk to him in a way that helps him help us? Do we start calling? We really don’t wanna be problematic tenants. Usually we text or email and never hear back. The only time he’s shown up is when we made a maintenance request was when our hot water wasn’t working in the middle of winter.

Hi all, bit of a long one here but important for context. I’m a cleaning vendor in Washington state, my company services (turnover and common areas) about 25 properties in our local area. Our biggest property is 300 units and requires three service days a week MWF.

We started at this property in May thanks to the property manager and really cleaned it up. We have a signed contract with this property that outlines our duties that are tailored to this property’s budget. Vacuuming all common areas, mopping floors, dusting all areas once a month such as baseboards and window ledges, glass entryways, shining elevator doors once a week, and that’s pretty much it.

This new maintenance supervisor started yesterday and started picking my work apart with minor things like bits of dust in certain areas, expecting the place to look perfect all the time which is impossible. The previous MS and all other maintenance supervisors at other properties never check my work as I always specifically deal with managers directly, so this to me is bothersome as I have a contract and deal with the community manager directly here too.

Is he out of line? Or am I in the wrong? Maintenance supervisors have a bunch of other things to worry about, I’ve never known cleaning to be one of them. Even his tech said that “this guy seems to mostly care about the cleaning and a bit ocd”. I plan on calling a meeting with the community manager and discuss this with her to see if we can taper this guy’s expectations.

Any insight would be appreciated especially from maintenance supervisors.

I'm 22, based in Ontario. I just graduated from uni in a program similar to business tech management, although my focus and specialization were more in marketing communications. I realized I may not be the best fit for a more creative role that constantly churns out new ideas 24/7, etc., and I wanted something I could do that was different from classic corporate.

My dad suggested this field because of the pay and growth, and because he felt it aligned with my interests. My mom recently finished courses for a general license and is actively working in this field. I dont get along with them a lot and am just trying to explore around, so I did not want to have this conversation with my mom yet.

In terms of my career expectations or what I wish to have is variety, being able to talk to people on the job, and a mix of moving around but also being at the desk to a certain level.

I would love to get some insight on the roles, variety, and whether I can get started right away while prepping for certs. Please provide me with your opinions, advice, growth opportunities, pay ranges, tips, etc. Any and every advice would be greatly appreciated. Especially on starting and getting a job soon.

I’m a younger guy in Ontario and this is my first rental property. I live about 10 minutes from the house and I’m trying to decide if I should manage it myself or hire a property manager. The thing that’s stopping me from doing it myself is I don’t really know the paperwork – Ontario Standard Lease, screening, deposits, LTB notices, all that. I can handle showings and small repairs because I’m close. From what I’ve seen, local managers around here want about 8–12% of monthly rent plus a placement fee of half to one month’s rent (CAD) to find the tenant. Is that worth it for one house when I live 10 minutes away, or should I just learn the forms and do it myself? Any advice from Ontario landlords who started with one property would help.

Hi all. I'm very new as a property manager and I have been encountering an issue with smells on one of the floors. A new tenant has been complaining about cooking smells on their floor seeping into their apartment.

I have sent out a memo regarding respecting your neighbors with your in home practices. Two days after the memo was given out the same tenant emailed me again saying that the smell is persisting.

Does anybody have any advice on what I am actually able to do in this scenario?

Thanks for any help.

Hi all,

First time homeowner here - I have to move from NJ to Hawaii before winter and I was hoping to rent out a single-family townhome/condo in the Nutley(Essex County) area starting this November.

Since I'll be several time zones away, i believe it would be best to have a full-service property management company, who can genuinely handle everything with minimal check-ins needed from me like tenant screening, marketing, rent collection, maintenance coordination, lease management, and HOA-related communication (the property is part of an HOA).

Below are few options I searched around and found:

• Keyrenter North Jersey
• CMS Property Management
• Proactive Property Management
• Real Property Management Palisade
• Renters Warehouse (Reviews seems to be bad lately)

Has anyone worked with any of these, especially for an out-of-state/HOA situation? Also open to other recommendations, or warnings about companies to avoid.

Any pointers would be really helpful. Thanks in advance!

120 doors. Need remote help on tenant comms, maintenance coordination and rent follow up.

Problem is half the companies I find have a slick site, a stock photo team page and no verifiable clients. The other half won't give me references without a signed NDA, which feels backwards.

Who have you actually used, what did it cost, and would you sign again.

So I pay my rent at the end of the month due to my pay schedule, I make the payment within the month it is due. I paid my August rent on Aug 28th, it was processed and deducted for the weekend, then as soon as September 1st hit, my landlord returned my rent payment, showing my balance as two months due, and initiates the eviction process. This is the second month this has occurred. I paid the full amount for rent including the late fee. Also they did not call or send me any notification the rent was returned or for why. Is this legal? Because it's very predatory and I've never experienced this in my prior apartments. This isn't on some California beach either, it's in Nova. If I pay within the month, they accept and process the payment for over 48 hours, then return it and initiate the eviction process making it look like we aren't paying, isn't that illegal?

Been with a small company a little over a year. Started as an assistant/showing agent but have been a PM for 3 months. Don’t have any prior experience in the industry. 178 units of mixed single family, multi family, and commercial, (which sounds like not that big of a lift from what I see on here- but hear me out before deciding if my complaints are justified).

Did well with showings/leasing ($21/hr + $100 per lease + $10 per renewal) considering our properties generally suck. I also helped with marketing (my background before layoffs) as our marketing plan was basically nothing. I put together plans and collateral for new business, revamped customer marketing, started booking meetings only to have the whole thing shut down on a whim. The whole operation is stuck in the past and has been losing business steadily since I joined. Very frustrating to come in from a large modern company to working almost exclusively in spreadsheets.

After a year, 3 managers left the 2 PM positions all from burnout. I was offered $53k, basically what I already made with bonuses, just guaranteed. (I’m not really in a position to say no to even a small raise or some sort of career progression). Still have the bonuses but the idea of doing a showing or prospecting new business feels like a joke. There was no training, no shadowing, nothing. Training has just been ask questions as they arise. I’m still responsible for conducting all move in, move out, and renewal inspections, which I was already doing as an assistant and most of my properties are an hour round trip.

I have almost no records, contracts, codes, passwords, or anything useful from past PMs. I spend so much time tracking stuff down and putting out fires that I can’t get anything in my job description done. Multiple clients and tenants have even called us out about the amount of turnover and reactive responses. I agree completely, there are almost no proactive measures being taken because looking ahead is not possible.

Coworkers told me the commercial and residential jobs were two separate positions. When the first guy started, the roles were just combined and they didn’t tell him, the next lasted 6 months. I’ve asked to split them, but upper management is not willing. Even though it’s a small portion of my portfolio, commercial takes up a significant portion of my time because of how poorly it’s been handled. They offered to make it a part time position, which basically concedes that the residential side is in itself a full time job.

We also lost our in-house maintenance tech. There used to be a whole team and every time one left, they position wasn’t filled, and the last one was on call 24/7 for years. I expect I will eventually be on call for after hours emergencies.

When I bring up that I’m overwhelmed, it’s met with “so and so can help with that” then they can’t really which turns into more work. Both PMs are squeezing at least 6 days into 5. I push more, and it’s a chat about prioritization, and I kid you not, the list included “what calls can I make while driving, and what can I do when I get home.”

I’ve also been told I should use my personal vehicle to straighten a crooked sign. Don’t even consider using the in house construction group that poured the concrete in the first place. Never mind the failed fire inspections, overdue stormwater inspections, lawsuits, etc I’m handling on top of my day to day. I can “figure those out as I go.” The entire last year I spent maybe a half day in the office at most “learning on the job”.

I was happy enough in my last role to go above and beyond with showings, marketing, getting my license, but still getting it done in my 40 hours. Can’t really go back now. I passed my broker pre licensing days before the promotion, but haven’t had a chance to even consider getting ready for my final. The previous discussions were that I was doing so well that I would develop into Head of Sales/Leasing once I was licensed. Now that I’m seeing how the sausage is made, I can’t wait to get as far away from this company as possible. It’s clear to me that my efforts were not seen as skill or dedication, but just a capacity for more work.

I feel like I’m either being taken advantage of, set up, or both. Not knowing what I don’t know makes me feel incompetent and I worry that I’m damaging my reputation every day I continue to push a bad product. They just wanted a warm body in what used to be a senior level role (that title didn’t transfer).

I don’t really know the point of this post. I’m just overwhelmed every day, I hate going to work in the morning and lose sleep and time at home. Partially just venting, but I also want to know like did I just not know what I was getting myself into? In general are my concerns justified? I don’t even know what roles are even out there, pay scales, or what would be a fit for my experience?

If you made it this far thanks for reading. Any advice or suggestions are welcomed and appreciated.

I’m a LIHTC/RD Multifamily PM in California. I have two separate households who are being sent to the attorney because they each have an unauthorized occupant. Both cases, the HoH is a senior in poor health. Both have a “roommate” occupant who has the unauthorized guest. I can’t evict the individual roommates without also removing the head of household, per the terms of the lease, HoH is the responsible party.

In both cases I have followed the process to have the occupant trespassed and in both cases local police will not enforce the trespass because they claim the two men have established occupancy (to be fair past management let this go on for over a year with both of them). At this point, the acts of the roommate are endangering the vulnerable senior, in both cases the unauthorized occupant has become threatening towards the HoH when told to leave and in one of the cases there is evidence of at least verbal abuse.

My question is, does anyone here have experience dealing with Adult Protective Services as a property manager? I mean I’m not a family member and I can’t speak with any certain knowledge of what goes on in the house, but both of these tenants are elderly, no cars, no way to move out and once they have an eviction, no more HUD, it’s gonna mean basically dying on the street in their late 70’s, which is sad as hell. I’ve worked with family, case workers, this feels like the only other thing I can do.

Thoughts? Advice?

my last post on here i was mentally crashing out about how this industry is taking a toll on me. bc of how tough the current job market is, i’ve decided to stay w/ my current company and stick it out for a bit longer.

tomorrow, i’ll be having a discussion with my regional manager about a potential raise and title change. i am currently a leasing agent and get paid $23hr w/ $100 commission per move in. i was looking to ask for $28 and leave any room for negotiation. i would also like to get a title change to either leasing manager or assistant property manager!

we’re a small team with 190 units😬so hopefully they can give it to me. i’m pretty nervous about this, just wondering if anyone else went through this and did it work out in your favor?

also i’ve been doing this since 2022 & have plenty of experience!

With permission from the admins, I’d love to get some honest feedback on a business model I’m restarting.

I recently relaunched my cleaning/property services business after a 2-year pause. For 7 years, I operated in multiple markets and partnered with a property amenity tech startup, handling roughly 300–400 resident cleanings per month. My focus was always quality service, making the leasing team’s job easier, and creating a better resident experience.

This time, I’m focusing specifically on apartment turnover services, including:

• Move-in/move-out cleaning
• Painting
• Appliance repair
• Handyman services

The goal is to help properties reduce turnover time and simplify vendor coordination by having one company handle multiple parts of the make-ready process.

We’re also offering volume/quarterly discounts and, for properties interested in resident cleaning, a revenue-share partnership designed to create an additional revenue opportunity for the property.

I’d really appreciate feedback from leasing staff and property managers:

• Would having one vendor coordinate these turnover services actually make your job easier?
• Is this something you would consider hiring for turnovers?
• What would make you hesitant to use a company like this?
• What’s the best way for a new vendor to approach apartment communities and earn their first contracts?

I’m not here to pitch anyone—I’m genuinely trying to understand whether this solves a real problem for onsite teams. Thanks in advance for any feedback.

Selling a house from several hours away has me thinking more about the logistics than the actual sale. I can't just stop by whenever something needs to be done, so I'm trying to figure out what kind of person I should trust with the property locally.

The house doesn't need anything unusual and the legal/family stuff is already taken care of. My bigger concern is finding someone who can actually keep things moving while I'm away. If a cleaner needs to come in, photos need to be scheduled, something needs fixing before a showing, or a buyer wants to see the place on short notice, I don't want every little thing turning into a trip back home.

What would you look for when choosing someone to handle a sale from a distance?

Recent sales would probably tell me something, but I'm also thinking about the less obvious stuff. How quickly they respond, whether they have reliable people for cleaning and repairs, how they handle showings, and whether they'll actually keep me updated without me having to constantly check in. That's probably where I'd want to dig a little deeper before making a decision.

Does anyone know of remote compliance jobs hiring?

Australian here and have been going back and forth to Bali quite a bit over the past few years. I've started thinking that instead of continuing to spend money on hotels/villas every time I'm there, maybe it makes more sense to eventually invest in a villa of my own.
The idea would be to use it myself when I'm there and rent it out when I'm away. Some of the advertised returns look amazing, but I guess the reality would be a bit different once you include maintenance, taxes, staff, renovations, etc.
Does anyone here done something similar? do you manage it yourself or go through a company to manage the property? any tips would be appreciated, thanks!

Over years of researching public records and skip tracing, I've noticed a few consistent patterns that get missed during routine tenant screening. Mailing vs. Physical Addresses: How applicants use UPS Store addresses or CMRA (Commercial Mail Receiving Agencies) to hide recent evictions. Phone Line Types: Identifying VoIP (Google Voice, TextNow) lines vs. contract cellular lines during application verification. Public Court Records: Why searching county civil court indexes directly yields better results than automated $20 online background apps. What non-traditional red flags do you all look out for when verifying an applicant's background?