A rent-ready property is vacant, professionally clean, fully functional, safe, and compliant with Florida habitability standards. All major systems and appliances should work properly, the home should show well in photos and tours, and there should be no deferred maintenance that would deter qualified applicants.

Your property will rent for what the current market supports based on location, condition, and competing inventory. Online estimates and ownership costs do not determine rental value. We analyze recent leased properties and current competing listings to establish a price that minimizes vacancy and protects your ROI.

Most well-priced, rent-ready properties in Florida lease within 30 to 60 days. Homes that are overpriced, poorly presented, or not fully prepared often take significantly longer. Seasonal demand, overall condition, and pricing relative to current competition all influence timing.

Zillow rent estimates are often unreliable because they rely heavily on listing data rather than verified leased results. In seasonal markets like Florida, these estimates can be especially inaccurate. It is worth noting that Zillow’s own reliance on its internal pricing algorithms led to the failure of the "Zillow Offers" iBuyer program, which resulted in the company losing over $880 million and shutting down the division entirely in 2021.

Accurate pricing requires human oversight, current leased comparables, active competition analysis, and local market experience, not just an algorithm.

It is estimated that over 70% of Florida renters have pets. Restricting pets entirely significantly reduces your applicant pool and can increase vacancy time. For owners who allow pets, we enforce the pet guidelines you approve, including what types of pets are allowed, how many are permitted, and any additional restrictions. We collect a one-time pet fee, and the security deposit extends to any damage caused by the pet.

We advertise on all major online rental platforms, including Zillow, Realtor.com, Apartments.com, and Redfin. We use a proven follow-up and scheduling process to quickly respond to all incoming phone calls, text messages, and emails. Most vacant homes are shown using secure self-showings with identity verification, while our team monitors market activity and follows up with prospects to convert showings into applications.

We do not use Craigslist, Facebook, Nextdoor, VRBO, or Airbnb.

We screen tenants using reputable third-party screening providers that review credit, criminal history, income, and rental history. We also verify landlord references and apply objective debt-to-income criteria established in the listing agreement. Consistent screening is the foundation of strong tenancy.

No. Tenant criteria are established upfront, outlined in your listing agreement, and applied consistently to remain compliant with fair housing laws. Applicants who meet the approved criteria are accepted. Most owners prefer this structured approach because it removes emotion, reduces liability risk, and increases conversion rates through efficiency.

Yes. Our agreement is exclusive, and most online rental platforms prohibit duplicate listings. All rental inquiries must be directed to us. This ensures consistent communication and a controlled leasing process. By managing all inquiries, we are able to deliver the experience you have hired us for.

No. Our management fee is based on rent collected. If the property is vacant and no rent is received, no monthly management fee is charged.

Routine maintenance is the owner’s responsibility. If a tenant causes damage, we pursue reimbursement from the tenant or their security deposit. We coordinate all repairs through licensed and insured vendors to ensure the work is completed professionally and your liability remains protected.

We work exclusively with properly licensed and insured vendors where required. Selection is based on experience, references, reliability, communication, and consistent pricing. Using independent third-party vendors helps eliminate conflicts of interest and ensures work is completed professionally at competitive market rates.

No. For repairs that exceed our discretionary spending limit, we obtain your approval before any work is started. Routine and minor issues are handled within our management authority to prevent delays and maintain tenant satisfaction. Our approach is structured to preserve owner oversight while ensuring efficient day-to-day operations.

Our discretionary spending limit is $500. We require and maintain a $1,000 owner reserve per property prior to the start of management. This reserve allows us to address maintenance needs promptly, protect the property, and maintain tenant satisfaction. Funds are held in a dedicated account and used only for property-related expenses as they occur. The balance is monitored and replenished as needed through your property account, and any remaining funds are returned to you upon termination of management.

While the property is vacant, owners may complete cleaning, repairs, and other preparation work prior to leasing. Once a tenant occupies the home, all repairs must go through our approved vendor process to ensure proper licensing, insurance coverage, response time, and documentation. This includes repairs related to tenant-caused damage that may be charged against the security deposit. If you have a preferred vendor, we are open to approving them, provided they meet our insurance and licensing requirements.

We strongly discourage the use of home warranty companies, as they often create repair delays, coverage limitations, and inconsistent service outcomes that negatively impact tenant experience and operational efficiency. Our priority is to resolve maintenance issues promptly and protect the long-term condition of your property.

Damage caused by the tenant, their guests, or pets is the financial responsibility of the tenant and may be covered by the security deposit. While no system can eliminate risk entirely, structured property management helps reduce potential loss. We use thorough screening, detailed lease documentation, and documented move-in inspections to clearly establish the property’s condition. Security deposits provide an initial layer of financial protection, and we actively pursue reimbursement from the tenant when applicable.

If a tenant requests to break the lease, we review the circumstances and determine an appropriate course of action. The tenant remains responsible for rent payments, utilities, and all lease obligations unless a formal agreement or approved replacement tenant is secured. Release from the lease occurs only through a documented resolution.

If a tenant stops paying rent, we follow the legal process by posting the required notices, applying late fees in accordance with the lease, and initiating eviction proceedings if necessary. We handle all communication and coordination to protect your income and minimize stress.

Yes. We use attorney-prepared lease and reservation agreements designed to be fair and provide strong legal protection for all parties. These agreements include required disclosures such as flood, lead-based paint, electronic notices, and pet addenda where applicable. 

Yes. For legal clarity and liability protection, we require a written listing agreement that clearly outlines services, responsibilities, and approved tenant criteria. This creates structure, ensures fair housing compliance, and protects both parties. Our agreement is designed to be straightforward and transparent so expectations are clear from the start, and it may be canceled with written notice.

Our lease package includes required disclosures such as flood, lead-based paint, electronic notice consent, and pet addenda where applicable. Florida rental properties must also comply with federal fair housing laws, Florida landlord-tenant statutes, habitability standards, and any applicable local regulations.

We monitor official advisories, communicate preparation guidance to tenants, coordinate hurricane shutter installation when applicable, and conduct post-storm inspections. Tenant safety is the first priority, followed by property protection.

For properties that may be leased for durations of less than six months, transient rental registration is required. We register your property with the appropriate county and state agencies, collect and remit applicable taxes on your behalf, and maintain the required resort tax records.

Long-term rentals: Security deposits are set based on the rental amount, property condition, and overall applicant strength. Best practice is to keep the deposit within approximately $100 of one month’s rent, but not exactly equal to it. The goal is to provide appropriate protection for the property while remaining competitive and attracting qualified tenants.

Short-term rentals: Damage deposits are set based on property size, furnishing quality, utility structure, and industry norms. Because rent is prepaid, financial credit is less of a concern. Deposits can vary widely but commonly range from one-half month’s rent to one full month’s rent.

All tenant security deposits are held in a compliant trust account in accordance with state regulations.

After move-out, we perform a detailed inspection and compare the property condition to the documented move-in report. Florida law requires that if no claim is made against the security deposit, it must be returned within 15 days after the tenant vacates. If a claim is made, written notice of intent to impose a claim must be delivered to the tenant within 30 days of move-out, including an itemized explanation.

The tenant then has 15 days to object in writing. Because Florida deposit law is strict, missing the 30-day notice deadline can result in the landlord losing the right to retain any portion of the deposit, even if the damages are valid. Our process is designed to be fully documented, timely, and compliant with Florida landlord-tenant law.

Submit the “List My Property” onboarding form under the Owners and Investors tab on our website. We will review your property information, and one of our Executive Property Managers will contact you.

Once you complete our onboarding form, we schedule and conduct an onboarding inspection. After we receive all required items, most properties go live within 3 to 5 business days. The timeline ultimately depends on how quickly you provide the required items.

We require a rent-ready property, a signed listing agreement package, a property reserve, and all keys and fobs required for complete access.