Property Management FAQ

Our property management fee depends on the type of home you have and the services it requires. For example, does your home have a swimming pool? Does the yard need regular maintenance? Do you leave it vacant or do want to rent it out yearly to a family like yours that wants to find a new home to live in? These factors can affect the overall cost, as they determine the level of service needed. View our full fee schedule.

Eviction rates are one of the best indicators of how well a property management company truly performs. At our Kissimmee property management company, we’re proud to say that in over 25 years of business, we’ve only had six evictions — and three of those were tenants we inherited from other management companies.
Our team focuses on thorough tenant screening, fair lease policies, and strong communication to prevent problems before they start. The result? Reliable tenants, long-term stability, and peace of mind for our owners

If your property is listed at our recommended market price, then no — we don’t charge a management fee while it’s vacant. We believe that if you’re not getting paid, we shouldn’t be either. It’s that simple. Our Kissimmee property management team is built on fairness and transparency. We only succeed when you do, and we work hard to get every home rented quickly and responsibly.

That’s a great question — and honestly, it’s a bit of a “loaded” one because it really depends on a few key factors. If your home is in good condition and priced right for the market, it could rent to the very first qualified applicant we show it to — or it might take a few more showings to find the right fit. Our goal isn’t just to place a tenant quickly, but to find the right tenant who will stay long term and take care of your home.
Our Kissimmee property management team focuses on matching well-maintained homes with reliable tenants at realistic market rates. If someone’s expecting mansion rent for a two-bedroom condo, it’s going to sit — the key is balancing price, presentation, and market demand.

We normally charge a changeover fee, but we’re waiving it for owners like yourself who’ve faced challenges with short-term rentals. We understand how unpredictable the vacation market has become — bookings just aren’t as steady as they once were. At McCormack Realty & Renters Choice Homes, our Kissimmee property management team specializes in converting short-term rentals into successful long-term investments. We take care of everything from marketing and tenant screening to full property management, giving you reliable income and peace of mind.

Yes, we do take on properties with problem tenants. Our Kissimmee property management team is experienced in handling difficult situations quickly and professionally. If a tenant doesn’t improve after proper notice, and you can provide a copy of the lease, we can move forward with the eviction process promptly and in full compliance with Florida law. Our goal is always to protect your property and restore peace of mind as efficiently as possible.

Technically, yes — if you’re licensed and insured to perform the work, you can do your own repairs. However, we strongly advise against it. When owners have direct contact with tenants, it can easily blur boundaries and lead to uncomfortable situations — like tenants trying to bypass management to explain late or missed rent payments. Our team is set up to handle all maintenance and communication professionally, protecting you from liability while keeping the relationship businesslike and stress-free.

We pay our owners directly by EFT (Electronic Funds Transfer) each month into their U.S. bank accounts. It’s fast, secure, and reliable — no waiting for checks or delays. Our Kissimmee property management system also provides a detailed online statement, so you can track payments and property performance anytime.

If your home is already in rent-ready condition, we can start marketing it for long-term rental as soon as we receive the management agreement, deposit, and keys. We move quickly to minimize vacancy time and get qualified tenants in place fast.

You can rent your home furnished, but not through our management program. Over the years, we’ve found that furnished rentals tend to attract short-term tenants who can pack up and leave quickly — often in the middle of the night — leaving behind unpaid rent and unnecessary complications. This is why we moved focus to unfurnished, long-term rentals that attract stable tenants who treat the property like their own home.

No, we don’t handle three-month rentals. Anything under six months is legally considered a short-term rental and falls under Florida’s hotel and motel laws. Our Kissimmee property management services focus exclusively on long-term rentals. The shortest lease we offer is 6 months and 1 day, and that’s only in special renewal cases where both the tenant and the owner know their situation will change in the near future.

If your property is vacant, our management agreement requires 30 days’ notice so we can finalize any outstanding invoices and process your refund — though we can often relinquish management the same day if needed. If the property is occupied, we ask for 60 days’ notice. This allows our Kissimmee property management team to coordinate the transition smoothly, ensuring the tenant’s experience and your legal obligations are handled properly.

Yes, we charge a leasing fee when a new tenant is placed in your property. This covers the cost of advertising, legal paperwork, tenant screening, and the time spent showing the home. If the tenant renews their lease, we only charge a reduced re-leasing fee, since no additional marketing or advertising expenses are involved. It’s all part of our fair and transparent approach to Kissimmee property management.

That depends on which of our property management packages you choose. Each plan is designed to fit different ownership needs and includes its own structure for inspections, renewals, and maintenance coordination. You can view a full breakdown of our pricing and service levels here: Property Management Fees

Any maintenance or repair costs under your property’s reserve amount are handled right away to avoid delays or further damage — and we’ll always notify you once the repair is completed. If a repair exceeds your reserve limit, we’ll contact you by phone or email for approval and request additional funds if needed.

Yes — we provide end-of-year tax statements, 1099s, and 1042s for our non-U.S. owners. Everything you need for accurate record keeping is available through your online owner portal. Our Kissimmee property management system makes tax season simple and stress-free.

All security deposits are held in a non–non-interest-bearing Florida escrow account, and we provide the full bank details and location information to both the owner and the tenant for transparency. At the end of the tenancy, we conduct a detailed move-out inspection to determine if any portion of the deposit should be withheld for damage or unpaid charges. Our Kissimmee property management team follows all Florida state laws to ensure the process is fair and compliant for everyone involved.

Yes, absolutely. We verify both income and employment for every applicant to ensure they can comfortably meet their rent obligations. This careful vetting is a core part of our Kissimmee property management screening process and helps us place dependable, long-term tenants.

Due to privacy and fair housing laws, we can’t share detailed tenant information, so owners wouldn’t have enough data to make an informed decision themselves. Instead, once we’ve completed our full screening process and verified that an applicant meets all requirements, we’ll notify you that we’ve found a qualified tenant ready to move in.

If a tenant breaks the lease early, they’re responsible for the rent until the property is re-rented, unless they opted for the lease-break clause when signing their agreement. That clause allows them to pay a set fee to end the lease early.

It depends on the time of year and the property’s condition, but most of our homes are rented within 30 days or less. The only exceptions are when major renovations or updates are needed before listing. Our Kissimmee property management team markets your home across multiple platforms and screens tenants quickly to minimize vacancy time and keep your rental income steady.

We use trusted third-party vendors rather than an in-house maintenance team. This approach actually saves our owners money, as we’ve built long-term relationships with local contractors who offer us discounted pricing — and we pass those savings directly on to you. We work only with licensed, insured, and proven professionals to ensure quality workmanship every time.

For true emergencies such as floods, fires, or A/C breakdowns, we respond immediately — day or night. Tenant safety and property protection always come first. For non-urgent issues, we handle them the next business day to avoid unnecessary after-hours callout fees. No one wants to pay emergency rates for a clogged toilet when there are two more in the house.
Our Kissimmee property management team balances responsiveness with practicality to save you money while keeping tenants comfortable and your property protected.

Yes — every property we manage has a maintenance reserve and spending limit in place. The exact amount depends on your management package. You can view all details on our Property Management Fees.

We inspect each property twice during the first year of a new tenancy, then once a year thereafter if the home is being well cared for. If a property isn’t up to our standards during an inspection, we’ll increase the inspection frequency until conditions improve. Our vendors also provide feedback when they visit, helping us stay proactive about upkeep. If a tenant consistently fails to maintain the property properly, we’ll advise the owner not to renew their lease.

Yes, you’re welcome to use your preferred vendors, as long as they are properly licensed and insured. However, if they’re not part of our regular network, one of our team members will need to be on-site during the visit to ensure the safety of the tenants and your property. This will incur a small additional charge to cover our time and supervision. Our priority is to keep your property safe, compliant, and well cared for at all times.

About 30–45 days before a lease expires, we reach out to both the tenant (provided they’ve been maintaining the property well) and the owner to confirm interest in renewing. If both parties agree, we move forward with the renewal paperwork. For rent increases, we review current market conditions at the same time. If comparable rental rates in the area have risen, we’ll recommend an appropriate increase and handle the communication professionally with the tenant.

Nearly all of our tenants pay rent online through our secure portal, which makes collection fast and reliable. If rent becomes overdue, we start with email and phone reminders. If the tenant doesn’t respond promptly, we issue a formal notice at the property in compliance with Florida law. If payment still isn’t made, we’ll recommend moving forward with eviction to protect your investment. Our system is designed to handle late payments swiftly and professionally while maintaining clear communication throughout the process.

If a tenant doesn’t pay rent, we act quickly. First, we send email and phone reminders, followed by a formal notice posted at the property as required by Florida law. If the tenant still fails to pay, we’ll recommend proceeding with eviction to recover possession of your home.

Yes, we handle evictions when necessary. If the lease was signed under our management, we cover the filing fees, and you cover the remaining legal and court costs. If you bring us a tenant already in place, then all eviction-related costs are the owner’s responsibility. Eviction costs can vary from county to county, but our team will guide you through the process, ensure everything is handled legally, and work to resolve the matter as quickly as possible.

Yes, we market every property online across major rental platforms to ensure maximum visibility. Your home will appear on top-performing sites that work best for our Central Florida market. Over time, we’ve refined our strategy and no longer use platforms that don’t perform well in our area — focusing instead on those that deliver qualified, local tenants quickly. Our approach combines targeted listings, professional photos, and smart advertising to fill vacancies fast.

We take professional, high-quality photos of every property to make it stand out online. Great visuals attract serious tenants faster and help reduce vacancy time. Your home is then marketed across major rental platforms, focusing on the ones that perform best in our Central Florida area. We’ve stopped using sites that don’t deliver results and concentrate instead on the platforms that bring in qualified, long-term tenants.

We’re a small, family-run company, so you’ll only ever speak with a few familiar people who know you and your property personally. We work closely as a team and always keep each other in the loop, so you’re never passed around or left waiting for answers. With us, there’s no revolving door of staff — just consistent, reliable service from people who truly care. That’s the difference our Kissimmee property management clients appreciate most.

Our goal is that you don’t have to hear from us often — because that means everything is running smoothly, your tenant is paying on time, and your property is in great condition. Of course, when something does come up — a repair, a tenant issue, or anything that needs your attention — you’ll hear from us right away. We believe in clear, timely communication and keeping you fully informed when it matters most.

You’ll have 24/7 access to your property information through our secure online owner portal. It provides live updates on payments, maintenance, and financial activity, along with custom reports so you can view your property’s performance exactly the way you need it.

Performance and occupancy reports are typically more relevant for multi-family or apartment communities, but for single-family homes, you can easily access the same type of information through our owner portal. It provides up-to-date financial reports, rent payment history, and maintenance records — everything you need to track how your property is performing.

We stay fully up to date with Florida landlord-tenant laws through continuing education — state law requires property managers to complete professional training every two years. In addition, we work closely with a specialized attorney who focuses exclusively on landlord-tenant law. When a complex or uncertain situation arises, we consult with them to ensure every action we take is fully compliant and in your best interest.

Yes — we are fully licensed and insured in the state of Florida. This ensures every aspect of our Kissimmee property management services is compliant, professional, and backed by the protections you’d expect from an established, reputable company.

Yes — we handle all city and county rental registration requirements as part of our standard service. We don’t upcharge for this, as we consider it part of our regular management duties.

Yes — absolutely. We believe our rental standards go well beyond the basic habitability requirements set by the state. Every property we manage must meet our own higher standards for safety, cleanliness, and functionality before being listed. Our Kissimmee property management team takes pride in maintaining homes that attract quality tenants and reflect well on both the owner and our company.

Although we specialize in single-family homes, we can also manage multi-family properties. When it comes to HOA properties, about 80% of the homes we manage are located within HOA communities, so we’re very familiar with their rules and processes. However, if you’re referring to managing the HOA itself — such as handling association operations or board matters — that’s not an area we choose to take on. erties.

Short answer — no, we don’t handle short-term or mid-term rentals. Long answer — we actually started out many years ago managing short-term vacation rentals, but as the market became oversaturated and booking platforms kept increasing their requirements while reducing payouts, we decided to shift our focus. The owners who transitioned with us to long-term rentals have been much happier with the stability, consistency, and stronger returns. We eventually sold off the short-term side of the business to specialize exclusively in long-term Kissimmee property management — where both owners and tenants benefit from real, lasting value.

Yes — we’re very experienced in helping owners convert properties from short-term to long-term rentals. In fact, when we first began managing long-term properties, nearly all of them started with us as short-term rentals before making the switch. That means we know exactly what’s involved — from marketing changes and pricing adjustments to compliance with local regulations. Our Kissimmee property management team has guided countless owners through the process smoothly, and most are glad they made the move to long-term stability. If you are wanting to convert to short term from long term we can recommend a few companies to you.

Yes — we are fully licensed and insured real estate professionals, so we can assist with both property sales and purchases. Whether you’re buying another investment home or selling your current one, our real estate expertise make the process smooth and straightforward from start to finish.

If you decide to move back into your property, we’ll need to give the tenant at least 60 days’ notice before their lease ends. Once they vacate, we’ll conduct a final inspection to assess the property’s condition. Any necessary repairs that fall under the tenant’s security deposit would be completed first, unless you choose to waive those charges and move in after the tenant has left. Our Kissimmee property management team handles the entire process smoothly and in full compliance with Florida law, ensuring a seamless transition back into your home.