How to Find a Good Property Manager for Your Rental Property

Hiring a property manager for your Florida rental saves time, reduces stress, and ensures professional handling of tenant issues, rent collection, and maintenance.

As a leading Kissimmee property management company, we constantly strive to provide the best service for our customers. We have 30+ years of expertise and hundreds of 5-star reviews from past clients.

By working with us and taking advantage of our experience, you can maximize property value and rental income while ensuring legal compliance and providing peace of mind.

Today, I want to talk to you about how to find a good property manager—and what to do if you’ve ended up with a bad one. Sometimes, it’s not even that they’re doing anything “wrong”; it could simply be that your personalities don’t mesh. It’s important to work with a company you feel comfortable with.

Some homeowners prefer large corporate property managers with multiple branches and a big team—and that’s perfectly fine if it suits your needs. But, more often than not, if you’re an investor with just one or two properties, you may prefer a smaller, boutique-style property management company—one where you’re known by name, where your property is known, and where you can sleep at night knowing your investment is in good hands.

Where to Start Looking

Good news travels fast, but bad news travels faster—especially online. That’s why one of the first places to start is the internet.

Check Google reviews. Look at platforms like Trustpilot, which specializes in certified reviews. Major companies like Virgin Atlantic and British Airways use Trustpilot—and so do smaller companies like ours.

Some companies actively request client and tenant reviews, while others don’t. So read between the lines, pay attention to what people are saying, and use those insights to create a shortlist of property management companies to interview.

What Do Property Managers Really Do?

There’s a myth that all we do is collect rent and sip margaritas by the pool—but nothing could be further from the truth! Property management is fast-paced and unpredictable. You need strong systems to handle everything from emergency repairs to tenant concerns.

Our homeowners know we’ve got their backs. If there’s an emergency, we’re on it immediately—we don’t let go until the issue is resolved. That includes answering calls, responding to emails, scheduling regular maintenance, and communicating with tenants and homeowners.

Sometimes tenants have concerns about neighbors, HOA violations, or maintenance needs. We’ve seen everything—from too many cars parked in front of homes to unscreened tenants throwing wild parties. In those cases, we’ve had to work closely with HOAs to resolve problems impacting the neighborhood’s quality of life.

Experience Matters

When choosing a property manager, experience really counts. Some larger companies have high staff turnover, which can lead to inconsistent service. For example, if an air conditioner breaks down, the manager needs to quickly gather estimates and determine whether it’s a repair or replacement, especially in Florida, where AC units typically last 8–12 years. A good property manager understands your concerns, respects your input, and works as a partner with you to maintain a home that tenants will love and stay in.

Maintenance and Responsibility

Preventive maintenance is crucial. As the saying goes, a stitch in time saves nine. A small leak under the sink, if ignored, can turn into a full cabinet replacement. Unfortunately, some companies allow tenants to handle repairs under $100—which usually means those repairs don’t get done at all. We’ve taken over homes in serious disrepair because of that policy. That’s why we make it clear that tenants should report issues immediately, and we’ll send out a professional—at no cost to the tenant unless it’s due to willful damage as defined by Florida law.

Our Philosophy

We’re a small, independent real estate brokerage. Years ago, I managed a large volume of homes—but I couldn’t sleep at night because I need to know everything is being handled properly. We downsized for a reason: quality over quantity.

Today, we specialize in investment properties with long-term tenants and handle the sale of investment homes. So, if you’re ready to sell your rental property—maybe it was a vacation home—give us a call. We’ll help you transition smoothly.

With us, you’ll have access to a portal to monitor your property 24/7, 365 days a year. When you call, someone will pick up the phone. We only manage well-maintained, high-quality homes, and we care deeply about the tenants who live in them.

How to hire a property manager

To hire a property manager, seek referrals from real estate agents and landlords. Research online, read reviews, and check credentials. Interview candidates, ask about experience, services offered, and fees. Verify their understanding of local rental laws. Choose one with proven professionalism and reliability.

Ask for recommendations and references

When hiring a property manager, ask for recommendations from real estate agents and landlords. Request references from past clients to gauge their performance and reliability.

Check the property manager’s qualifications

Check the property manager’s qualifications by verifying their credentials, licenses, and certifications. Ensure they have relevant experience in managing rental properties and are knowledgeable about local rental laws and regulations.

Lay out clear expectations

Lay out clear expectations by detailing responsibilities, communication methods, and response times. Define maintenance procedures, tenant selection criteria, and rent collection processes. Ensure both parties agree on the terms and document everything in a formal agreement.

What to Look for When Hiring a Property Manager

1. Professional Licenses & Certifications

Verify the property manager holds appropriate licenses and certifications. These credentials confirm their professional standing and knowledge of local rental laws, fair housing regulations, and property management best practices. Licensing requirements vary by state, so ensure compliance with local regulations.

Certifications from recognized bodies like the National Association of Residential Property Managers (NARPM) or the Institute of Real Estate Management (IREM) add further credibility.

2. Specialized Experience

Experience in managing properties similar to yours is crucial. Specialized experience means the property manager understands the specific needs and challenges of your rental type, whether it’s single-family homes, multi-family units, or commercial properties. An experienced manager will have strategies for effective tenant retention, efficient maintenance, and maximizing rental income.

3. A Solid Reputation

A property manager’s reputation can reveal much about their reliability and professionalism. Research online reviews on platforms like Google, Yelp, and the Better Business Bureau.

Ask for references from current and past clients to gain insights into their management style and effectiveness. A solid reputation typically means satisfied property owners and tenants, indicating trustworthy management.

4. Low Vacancy Rates

Effective property managers maintain low vacancy rates, ensuring continuous rental income. Ask for data on their vacancy rates compared to the local market average. Low vacancy rates suggest that the manager excels in tenant acquisition and retention, minimizing downtime between leases. They should also have a proactive approach to marketing vacancies and screening tenants.

5. Strong Policies

Strong, clear policies are essential for consistent and fair property management. Inquire about their tenant screening process, rent collection methods, and maintenance protocols.

Effective tenant screening reduces the risk of problematic tenants. Efficient rent collection ensures timely payments, and well-defined maintenance procedures keep the property in good condition. Clear policies help avoid conflicts and ensure smooth operations.

6. A Large Client Base

A property manager with a large client base often has a proven track record of success. This indicates trust in their abilities and suggests they can handle various property management challenges.

A larger client base may also provide economies of scale, offering better rates for maintenance and other services. However, ensure they have sufficient resources to give each property the attention it needs.

7. Great Customer Service

Customer service is crucial in property management. Assess the property manager’s responsiveness and communication skills during your interactions. They should be accessible, professional, and able to handle tenant issues promptly.

Good customer service leads to higher tenant satisfaction, reducing turnover rates and maintaining a positive relationship between tenants and property owners.

8. Transparent Contracts

Review the property manager’s contracts for clarity and transparency. A transparent contract should clearly outline all services provided, management fees, owner responsibilities, and termination conditions.

Transparent agreements prevent misunderstandings and ensure that both parties understand their obligations. Look for any hidden fees or ambiguous terms, and seek clarification where needed to ensure you are comfortable with the terms.

Ready to speak to our team and find out if we are a good fit? Give us a call!