Property Management
Property Management by TheKabza.com, With an Owner Ledger You Can Audit
Single-family homes, condominiums and small residential portfolios, managed on a written agreement with a thirty-day exit and a monthly statement that attaches the invoice to every line.
Property management is bookkeeping and maintenance discipline wearing a real estate license. Rent and security deposits are held in a trust account kept separate from operating funds and reconciled monthly. Your statement arrives every month with a scanned invoice attached to every expense line, and at year end you receive a 1099 along with a summary organized the way Schedule E of your return asks for it, so your CPA is not rebuilding twelve months from bank memos.
Maintenance runs on an approval threshold you set in writing. Below it we act and attach the invoice; above it we call you first; a burst supply line or a failed condenser in August is the stated exception. Vendor invoices pass through at cost, because taking a percentage of repairs is the quiet incentive problem in this industry. Interior condition inspections happen on a published cadence with date-stamped photographs, so an owner two time zones away knows the real condition of the asset rather than the version in a work order summary.
Turnover is the largest silent cost in rental ownership. One vacant month, a turn and a fresh leasing fee routinely cost more than the rent increase that prompted a good resident to leave, so renewals are worked around ninety days ahead of expiry rather than at it. Screening criteria are written before they are applied: income multiple, credit, verified rental history, and criminal history assessed individually rather than by blanket rule, applied identically to every applicant under the federal Fair Housing Act and applicable state and local law. Source of income is not a protected class federally, several states and cities we operate in do prohibit refusing a Housing Choice Voucher, and Texas law limits what municipalities may require of landlords. We confirm the current rule for the specific address, put what applies in writing, and where you do participate we handle the housing authority inspection and the HAP contract and show the tenant portion and the subsidy portion separately on your statement.
Security deposits are returned on the statutory timeline for the state, thirty days after surrender in Texas, with an itemized deduction list that can survive a dispute. Evictions are coordinated with a licensed attorney, because we are not one. Owners adding doors should read investment underwriting; owners and renters starting at the lease should read leasing; if selling beats holding this year, that conversation is listing. Coverage by metro is in market areas, fee questions are answered in the FAQ, and the management desk is (512) 555-0177 or contact.
How it runs
What actually happens, stage by stage
Each stage ends in a document you keep, not a phone call you half-remember.
- Leasing fee Charged once per placement No fee if unleased
Leasing and tenant placement
Written screening criteria, applied identically to everyone
Rent is set from currently leased comparables in the same submarket rather than last year's asking prices, then the property is marketed, shown and screened on one published standard.
- Market rent supported by signed leases in the submarket, with the comparables shown to you
- Verified income, employment, credit, rental history and individualised criminal assessment
- Identical written criteria for every applicant under Fair Housing and applicable local law
- Voucher rules checked per address, since they differ sharply by state and city
- Move-in condition report with time-stamped photography, signed by both parties
- Monthly Statement by the 10th Year-end tax package
Rent collection and trust accounting
Every dollar shown, every invoice attached
Rent, deposits and owner funds sit in a dedicated trust account reconciled monthly. Your statement is built to be audited, not skimmed.
- Monthly owner statement with itemized income, expenses and scanned invoices
- Trust account separate from operating funds, reconciled every month
- Year-end 1099 plus a summary mapped to Schedule E expense categories
- Owner portal access to every work order, invoice and lease document
- Rent collected electronically, with late notices served on the statutory timeline
- 24/7 line (512) 555-0177 Emergency response documented
Maintenance on a threshold you set
Vendor invoices at cost, with no percentage taken
You decide the dollar figure below which we simply handle it. Above that figure the phone rings before a vendor is dispatched, with emergencies as the one written exception.
- Approval threshold set by you in writing and applied to every non-emergency repair
- Vendor invoices billed at cost, with no markup and no repair percentage
- Quarterly to annual Cadence set in the agreement Photo report each time
Inspections, renewals and turnover math
Keeping a good resident is cheaper than replacing one
Renewal conversations start about ninety days before expiry, priced against what a vacancy, a turn and a new leasing fee would actually cost you that year.
- Periodic interior condition inspections with date-stamped photographs and a written report
- Renewal offers modeled against the real cost of turnover, not against asking rents
- Lease compliance enforced consistently, which is also what Fair Housing requires
- Move-out inspection compared against the signed move-in report, line by line
- Written agreement 30-day exit No hidden fees
The fee model, written in dollars
A percentage of rent collected, not rent due
Our management agreement states the management fee, the leasing fee, any renewal fee and the term on one page, with a thirty-day exit and no cancellation penalty. If the property sits vacant, the management fee does not run.
- Management fee calculated on rent actually collected each month
- Leasing fee quoted separately and charged only on a signed lease
- Thirty-day cancellation without penalty, stated in the agreement itself
- Errors and omissions coverage carried; carrier and policy [Carrier / Policy #______] on request
Also from us
The rest of what TheKabza.com runs in-house
Every service is delivered by our own licensed staff, each on its own written agreement.
Start with a conversation, not a contract
Sixty minutes on your goals and constraints, and you leave with a written scope: what we will do, who will do it, the fee in dollars, and how to cancel. Nothing at TheKabza.com starts on a handshake.
- No obligation, no pressure
- A named agent on your file
- Written plan within 48 hours