Question 1

What does property management cost?

Accepted Answer

Essential Management is 7% of collected rent and Full Service is 8%, each with a monthly minimum. Tenant placement is 50% of one month's rent, charged once when a resident is placed. Lease renewals are $99. There is no setup fee, no marketing fee, no vacancy fee, no technology fee and no markup on maintenance invoices. Portfolio pricing is quoted for owners with multiple units. Final pricing depends on the property, so the number in your written proposal is the number that matters.

Question 2

Do you charge a fee when the property is vacant?

Accepted Answer

No. Our fee is charged on rent we actually collect, not on scheduled rent. If the unit is empty or the rent is not paid, we have not earned a management fee that month. This matters more than most owners realise: a manager paid on scheduled rent is paid the same whether your property is occupied or not.

Question 3

Can repairs happen without my approval?

Accepted Answer

You set a maintenance authorization threshold — $250 by default, and you can change it at any time in your owner portal. Anything at or below your threshold, we handle and report to you. Anything above it requires your decision before work begins. The only exception is a genuine emergency affecting life, safety or active property damage, where we mitigate first, notify you immediately, and record a written justification that stays visible on the work order permanently.

Question 4

Do you mark up maintenance invoices?

Accepted Answer

No. You are billed the invoice amount. We do not currently charge a maintenance coordination fee, and if that ever changed it would appear as its own named line item on the invoice and your statement — never folded into the repair cost. Maintenance markup is one of the most common complaints owners have about property managers, and it is one of the easiest things for a company to hide, so we made it structurally visible instead.

Question 5

Who actually does the maintenance work?

Accepted Answer

General maintenance, repairs, cleaning and make-ready work are handled by We Clean and Fix, our affiliated cleaning and handyman company under common ownership. Owning that capacity is why a turnover can start immediately rather than waiting on someone else's schedule. Work that requires a Texas occupational license — electrical, HVAC, plumbing and other regulated trades — is routed to properly licensed contractors. We tell you when work goes to our affiliate, and you may always decline and use a contractor of your choice.

Harlingen Property Management

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Essential Management

Full Service Management

Portfolio / Multi-Unit

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