Property Management In Northwest Indiana

That is the free rental analysis, and it is the first thing we do. We pull actual recent leases in your neighborhood, not a national estimate. Price too high and you eat 60 days of vacancy chasing a number the market will not pay. Price too low and you leave money on the table every month for a year. We will show you the comps we used.

Sometimes the honest answer is self-manage. If you own one property, live nearby, have the time, and do not mind the 9pm phone call, you will net more doing it yourself. Management makes sense when you are out of the area, you own several, you are tired of it, or screening and evictions keep costing you money. We will tell you which one you are, even when the answer costs us the job.

15% of the repair cost. We coordinate the subcontractor, schedule the work, and manage the project, and that 15% is what it costs you. It is on our fee page in writing. Ask every manager you interview for their number and notice who gets vague. The reason ours is worth paying is that the person reviewing the bid reads scopes of work for a living and knows when a number is padded.

It runs 8 to 12 percent of monthly rent, and where you land depends on the property, never on you or your tenants. Single-family homes and simpler units sit at the low end. Small multifamily, older properties, or ones that need more hands-on attention sit higher, because they cost more to manage. Most owners are right around 10 percent. We quote your exact number in the free rental analysis, before you sign anything.

No, and you should know that before you sign. Our hours are Monday through Friday, 9:00 AM to 4:00 PM. For after-hours emergencies we put an emergency plan in place naming the contractors your tenants call directly. Larger firms advertise a 24/7 line. If that is what you need, we are not the right fit, and we would rather say so now than at 11pm during a burst pipe.

Credit, income, employment, rental history, and background screening, applied consistently to every applicant in line with fair housing law. Screening is where the money is made. A bad tenant costs more than a year of management fees.

No. Our services are an a la carte menu and you hand select the ones you want. Some owners want full management. Some want tenant placement only and handle the rest themselves. You pay for what you use and nothing else.

No. Some managers bill you monthly while your unit sits empty. We do not think you should pay us for a unit that is not earning.

We follow Indiana process: proper notice, proper timelines, proper filings. Done right the first time, because a defective notice restarts the clock and the delay costs you real money. Eviction is $500 plus lawyer and legal fees, and we will walk you through the options and costs before you decide.

Yes. You get a Buildium owner portal: statements, income and expenses, and documents, any time. You do not have to email us to get a number.

Lake County. Single family, condos and townhomes, duplexes and small multifamily, plus HOA and condo associations and small commercial buildings.

Yes, always. We walk the property with you before there is an agreement, not after. You get our read on what it should rent for, what needs doing to bring it up to rent-ready, roughly what that work runs, and anything we think will cost you money down the road. You decide with all of that in front of you. If it ends with us saying the numbers do not support hiring a manager here, that is a fine outcome. What we will not do is sign you up and then start handing you surprises.