Property Management for Owners in St. Augustine & Northeast Florida

We aim to return phone calls within 1 business hour during business hours — even if we don't have a full answer yet, we check in so you're not left wondering. Emails get acknowledged within 1 business day.

You'll notice that we prioritize residents slightly faster than owners, and that's intentional. Residents are your income stream. Keeping things running smoothly for them is how we protect your return.

Residents submit requests through our portal, which sends automatic confirmation immediately. Non-urgent requests are reviewed and assigned to a vendor within 2 business hours; most repairs are scheduled and completed within 2 business days. After hours, requests are acknowledged by the system and assigned by 10:00 am the next business day. We don't just assign tickets — we follow up with vendors daily on open work orders and see them through to completion.

Yes — emergencies get same-day vendor dispatch, 24/7. What counts as urgent: no AC during extreme heat, active flooding, major electrical problems, or anything threatening health, safety, or the structure of the home. If a full fix isn't possible within 24 hours, we arrange a temporary solution immediately and keep the resident informed throughout.

Mistakes happen — and any property manager who says otherwise hasn't managed enough properties. When a breakdown occurs, our first step is to acknowledge it and get the right information to the right people quickly. Internally, we trace the root cause — was a follow-up missed? Something not logged properly? We fix the process, not just the situation.

Standard repairs carry a 5% administrative markup over the vendor's invoice. What you see on the vendor's bill is exactly what's paid to the vendor — no hidden padding. Original vendor invoices are always attached to your monthly owner statement. No summaries, no substitutions.

No — and for a reason. We use licensed, insured, trade-specialized third-party vendors exclusively. When a property management company owns its own maintenance arm, there's a financial incentive to generate work orders. We believe your property deserves the best professional for each job, not the most convenient internal one.

Yes. We use industry-standard property management software. Your owner portal gives you 24/7 access to monthly financial statements, vendor invoices, year-end tax documents, payment history, work orders, photos, and closing notes — all in one place, on your schedule.

Owner payments and statements go out around the 10th of each month. Rent collected in August is deposited and reported August 10th, with a statement to follow within a day or two after final reviews are completed. Funds are sent via direct deposit; statements are uploaded to your portal.

Most routine repairs are completed within 2 business days depending on vendor availability and parts. If anything is delayed, we update the resident and adjust timelines. Emergency issues receive same-day vendor dispatch, with a temporary solution arranged if the full repair requires more time.

Residents receive automatic confirmation the moment they submit a request, including troubleshooting tips for common issues. When a vendor is assigned, the resident gets their name so they know who to expect. Any delay triggers a follow-up update with a revised timeline. Once complete, we confirm with the resident that the issue is actually resolved — not just closed in the system.

Yes — 20 years in this market means we know who does quality work, shows up when they say they will, and stands behind their results. We don't just pick the cheapest option. Having established relationships with contractors who actually answer the phone and prioritize our properties is one of the most valuable things we bring to the table.

Our documentation process is what protects you here. At move-out, we conduct an extensive inspection — detailed photos, notes, and video of every room — compared against the move-in report. Before every move-in, we do a final walkthrough to confirm all repairs are done. Every inspection is documented, timestamped, and available in your portal.

We assess appliances, plumbing, surfaces, fixtures, safety features, interior and exterior — everything. We physically check and touch everything in the home. Every inspection includes time-stamped photos and 360° room images, with video when needed. This level of documentation is essential for deposit disputes and keeps everyone working from the same set of verifiable facts.

A property manager — not a coordinator, not a contractor, not someone checking a box. During busy turnover seasons when multiple move-outs happen simultaneously, our entire management team steps into the field together. The people who know your property are the ones looking at it.

We document everything with photos, compare it against both the move-in report and the prior move-out inspection, and only charge for damage clearly beyond normal wear and tear. Tenants receive a fully itemized list with supporting documentation for every charge. Fair, consistent, and defensible.

For standard applicants: 600+ scores qualify for standard approval. Scores between 580–599 may receive conditional approval with a higher deposit (120% of rent). Below 579 is an automatic denial. Groups have their scores averaged under the same thresholds. Student applicants are evaluated through a guarantor with a 600+ score rather than their own credit history.

Combined monthly gross income must equal at least 3x the monthly rent. When guarantors are involved, their income (less their own rent or mortgage obligation) is factored in. Multiple guarantors can combine incomes to meet the threshold.

Yes — we contact prior landlords and ask about payment history, lease violations, and whether they'd rent to the applicant again. We're realistic: landlords often don't respond, and self-managing landlords can be hard to verify. We treat rental history as one data point, not the deciding factor.

If they meet the criteria, they qualify. Our thresholds were refined over many years to reflect the real balance between risk and opportunity. We don't make gut-feel exceptions — in either direction. A system you trust is only worth trusting if you actually follow it.

Yes. Our screening standards are written, publicly posted, and applied identically to every applicant — no exceptions, no discretion, no gut decisions. This is both the legally correct approach and the most protective one for owners. Inconsistency in screening is a Fair Housing violation waiting to happen.

ESA and service animal requests are handled through a third-party Fair Housing compliance service that verifies documentation. Once approved, the animal is not treated as a pet, and pet fees or restrictions do not apply. We take these requests seriously, verify them thoroughly, and protect both the resident's rights and the owner's legal position.

Through ongoing training, legal resources, and industry associations. All team members complete initial and refresher training every two years. Fair Housing compliance isn't just about avoiding liability for us — it's how we operate. And this matters to you as an owner: a Fair Housing violation doesn't only expose the property manager. It can put you directly at risk as well.

We document the issue, contact the resident to verify and address it, and issue a formal notice with clear correction requirements and a deadline if needed. If unresolved, we escalate — which may include fines or legal action depending on severity. Everything is logged: what the issue was, when it was reported, how we addressed it, and whether it was resolved.

We run a streamlined team intentionally. The property managers who know your property, hold your tenant relationship, and communicate with you directly are the same people making decisions — no relay, no middlemen. We don't overload to grow fast, and we don't understaff to cut costs. We build around the level of service we expect to deliver.

Owners and residents do not have direct contact with each other. That boundary is intentional and enforced. Even a well-meaning owner comment can create legal exposure. All communication runs through us. In disputes, we operate as an objective third party. Decisions are made based on the lease, the law, and the long-term interest of the property — not based on pressure from either side.

We prioritize retaining a good tenant over chasing a modest rent increase. The math is simple: even a brief vacancy plus turnover costs will eliminate any gain from a bump in rent. High retention means lower vacancy costs, less wear and tear, and more stable income for you.

Vacancies are listed across Zillow, Trulia, HotPads, Realtor.com, a host of other sites, and the Multiple Listing Service (MLS), as well as our own company site. We also maintain an active waiting list of prospective residents who receive immediate alerts when a property becomes available — which frequently shortens vacancy time significantly.

Property management is a human business: a human provides the property, a human makes it their home, a human looks after both their interests. We don't just collect rent and react to problems. We run a full operational system with clear policies, documented processes, and a team trained to make consistent decisions. Our focus is delivering reliably good service to the owners, residents, and vendors we work with — and building relationships that last.

Any reputable property manager should be able to connect you with at least one current or former owner willing to speak candidly. If a company hesitates on this request, pay attention to that hesitation.