Frequently Asked Questions

These are the questions I hear most from property owners thinking about hiring a manager. I'm giving you the same straight answers I'd give you on the phone — no corporate fluff, no runaround.

How much does property management cost in Nashville or Lexington?

Most companies in these markets charge somewhere between 8% and 12% of monthly rent collected. Some charge a flat fee instead. Both models are fine — what matters is what's not on the rate sheet.

The real cost of property management isn't the management fee. It's the stuff that shows up on your statement that nobody mentioned when you signed: maintenance markups, lease renewal fees, "advertising fees," vacancy fees, and my personal favorite — "statement processing fees." That's right, some companies charge you a fee to send you a statement telling you about all the other fees.

At Serenity, my fees are straightforward. I explain everything before we shake hands. No hidden charges, no surprise line items. Reach out with some details about your property and I'll give you an honest quote — usually the same day.

What hidden fees should I watch for with property managers?

Here are the ones that got me when I was a property owner hiring managers:

At Serenity, I charge none of these. The contractor's bill is what you pay. I don't charge renewal fees. I don't charge you when your property is vacant. And there's no "onboarding" fee — we just get to work.

How do you find and screen tenants?

This is the most important thing a property manager does, and it's where cutting corners costs you the most. Here's our process:

I'd rather a unit sits empty an extra two weeks than put someone in there who's going to stop paying or damage the property. A bad tenant costs you far more than a few weeks of vacancy.

Do you manage single-family homes, duplexes, and apartments?

Yes. We manage single-family homes, duplexes, triplexes, small apartment buildings, and larger multi-family complexes. My background is in scaling operations — I spent 28 years managing warehouse logistics, large teams, and complex budgets. Managing a 50-unit apartment building uses the same skill set, just applied to tenants instead of inventory.

Whether you've got one rental house or a portfolio of 30 units, the approach is the same: find good tenants, maintain the property, track every dollar, and communicate honestly.

How quickly can you fill a vacancy?

In the Nashville and Lexington markets, we typically fill vacancies within 2-4 weeks. Nashville moves a little faster in most neighborhoods; Lexington depends on the time of year and the area.

But here's what I won't do: I won't rush to fill a unit with a bad tenant just to get my management fee started. A tenant who stops paying in month three or trashes the place on move-out costs you far more than two extra weeks of vacancy. We prioritize quality over speed, every time.

Can I still be involved in decisions about my property?

Absolutely. You set the boundaries and we work within them. Some owners want to approve every repair over $200. Others just want the monthly statement and a call if something big comes up. We work however you're comfortable.

The difference is you'll have my direct cell number. Not a ticket system, not a call center, not an email that goes into a queue. You call, I answer. If I can't answer, I call back the same day. Every time.

Do I need a property manager or can I manage my rental myself?

You absolutely can manage it yourself. Many owners do, and do it well. But here's the honest question: is it worth your time?

If you're spending 10-15 hours a week fielding tenant calls, chasing late rent, coordinating maintenance, and keeping up with local landlord-tenant laws — a good property manager pays for itself. Especially if you live out of state or own multiple properties.

The math is simple: if a manager costs you 8-10% of rent but saves you from a $5,000 eviction or a $3,000 repair that went sideways, you come out ahead. And you get your weekends back.

What happens if a tenant stops paying rent?

Nobody likes this conversation, but it happens. Here's how we handle it:

Our goal is always to resolve it before it gets to court. But we don't let non-paying tenants drag on for months while you eat the mortgage payment. That's not fair to you.

How do you handle maintenance emergencies?

Tenants can reach us 24/7 for true emergencies — burst pipes, no heat in winter, electrical hazards, anything that threatens safety or property. We have trusted contractors on call and we handle it immediately.

You'll be notified the same day with what happened, what we did, and what it cost. No surprises on next month's statement.

For non-emergencies, we schedule during business hours and get quotes before proceeding — unless you've told us to just handle anything under a certain dollar amount. Your call.

Do you help with setting the right rent price?

Yes — and this is one of the most important things we do. Price too high and the unit sits empty. Price too low and you're leaving money on the table every single month.

We do a free rental market analysis for every property. We look at comparable rentals in your neighborhood, current vacancy rates, seasonal trends, and condition of the property. Then we recommend a price that maximizes your income without sitting vacant.

Can you manage my property if I live out of state?

Absolutely. Many of our owners live in other states — Ohio, Florida, California. That's actually one of the main reasons people hire us.

You'll get detailed monthly statements, photos of any maintenance work, and direct access to me via cell phone. We manage everything on the ground so you don't have to be here. Some of our best owner relationships are with people I've never met in person.

Got a question I didn't answer?
I'm happy to talk through anything. No pressure, no sales pitch — just an honest conversation about your property.

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