Property Management
in Pittsburgh, PA

• Their management experience includes office buildings, retail developments and warehouse spaces.
• Provides services to properties within the Rugby and RexHall real estate portfolios.

• Their property management experience encompasses tenant spaces, office fronts, complexes, tenant office buildings, retail outlets and housing facilities.
• Their maintenance services include preventative maintenance programs, bid coordination, contractor hiring, contractor supervision and capital project planning.
• Their financial services include accounts payable and receivable management, and cost savings analyses.
• Maintains current knowledge on building, local and environmental codes.

• Specializes in single-family homes, apartments, townhomes and condominiums.
• In addition to property management, their staff has experience as buyer’s agents and seller’s agents that specialize in assisting first-time home buyers.
• They provide services in and around Pittsburgh, focusing on the East End.

• Specializes in apartment complexes with 35 units or more. Also manages subsidized housing, Section 8 housing, commercial properties and industrial investments.
• Conducts market rent analyses to assign and increase rent prices to managed properties.
• Their maintenance team is based in Pittsburgh and handles emergency calls 24/7.
• Negotiates bids for materials and vendor services.
• Conducts periodic property inspections to identify potential capital improvements.
• Employs an in-house accounting team.
• Maintenance and financial reports are distributed on a monthly or quarterly basis.

Manages properties located near universities, hospitals and shopping areas.

• Employs a full-service maintenance team.
• Provides 24/7 emergency maintenance services.
• In addition to property management, they also offer residential brokerage services.
• Owners have access to an online portal powered by AppFolio.

• Their monthly management fees range between 6% and 15% of gross collected rents, depending on the location and number of units.
• The owner has final approval in the tenant selection process.
• They personally review their lease with the tenant prior to signing.
• Tenant fees for late rent payment are given to the property owner.
• They use their own general contractor and a list of preferred vendors to provide maintenance services, including rental turnovers and property rehabilitations.
• They pass volume discounts to the owner.
• Provides 24-hour emergency maintenance services.
• Delivers legal notices and processes tenant evictions. Attorney fees are the owner’s responsibility.

• Specializes in apartments, condominiums, commercial buildings and industrial spaces.
• Manages properties for investor groups, banks and asset managers, in addition to their own portfolio.
• Provides 24-hour facilities maintenance services.
• Analyzes maintenance costs for current and future planning purposes.
• Negotiates vendor contracts for on-site services.
• Offers construction management services.
• Hires and supervises on-site personnel.
• Prepares the annual budget.
• Provides monthly financial reports, custom reports and data tracking on demand via an online system.
• In addition to property management, they also offer brokerage services.

• Their Standard Pricing plan is a percentage-based fee structure. In this plan, the setup fee is $250. Owners may select one door on their rental lock system for an additional $100. The monthly management fee ranges between 6% and 10% and the leasing fee is equal to one month’s rent.
• Their RentWell Onerate™ program is a flat fee structure. In this plan, the setup fee is $500 and includes one door on their rental lock system. The monthly management fees are $175 per month for rents less than $1,500, $195 per month for rents between $1,500 and $2,000, and $195 plus a leasing fee of one-half of one month’s rent for rents exceeding $2,000. There is no leasing fee for rents of $2,000 or less.
• Their lease renewal fee is $150 in the Standard Pricing plan. There is no lease renewal fee in the RentWell Onerate™ program.
• They charge a maintenance markup of 15% in the Standard Pricing plan. There is no maintenance markup in the RentWell Onerate™ program.
• Their technology reimbursement fee is $5 per unit in the Standard Pricing plan. There is no technology reimbursement fee in the RentWell Onerate™ program.
• Standard Pricing plan clients receive two on-site visits per year. Additional visits are $55 each. All on-site visits are included in the RentWell Onerate™ program.
• Eviction charges range between $250 and $500 in the Standard Pricing plan. Evictions are included in the RentWell Onerate™ program.
• They offer a nine-month tenant guarantee on every renter that they place.
• Owners may cancel their management contract at any time without penalty.
• Provides 24/7 emergency maintenance services.
• Both pricing plans include advertising and professional photography.
• Financial reports and maintenance histories are available on demand via an online portal.

• They are a family-owned business specializing in the Mt. Washington area.
• Manages single-family homes, multi-family homes, duplexes, apartment complexes, townhomes, condominiums and commercial spaces.
• Provides tenant turnover services.
• Schedules maintenance appointments and property inspections.
• Collects funds for delinquent accounts on behalf of the owner.

• Their residential management specialties are high-end condominium and single-family communities.
• Their commercial management specialties are high-rise office buildings, suburban office suites and industrial properties.
• Provides 24/7 emergency response.
• Manages vendor contracts and arranges utilities.
• Maintains common areas with housekeeping services, amenity upkeep and community policy enforcement.
• Their administration services include work order processing, risk management and website maintenance.
• Their accounting services include customized financial reporting, budgeting, payroll management and expense management.
• Coordinates capital improvement projects and assists in reserve planning.
• Implements safety and security protocols.

• All aspects of property management are handled in-house.
• They strive to complete service requests within 48 hours.
• Their accounting services include rent collection, expense allocation, accounts payable and financial reporting.
• Offers project management services.

• Accepts online maintenance requests.

• Their rental property management services include advertising, property showing, tenant screening, lease preparation, key control, project bid coordination, employee and contractor supervision, annual insurance policy bidding, financial reporting and 24-hour on-call service.
• Prepares the following monthly reports for rental property clients: rent collections, delinquency reports, income and expense statements, general ledgers, escrow account statements, and accounts payable and receivable statements.
• Their planned community and condominium management services include meeting coordination, personnel supervision, project bid coordination, insurance policy bidding, alteration request processing, operating and reserve budget preparation, board member election management, resale document preparation, purchasing and inventory control, website management, and 24-hour availability.
• Financial services offered to planned communities and condominiums include monthly income and expense reporting, accounts payable and receivable, monthly bank account reconciliation, fee collections, delinquency reporting, electronic payment processing and tax return assistance.

• Markets available properties in coordination with an outside advertising agency. Their marketing strategy includes property signage, printed publications and digital resources.
• Their leasing services include property showings, application review and lease negotiations.
• Oversees routine maintenance, capital projects and tenant build-outs.
• Provides 24/7 emergency maintenance services.
• Their asset management services include acquisition and disposition support, business planning, budgeting, capital expenditure planning and financial analyses.

• Conducts move-in and move-out inspections.
• Provides 24/7 emergency maintenance services.
• Distributes automated owner statements, and owners have access to an online portal.
• Processes tenant evictions and covers the cost of simple, uncontested evictions.
• Provides short-term rental services, including furnishing, advertising, turnover services and pricing the property for short-term rental.

• Their Tier 1 management program is designed for scattered site single-family and small multi-family conventional properties. The leasing fee is 100% of the first month’s rent, the monthly management fee is 9% and the lease renewal fee is $250.
• Their Tier 2 management program is designed for large multi-family conventional properties. The monthly management fee ranges between 4% and 7%, and there are no leasing or renewal fees with on-site management.
• Their Tier 3 management program is designed for affordable housing, including Section 8 and tax credit rentals. The monthly management fee ranges between 4% and 8%, and there are no leasing or renewal fees with on-site management.
• Tier 1 and Tier 2 program clients can cancel their management contract at any time without a penalty.
• Tier 1 clients receive a leasing guarantee which states that if a tenant that Arbors Management places into a rental property vacates before their lease expires, they will replace the tenant for a prorated leasing fee.
• Pet screening is a part of their tenant screening protocol.
• They employ an in-house accounting team.
• Third-party vendors provide property maintenance at no additional service charge.
• Provides 24/7 emergency maintenance services to all management programs.
• They enlist an attorney to process tenant evictions.
• Capital improvement evaluations and scheduled HVAC service are available upon request.

• Employs a full-service maintenance staff and provides 24/7 emergency maintenance services.

• Specializes in apartments, townhomes, co-ops and condominiums.
• Possesses experience in conventional housing, subsidy programs, affordable housing, senior housing and the LIHTC program.
• Their financial services include bookkeeping, payroll, deal structuring, asset management and financing.
• Offers commercial leasing, acquisition and disposition services.

• A locally-owned and operated property management and real estate company.

• Conducts efficiency audits.
• Creates cash flow enhancement plans.
• Develops restructuring plans.
• Provides on-site staffing and property management.
• Possesses experience in project development, asset repositioning and property rehabilitations.
• In addition to property management, they also offer brokerage on investment-grade real estate and investment services.