Thinking About Skipping the Property Management Company?
So, you’ve invested in a rental property (or maybe a few), and now you’re wondering: Do I really need to hire a property manager? The short answer is no—not necessarily.
Many landlords, especially new or small-scale ones, choose to manage their properties themselves. It can save you hundreds, sometimes thousands of dollars each year. But going DIY means being prepared, staying organized, and knowing what to expect.
Let’s walk through everything you need to know to manage your rental properties without hiring a professional property management company.
Why Skip a Property Management Company?
First off, let’s address the big motivator: money. Most property management companies charge around 8–12% of your monthly rental income, plus additional fees for things like tenant placement or maintenance coordination.
If you only have one or two properties—or you’re just starting out—those fees can eat into your profits fast. Managing it yourself puts more cash in your pocket and gives you total control.
Step 1: Know the Legal Stuff (It’s Not as Boring as It Sounds)
Before you do anything, you need to understand the landlord-tenant laws in your state. These laws cover things like:
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How much notice you need to give before entering the unit
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Security deposit limits and return rules
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Eviction procedures
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Fair housing regulations
You don’t need a law degree, but you do need to know your rights—and your tenants’. A great place to start is your state or local housing authority’s website. Bookmark it. You’ll be glad you did.
Step 2: Get Organized with Tools and Systems
Managing a property is like running a small business. The more organized you are, the easier your life will be. Luckily, you don’t need a fancy office setup. You just need some simple tools and a system.
Use property management software (yes, even DIY landlords use it). Tools like Avail, Buildium, or RentRedi can help you:
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Collect rent online
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Screen tenants
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Keep track of maintenance requests
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Store lease documents
If you’re more old-school, you can use a combination of spreadsheets, Google Calendar, and a secure cloud storage system for files. The key is staying consistent.
Step 3: Create a Solid Lease Agreement
Don’t just download a free lease from some random website and call it a day.
A lease is your safety net. It should be detailed, clear, and customized to your state’s laws. Be sure to include:
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Rent amount and due date
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Late fees and grace periods
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Maintenance responsibilities
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Rules about pets, smoking, guests, etc.
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Lease term and renewal details
Consider having a real estate attorney review your lease template just once. It’s a small upfront investment that can save you a lot of headaches later.
Step 4: Attract and Screen the Right Tenants
You might think filling a vacancy is as easy as posting an ad and waiting. But it pays to be picky (within legal boundaries, of course).
Write a compelling listing with great photos and clear details. Post it on Zillow, Apartments.com, and Facebook Marketplace.
When you start getting inquiries, screen tenants carefully. Use a background and credit check service, verify their income, and call references—especially past landlords.
Good tenants make your job way easier. It’s worth taking the time upfront to find them.
Step 5: Collect Rent Like a Pro
Gone are the days of driving around to collect checks. Online rent collection is the way to go. Services like Zelle, Venmo (with a business account), or dedicated rent platforms are convenient and trackable.
Set clear expectations in your lease about:
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When rent is due
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How it should be paid
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What happens if it’s late
Make it as easy as possible for tenants to pay you on time—and don’t be afraid to enforce late fees if needed. You’re running a business.
Step 6: Stay on Top of Maintenance and Repairs
This is where many new landlords stumble. Maintenance issues aren’t just an inconvenience—they’re your responsibility, legally and ethically.
You don’t need to be a plumber or an electrician. But you do need a reliable list of go-to professionals you can call when something breaks. Think:
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A 24/7 emergency plumber
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A general handyman
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An HVAC technician
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A locksmith
Routine maintenance (like changing furnace filters or cleaning gutters) should be scheduled regularly. Preventative care keeps your property in good shape and your tenants happy.
Step 7: Communicate Clearly and Professionally
You’re not just a landlord—you’re a service provider. Keeping tenants happy doesn’t mean bending over backwards, but it does mean communicating clearly and respectfully.
Use email or a messaging platform for written communication. Keep records of all important conversations, especially around repairs, rent, or lease violations.
If something goes wrong, address it promptly. The way you handle issues can make the difference between a short-term tenant and one who renews for years.
Step 8: Know When to Get Help
Even self-managing landlords need backup sometimes. Maybe it’s a legal issue, a complicated eviction, or you’re planning to travel long-term.
In these cases, it’s okay to outsource selectively. You can hire a leasing agent to find tenants, or a maintenance coordinator to handle repairs. You don’t need to go all-in with a property management company if you only need help with one aspect.
Final Thoughts: You Can Do This
Managing rental properties without hiring a property management company isn’t just doable—it can be a smart financial move, especially if you’re organized and willing to learn.
It might feel a bit overwhelming at first, but once you get your systems in place, it becomes second nature. Plus, there’s a unique satisfaction in knowing you’re running the show—and keeping all the profits.
Important Links
Top Districts to Invest in Singapore Real Estate in 2025
How to Find Off Market Real Estate Deals Near Me
Best Places to Buy Rental Property for Cash Flow in 2025
Step-by-Step Guide to Buying a House for the First Time
