Working with us
What you actually experience
Onboarding, reporting, the decisions that stay yours, and how you would leave if you wanted to. All of it before you sign, not after.
Onboarding, week by week
Before anything
A conversation and a written quote. If management is not the right answer for your situation we will say so — a single nearby unit with a long-tenured tenant and a handy owner is often better self-managed, and we would rather tell you that than take the account.
The agreement
The full fee schedule, the 12-month minimum term, and the notice period, in writing, before you sign. Be wary of any manager who is vague about how you would leave: an agreement that is hard to exit is a substitute for doing the work well enough that you would not want to.
Your rental analysis
The first piece of work once you have signed: what the property should rent for, built from comparable leased units, and what it needs before it goes to market.
Takeover
We collect the lease file, the deposit and its documentation, keys, and the vendor history. If the property is tenanted, the deposit transfer is the part done carefully — Massachusetts is specific about how residential deposits are held and accounted for, and a transfer is a common point at which the paper trail breaks.
Introduction to the tenant
Existing tenants are told who we are, how to report maintenance, and how to pay rent, before anything changes. A tenancy that starts with confusion about who to call takes months to settle.
The first statement
On the same schedule every subsequent one will follow, so you can see immediately what the reporting looks like rather than waiting to find out.
Who decides what
You decide
- Which applicant gets the property
- The asking rent, and the renewal rent
- Any repair above the spending threshold you set
- Whether to renew a tenancy or turn the unit over
- Capital work and improvements
- Whether to sell, and when
We handle
- Marketing, showings and the screening process
- Lease preparation, disclosures and execution
- Rent collection, late notices and your disbursement
- Maintenance triage, vendors and emergencies
- Registration, inspections and deposit compliance
- Every conversation you would rather not have
When you hear from us
Monthly, with an itemised statement showing rent received and the date it arrived, every expense with the vendor invoice attached, the management fee calculated and shown, and the amount disbursed to you. A statement that shows a net figure without the working is asking you to take the arithmetic on trust.
And on the day anything material happens: rent is late, a repair crosses your threshold, an inspection is scheduled, a tenant gives notice. Nobody wants to discover a problem four weeks after it started because it was waiting for the next statement.
If the only time you hear from your manager is when an invoice arrives, you are not being managed — you are being billed.
How you would leave
Full-service management is a 12-month minimum commitment. The agreement states that term and its notice period, and we walk you through both before you sign. On termination you get the lease file, the deposit and its full documentation, keys, vendor history and the accounting — handed over in a state your next manager can actually use.
We publish this because the exit terms are the part of a management agreement least likely to be read and most likely to matter. Ask every manager you are comparing the same question.
One team for a portfolio in several cities
Newton and the towns around it, and across Greater Boston. A portfolio spread over several cities is handled by the same team, on one statement, rather than by a different branch for each — which is the point of using a regional manager rather than a local one per property.
Start with a conversation
A short call about the property, then a written quote with every fee and the 12-month term spelled out. Free, and nothing to sign to get it.