Property management
Full-service management, end to end
One team handling everything between an empty unit and money in your account — and everything that goes wrong in between.
We manage condos, single-family homes and multi-family buildings — whatever the property, the job below is the same. Full-service property management means Livo handles the property and you handle the decisions. We price and market the unit, screen and place a tenant, execute a compliant Massachusetts lease, collect the rent, coordinate every repair, keep the registration and inspection obligations current, and send you an itemised statement each month.
You keep every decision with money attached: who the tenant is, what the renewal rent is, and any repair above a spending threshold you set. What you stop doing is the administration, the availability, and the parts of Massachusetts landlord law that carry statutory penalties.
The management cycle
Rental analysis and make-ready
We walk the property, price it off comparable leased units, and tell you what it needs before it goes to market — including the work that will not pay for itself, which is usually the more useful half of that conversation.
Marketing and showings
Photography, a listing written for how tenants actually search, syndication to the major portals, and showings run by a person. Timed against the September cycle rather than whenever the unit happens to come free.
Screening and lease
Written criteria applied identically to every applicant. You choose from the screened file. We execute the lease with the required disclosures, document condition, and handle the deposit as the statute requires.
Rent, maintenance, reporting
Electronic rent collection, a stated owner disbursement date, maintenance triaged the day it is reported, and a monthly statement showing every dollar with the invoice behind it.
Compliance, continuously
Registration and inspections kept current, deposit accounting maintained from day one rather than reconstructed at move-out, and habitability obligations treated as standing rather than satisfied once.
Renewal or turnover
A recommendation months before the lease ends, with the arithmetic: what the renewal rent should be, and what a turnover would actually cost once vacancy and make-ready are counted. You decide.
Each part, in detail
Tenant placement
Tenant placement is a one-time service: we price the unit, market it, run the showings, screen the applicants, and put a compliant lease in place — then hand you the keys and the file.
Read moreTenant screening
Every applicant is measured against the same written criteria, in the same order, and the criteria are published rather than improvised.
Read moreRent collection & accounting
Rent is collected electronically on a fixed schedule, owner funds are disbursed on a stated date each month, and the statement shows every dollar in and out with the invoice behind it.
Read moreMaintenance & repairs
Tenants report issues in writing through one channel, every request is triaged the day it arrives, and work under an agreed threshold proceeds without waiting on you.
Read moreCompliance & inspections
Most of what goes badly wrong for a rental owner in Massachusetts is not a bad tenant.
Read more
City and town guides
We concentrate on Newton and the towns that border it, and manage across Greater Boston. Each guide covers a place we have enough local detail to write usefully about — housing stock, neighborhoods, who rents there, and what makes it different to operate in. The list is where the local detail is, not the boundary of where we work.
Property management in Newton
Thirteen villages rather than one city, with a rental market of single-family homes, two-families and condos let largely to families and relocating professionals.
Newton guide
Property management in Waltham
A former mill city on the Charles with two universities, a substantial life-sciences employment base along 128, and a genuinely mixed rental market.
Waltham guide
Property management in Watertown
A dense small city on the Charles between Newton and Cambridge, with a large stock of two-family houses and a life-sciences employment base growing along Arsenal Street.
Watertown guide
Property management in Wellesley
A town of villages and colleges on Newton’s western border, where most rentals are whole single-family houses and the commuter rail runs through the middle of town.
Wellesley guide
Property management in Needham
A residential town on Newton’s southwestern border, made up mostly of single-family homes, with its own commuter rail line and a business district along Route 128.
Needham guide
Property management in Weston
The least dense of the towns bordering Newton — large lots, protected open space and almost entirely single-family homes, where a rental is usually a whole house.
Weston guide
Property management in Brookline
A town wrapped around Boston’s western edge, with a large stock of pre-war apartment buildings and a rental market driven by the Longwood Medical Area.
Brookline guide
Property management in Boston
The densest and most regulated rental market in the state, and the one with the most rigid turnover calendar — a very large share of city leases start on September 1.
Boston guide
Property management in Cambridge
A university-anchored rental market with unusually low vacancy and unusually informed tenants, where a well-presented unit rarely sits.
Cambridge guide
Property management in Somerville
One of the most densely populated cities in New England, built almost entirely of two- and three-family houses, and reshaped by the Green Line Extension.
Somerville guide
Property management in Medford
A two- and three-family city between Somerville and the northern suburbs, reshaped by the Green Line Extension reaching Medford/Tufts.
Medford guide
Property management in Malden
An Orange Line city with one of the most diverse populations in the state and rents well below the inner-core band.
Malden guide
Property management in Everett
A small, dense city immediately north of Boston, made up overwhelmingly of two- and three-family houses, and one of the fastest-changing rental markets we cover.
Everett guide
Property management in Quincy
A large coastal city on the Red Line with a broad range of housing and rents materially below the Cambridge and Somerville band.
Quincy guideEvery photograph was taken in the city it shows, from Wikimedia Commons. The photographer and licence are credited on each city’s guide.
Find out what management would cost
A written quote covering every fee that would apply, and the 12-month term. It costs nothing and does not commit you to anything.