Property management can be - and oftentimes is - a confusing topic for even the most experienced investor.
There are a lot of options, pricing can be all over the place and, let's face it, it can be hard to turn over a very large asset to a Company you don't know.
We've developed this web page with the sole purpose of providing you with the best resources to make the right decision.
Sure, we would love your business, but we know we can't serve everyone and, in many cases, aren't the best fit for everyone.
So, take some time to read through our vast array of resources and feel free to reach out with any questions you have.
Our pricing structure is simple, transparent, and straightforward. And get this... you don't have to call us or schedule a meeting to find out what we charge.
We realize that pricing is usually the number one question we receive from potential Clients, so we put everything out there for you to view.
We have four different plans to fit your specific needs from Leasing-Only to our Platinum, Full Service Management Plan.
In reality, there's no Property Management company that can serve everyone. Even though some may try, no one is a good fit for everyone.
We receive many inquiries into out business each day from people interested in our Indianapolis Property Management services. As it turns out, we aren't good fits for most - a large majority, in fact - of these inquiries.
It's critical that we are both on the same page with what to expect from us and for us to understand what to expect from you. Plowing forward into a bad situation is no good for anyone.
If you haven't already, please review the types of homes we manage, because this is the major reason we aren't good fits.
Your rental property is a huge asset, and a Property Manager can, at times, make or break your investment.
We receive questions all the time from potential Clients about "how" we do things. These questions generally stem from experienced investors who may have been the victim of a former PM's poor practices, but they also come from new investors who just aren't sure how things work.
We get that, so, we put it all out there for you to view.
This is our playbook... a behind-the-scenes look at all our processes so you'll know exactly how your property will be managed by us.
How do we handle maintenance? How do we screen Tenants? How do we handle evictions? All these questions - and many, many more - are answered here.
We provide a full range of professional Property Management services for all of our Clients.
And, we provide all Clients the tools and reports they need to monitor their investment as closely as they want.
From leasing to maintenance, we have the Staff and processes in place to to take care of your investment the best way possible.
Please take a few minutes to read through this very important page. Not all management companies provide the same services, so it's important to fully understand what we offer.
We speak with Frustrated Landlords on a weekly basis.
And no, these aren't always pleasant conversations. It's clear that there are some property managers out there that struggle to provide good service, and you may be feeling the effects of that.
There are a number of reasons why you may be unhappy with your current Property Manager, and it can be hard to know how to move forward.
But, be assured that quality property management does exist in Indianapolis.
We've put together a resource dedicated to helping you navigate this situation, because we know you may be feeling a little overwhelmed right now.
As a New Landlord, you may be feeling a little overwhelmed at the amount of information there is about being a rental property Owner.
Clearly, real estate investing is a very gratifying, but also a VERY complex issue.
What tax implications are there to consider?
What maintenance responsibilities should I expect?
What exactly is Fair Housing?
Our New Landlord resource will help you get started with some of the basics.
Owning rental real estate is a business, and depending on how many properties you have, it can be a full-time job.
And, just maybe, you don't want another job.
There are a lot of day to day tasks that come with being a good Landlord, and it can be a grind.
If you find yourself feeling burnt out, or are just desperate to spend more time with your family or on your favorite hobby, this resource will be very helpful.
The founders of T&H Realty Services, Jeremy Tallman and Scott Hallberg, have been active in the Indianapolis real estate market since 2000.
After acquiring many properties of their own and also buying/selling properties for many years, the two formed T&H Realty Services in 2007.
T&H currently has more than 20 employees and is one of the largest, single family property management companies in Central Indiana.
We understand that you have a lot of choices when it comes to Property Management.
Central Indiana has seen a flood of investors hit our market, which has created a flood of new management companies.
However, there are key differences. Differences that you need to be aware of before making your final decision.
We encourage you to spend a few minutes reading thru our blog titled "5 Reasons to Choose T&H Realty." As you may have noticed, we don't spend a lot of time promoting ourselves.
However, when potential Clients as, "Why should I choose you?" we want to provide an answer.
> 5 Reasons to Choose T&H Realty
Don’t worry. We’ll provide an honest answer for you. Sure, we’re property managers and, in many cases, we want to earn your business, but utilizing a management company isn’t always the best option for all investors.
We certainly understand that there are many people out there who are perfectly capable of managing their own property. Keep in mind, however, that there’s a whole lot to managing a rental property. You’ll need to develop a small team of trusted professionals who can handle things for you when you can’t and provide answers to questions you don’t have.
When you are a Landlord, you are a small business owner and you need to treat it that way.
A Property Manager should provide peace of mind.
A Property Manager should increase your bottom line.
A Property Managers should, in reality, be your investment partner.
If you are like most investors, you may find yourself too busy with family commitments, other work commitments, or simply tracking down your next investment property. And while you have a basic understanding of property management, you choose to focus your efforts elsewhere.
This is where a good property manager can make all the difference.
No two Property Managers are the same. If you’ve done any research on different management companies, you probably agree.
Sure, services offered are pretty standard. Some offer more, some offer less.
Pricing can also vary quite a bit.
Really, finding the best property manager should come down to your own comfort level with a particular management company. It’s imperative that you do your due diligence. Talk to the company. More than once.
There are a few key characteristics that we feel are important when selecting a management company. Some of these characteristics are obvious: Experience and staff size, for example, are extremely important and obvious things you need to understand.
However, there are some questions you may not have thought to consider or ask. Learn more about those characteristics below:
Reviews are a big deal.
We all use them.
Whenever you want to try a new restaurant, or purchase a new item, you may very well take to Google or Yelp to read reviews before committing your time or money.
The same holds true for property managers. And while we absolutely think you need to read reviews of the company you ultimately choose, property managers are particularly susceptible to bad review.
Simply put, property managers deal with people’s money. We deal with Tenant’s money. We deal with Owner’s money. And sometimes, we have to separate that money in a way that upsets at least one of those two parties.
For example: We deduct $250 for touch-up paint from the Tenant’s Security Deposit after a Tenant move out. The Tenant gets mad, writes a terrible review.
Another example: We deduct $250 for touch-up paint from the Owner’s money after a Tenant move out. Owner gets mad, write a terrible review.
With two competing interests, property managers sometimes find themselves squarely in the middle.
So, some rules of thumb:
Again, reviews are important. Please take some time to read more about navigating these reviews and what you should be on the lookout for:
We greatly value the input given to us by our customers: Owners and Tenants alike.
Our staff works very hard to ensure each individual has an enjoyable experience
with our company and we strive to make things right if we fall short of expectations.