06/10/2026
🚨 Bad Property Managers Exist. Here's How to Avoid Hiring One. 🚨
Every time I see a post about a terrible property management company, I can hear the justifiable frustration from the owner. I often wonder how they got into that situation because the truth is, not all property managers are created equal.
I own a property management company, and I'm the first person who will tell you this:
👉 Some property management companies are terrible.
I know because I used to work for a couple of them...
In fact, the reason I started ASSURED Property Management was because I got tired of being forced to choose between doing what was right for owners and tenants or following company policies that prioritized volume over service.
I didn't start my business to become a millionaire. I started it because I love this industry and wanted to stay in it while doing it the right way.
That meant making a promise to myself:
✔ Stay small enough to maintain my standards.
✔ Never take on so many properties that calls aren't returned the same day.
✔ Never allow owners or tenants to feel like a number.
Good property managers absolutely exist. But finding one requires a little more effort than searching Google and calling the first name that pops up.
📋 My advice:
1️⃣ Don't choose solely based on price.
The cheapest option is rarely the best value when you're trusting someone with one of your largest investments.
2️⃣ Don't assume the biggest company is the best company.
Often, the top Google result simply means they spend the most on marketing. Do your research. Read reviews. Ask for specific experiences with the companies you're researching rather than asking for a general recommendation.
3️⃣ Ask about fees.
Pricing should be very transparent. Be cautious of companies that nickel-and-dime for things that should be part of management - ex. charging for inspections or up charging invoices for maintenance coordination.
4️⃣ Interview them. Ask questions.
What happens if a tenant stops paying? How often are inspections performed? What are their processes? Are they documented where you can see them? Have dialogue to get to know them. You should leave the conversation feeling confident, not confused.
5️⃣ Ask about portfolio sizes.
In my opinion, around 100 properties per manager is the upper end of what allows for quality service. If managers are overloaded, something eventually suffers.
6️⃣ Ask whether you'll receive copies of everything.
Inspection reports. Invoices. Leases. Maintenance documentation.
Communication records. You should.
7️⃣ Know who you're talking to.
Is it the owner? A property manager? A salesperson? Understanding the company structure matters.
8️⃣ Test their responsiveness.
Leave a message and see how quickly they call back. Contrary to popular belief, a receptionist isn't necessarily a sign of better service.
The best property managers spend their days in the field conducting inspections, meeting vendors, showing homes, and solving problems. Their clients have their direct number to reach them. They're not sitting behind a desk waiting for the phone to ring - they have proper processes in place for every type of caller.
Do you want someone who calls you back within an hour because they're out at properties, or do you prioritize someone who picks up every single call because they're twiddling their thumbs at a desk?
9️⃣ One more resource worth mentioning: NARPM (National Association of Residential Property Managers).
Membership can be a great indicator of professionalism and continuing education, but it's not the only factor. Membership alone doesn't guarantee quality. Do your homework regardless.
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At the end of the day, choosing a property manager should be approached the same way you'd choose a physician, financial advisor, attorney, or caregiver for someone you love.
🏡 Your rental property is a major investment. Take the time to find someone who will care for it as much as you do.
Drop a comment below and let me know your thoughts!!
With warmest regards,
Jamie Braun, Owner/PMIC
ASSURED Property Management
