Property Management FAQs for Columbus, Ohio Owners

Have questions about working with RL Property Management? You’re in the right place. Below you’ll find answers to the most common questions we get from rental property owners, real estate investors, and landlords in the Columbus, Ohio area.

General

Q: Who is RL Property Management?

A: RL Property Management is a residential property management company based in Gahanna, Ohio, serving the greater Columbus metro area.

Q: What does RL Property Management do?

A: RL Property Management is a full-service residential property management company in Columbus, Ohio. We handle leasing, maintenance, inspections, rent collection, financial reporting, and more. Our focus is on helping rental property owners maximize ROI while minimizing stress.

Q: Why should I choose RL Property Management to manage my properties?

A: RL Property Management delivers what many other companies promise but fail to provide: consistent, professional property management you can count on. Our clients tell us that reliability and good communication is hard to find in this industry, and that’s exactly what we deliver.

Learn more about our approach to real estate investing.

Q: Where does RL Property Management operate?

A: We serve the greater Columbus metro area, including suburbs like Dublin, Westerville, Gahanna, Grove City, Hilliard, Reynoldsburg, and more. See our Areas Served here. 

Q: Who does RL Property Management work with?

A: We work with long-term investors, accidental landlords, first-time property owners, and out-of-state investors. Most of our clients own anywhere between 1 and 50+ rental units in Columbus and the surrounding areas.

Q: How long have you been managing investment properties?

A: Since 2013.

Q: Is RL Property Management licensed?

A: Yes. Our brokerage, RL Property Management Group, Inc., is registered with the state of Ohio (File No. REC.2015003677), as required by Ohio law.

Q: How many properties do you currently manage?

A: We manage approximately 680 units.

Q: How many employees does your company have?

A: We have a total of 33 employees, including 8 full-time maintenance technicians.

Q: Do you personally own investment properties?

A: Yes. Our executive team owns several single-family and multi-family properties in Central Ohio, totaling around 12 units.

See how we determine cash flow for our properties.

Q: Do you manage homeowner or condo associations (HOAs/COAs)?

A: No, RL Property Management does not manage HOAs or condominium associations. However, if you own a rental property that happens to be located within an HOA or COA—and the community allows rentals—we’re happy to manage the property itself.

Q: Do you use digital signatures for documents?

A: Yes.

Q: How many single-family properties do I need to own to work with RL Property Management Group?

A: We manage any property that does not require on-site staff, typically properties with fewer than 100 units.

Learn when it makes sense to hire a property management company.

Property Management Agreement

Q: How much does RL Property Management charge?

A: Our pricing is flat-rate, transparent, and designed to align with your success. We don’t charge leasing fees, and there are no hidden costs. Visit our Pricing page for full details.

Q: Is RL Property Management the same as RL Property Management Group?

A: Yes. RL Property Management Group, Inc. is our legal business name, but we’re commonly known as RL Property Management or RLPM.

Q: What services are included in your Property Management Agreement?

A: We provide full-service property management, handling everything from leasing and maintenance to rent collection and financial reporting. Our goal is to make property ownership as hands-off as possible.

Q: Do you charge a startup fee?

A: No startup fee is charged for occupied units. For vacant units, fees vary based on your total unit count and service plan. Full details are available on our Pricing page.

Q: How is your pricing structured?

A: We believe in transparency. Our flat monthly management fee and lease renewal fee cover most services, with additional fees only for out-of-the-ordinary events. Full pricing details are included in our Property Management Agreement and listed on our Pricing page.

Q: What do you need from me to manage my property successfully?

A: We need to understand how involved you want to be and what your long-term goals are for your property.

Q: Can I view financial statements online?

A: Yes. Each owner gets access to a 24/7 online portal with real-time financial data, including rent payments, expenses, statements, and invoices.

Q: Can you provide a rent estimate?

A: Yes! Click here for a customized rent estimate.

Q: Will you inspect properties I’m considering buying?

A: No, but we can advise during the due diligence process for medium or large multi-family properties. We also offer pre-inspections for properties you own for $300 (waived from your onboarding fee if you sign a PMA with us).

Q: How often do you inspect my property?

A: We conduct quarterly inspections to check smoke detectors, appliances, resident responsibilities, liabilities, and overall property condition.

Q: How do I get started with RL Property Management?

  1. Schedule a consultation with our team.
  2. If RL is a good fit, schedule a pre-inspection.
  3. We’ll draft and sign a Property Management Agreement.
  4. You’ll provide reserve funds and property keys.
  5. If vacant, we’ll list your property for rent.

Q: Can my HOA/COA rules be included in the lease?

A: Yes, we can add property-specific rules and regulations to the lease.

Q: Do I need insurance on my rental property?

A: Yes. A Rental Dwelling Policy (RDP) or Commercial Policy with at least $500,000 liability coverage is required. RL Property Management must be listed as an additional insured.

Q: How long is the Property Management Agreement?

A: Minimum one year, with longer terms required for larger property portfolios.

Q: Is there an early termination fee?

A: Yes, the amount depends on the agreement.

Q: Can you pay property-related bills for me?

A: Yes, except for HOA dues, mortgages, insurance, and property taxes.

Q: Do you accept Section 8 housing vouchers?

A: Some jurisdictions prohibit “source of income discrimination”, meaning a landlord or property manager cannot decline an applicant simply based on their source of income being a housing voucher. In those cities (currently Westerville, Reynoldsburg, Columbus, and Bexley), we must accept section 8 applicants and screen them per our normal process: 

Our leasing agent first inputs data such as the person’s credit score, income, criminal history and 20 or so data points into a spreadsheet. The spreadsheet is then separately evaluated by the director of property management who grades the spreadsheet against our rubric of minimum criteria. The final decision is based on the data alone, as the spreadsheet contains no photos or other personally identifying information.

Q: Can I leave personal belongings at the property?

A: We do not take responsibility for personal property left on-site. If you leave anything, be aware that it could be lost or damaged.

That being said, it’s essential to clarify who owns what in your lease agreement

Q: How much should I set aside for property expenses?

A: We recommend keeping six months’ rent in reserve to cover maintenance, turnovers, and capital expenses.

Q: Do you charge a leasing fee?

A: No. Unlike some property managers who prioritize filling units quickly to collect fees, our focus is on finding high-quality, long-term residents. Since we don’t charge leasing fees, we’re incentivized to find great residents and keep them for as long as possible.

Learn the difference between a leasing agent and a property manager.

Leasing & Resident Screening

Q: How do you screen potential residents?

A: We use a custom rental application and TransUnion background check, evaluating:
✔ Credit history
✔ Criminal history
✔ Rental history (evictions, landlord references)
✔ Job history and income (verified via pay stubs or bank statements)
The goal is always to secure tenants who pay the rent on time and don’t damage the property

Q: Where do you advertise available rentals?

A: We list properties on 45+ major rental platforms including Zillow, Trulia, Apartments.com, and our own website. We do not use Craigslist. Click here to view our full marketing strategy. Click here for a more in-depth view on marketing strategies to locate new tenants

Q: How do you qualify prospective residents?

A: Applicants must meet these criteria:
✔ Income: Minimum 3x monthly rent
✔ No violent criminal convictions
✔ No evictions in the last 5 years
✔ No serious or recurring credit issues

You can read more about how we qualify prospective tenants here.

Q: How long does it take to rent out a property?

A: Once a unit is rent-ready, expect it to lease within 4-6 weeks on average. Our typical turnaround is 3 weeks, depending on market conditions.

Q: Do you guarantee lease signing within a certain timeframe?

A: No. Be cautious of property managers who make guarantees—they may lower rents or accept unqualified residents just to fill units quickly. We prioritize quality over speed.

Q: Do I still pay the monthly management fee if my property is vacant?

A: Yes, the management fee still applies while we’re actively managing the property. If a property remains vacant longer than 60 days, we provide a management fee reimbursement.

Q: How do you handle evictions?

A: We use professional local attorneys to complete the court eviction process. Our normal process for handling evictions is three steps and takes approximately 6 weeks, but we also look for other solutions – such as offering a pay-and-stay.

Other facts to consider – what happens if you accept a partial payment of a monthly rent

Q: How much does an eviction cost?

A: Franklin County charges $130, and the attorney group charges $100, for a total hard cost of $230. RLPMG also charges a fee of $199 to manage the process. The client is responsible for those charges, although we make every effort to recover it from the resident.

Q: Do you provide a standard lease?

A: Yes, our custom lease is reviewed by legal counsel and can include restrictions (e.g., no smoking, pet policies, guest limits, etc.). Additionally, you can typically add restrictions (such as not allowing pets) or add fees to dissuade behavior (such as a fee for having a large gathering).

Read more on how to handle pets in a lease agreement Franklin County here, and what tenant fees can be charged in a lease in Ohio here

Q: Are residents responsible for utility bills?

A: We strive to have residents cover all utility costs whenever possible. We recommend including a table  lease agreement to list out each of the utilities and who is responsible for paying them

Q: Can I require my property to remain smoke-free?

A: Yes, we do not allow smoking in any of the units we manage. You can read more about adding restrictions to a lease agreement here.

Q: How much is the security deposit?

A: An amount equal to one- or two-month’s rent, depending on credit.

Q: Do you leave utilities on between tenants?

A: Yes, we keep utilities active while a unit is vacant. This ensures a smooth turnover, facilitates repairs, and helps protect the property—especially in winter.

Q: How often do rentals escalate to eviction or legal action?

A: Approximately 3.5% of rentals result in eviction, litigation, or another significant dispute.

Q: Do you notify property owners about resident complaints?

A: Our experienced team handles most resident concerns internally. We will only involve the owner if an issue is significant or requires their input.

Q: Do you offer protection against pet damage?

A: Yes. If a resident’s approved pet causes damage beyond normal wear and tear and the cost to repair exceeds the security deposit, RL Property Management will cover the difference—up to $2,000.

To fund this, residents pay a monthly pet administration fee, which RL Property Management retains. This coverage does not apply if the only animal in the unit is an approved service, assist, or companion animal, since no pet administration fee is collected.

Q: Does RL Property Management have good reviews?

A: Yes, our clients and tenants regularly highlight our professionalism, communication, and responsiveness. You can read verified reviews on Google.

Maintenance

Q: What types of repairs do you handle in-house vs. outsource?

A: In-house maintenance: General handyman tasks, minor plumbing, electrical, and repairs.
Third-party vendors: Specialized work (roofing, HVAC, major plumbing/electrical, etc.).

Q: Do you charge a fee for repairs?

A: In-house repairs: $84/hour (2025 rate), plus materials.
Third-party repairs: Vendor cost + 15% project management fee on vendor costs up to $3,000 (max $450/project).
Note: this fee does not apply to work done for property turns. Vendor fee structure for vacant property turns is: 15% on turns up to $15,000, 10% on turns $15,001 – 25,000, and 7.5% on turns $25,000+.

Q: Do you require me to use your vendors?

A: We’re happy to use your preferred vendors if you select a plan that allows it.

Q: Is a maintenance reserve required?

A: Yes, a minimum reserve amount of $350 – $1,500 per unit is required for most properties, depending on the plan type (Passive, Standard, and Premium). See full 2025 pricing and reserve amounts here

Q: Will you complete renovation work on my property?

A: We only manage rent-ready (or nearly rent-ready) properties. If your property needs renovations, we can refer you to reputable local contractors and would be happy to discuss a management agreement once the work is complete.

Q: Do you handle common area maintenance?

A: Yes, we provide Common Area Maintenance (CAM) services.

Q: How do you handle maintenance requests?

A: During business hours, residents call our office directly to report maintenance issues. Our team screens calls to determine if they are urgent and the owner’s responsibility. Once confirmed, we send out one of our in-house Maintenance crews right away.

 Q: What is your response time for urgent maintenance issues (e.g., flooding kitchen)?

A: All emergencies are handled immediately.

Q: What is your response time for routine maintenance requests (e.g., a closet door off track)?

A: Routine repairs are prioritized based on urgency. On average, they are completed within one to three weeks.

Q: How do you handle maintenance emergencies reported outside business hours?

A: We have a 24/7 emergency call center that handles after-hours maintenance requests, including weekends and holidays.
No matter when a resident calls, we follow four key steps:
1. Stay calm and reassure the resident.
2. Assess the nature of the issue.
3. Confirm whether it’s an emergency.
4. Dispatch the appropriate maintenance team if necessary.

Q: WWhat is your hourly rate for repair calls?

A: Our in-house maintenance team charges $84/hour (2025 rate). There is no trip charge or minimum billing.

Q: How often do you inspect and replace smoke detectors?

A: Smoke and carbon monoxide detectors (if gas is present) are checked quarterly during inspections and replaced as needed. Detectors must be replaced if they are 10 years old or older.

Q: What are typical maintenance and repair costs?

A: The following expenses may be incurred by the property:

  • General maintenance: Performed by our in-house team at a competitive hourly rate, with materials charged at cost.
  • Specialized repairs: Handled by third-party contractors at industry-standard rates, plus a 15% project management fee.
  • Capital expenses: Includes major replacements like roofs, windows, HVAC systems, water heaters, appliances, driveways, sidewalks, and plumbing or electrical fixtures.
  • New rental property owners who previously handled repairs themselves may find professional repair costs higher than expected.

Q: Who keeps the security deposit?

A: Security deposits cover damages beyond normal wear and tear. Here’s how they’re used:

  • Normal wear and tear: Cannot be deducted from the security deposit, but must still be addressed to keep the unit rent-ready.

  • Resident damage: Security deposits may cover damages beyond normal wear and tear. If costs exceed the deposit, the owner is responsible for the balance.

  • Pre-existing or new functionality issues: Includes things like sticking doors, inoperable windows, or loose handles. These should be fixed to maintain resident satisfaction and long-term retention. Some owners may be unaware of these issues because they’ve lived with them for years—but new residents expect full functionality.

Where RL Property Management Operates in Columbus, Ohio

Q: What areas do you provide property management services for? 

A: Whether you own a single-family home, multi-family units, or a large rental portfolio, we proudly serve a wide range of neighborhoods and cities within the Columbus, Ohio metro area. Our property management expertise extends to the following locations:

  • Ashville
  • Bexley

  • Blacklick

  • Canal Winchester

  • Clintonville

  • Columbus
  • Delaware

  • Dublin

  • Gahanna

  • German Village

  • Grandview Heights

  • Grove City

  • Hilliard

  • Lancaster
  • London
  • Marysville
  • New Albany

  • Newark
  • Pickerington

  • Powell

  • Reynoldsburg

  • Short North

  • Upper Arlington

  • Westerville

  • Worthington

Q: What if my property isn’t in one of these areas?  

A: If your property isn’t listed here but is located in Columbus, Franklin County, or surrounding areas, we’d still love to hear from you!  Feel free to reach out or click here to schedule a call with us, and we’ll work together to determine if we can provide the right property management solutions for you.

The logo for the National Association of Residential Property Managers
The logo for Equal Housing Opportunity, supported by RL Property Management

What Our Clients Say About Us

4.3/5
4.3/5
441 reviews
5 star
339
4 star
30
3 star
1
2 star
10
1 star
61
0 star
0

Google
5.0/5
Jun 29, 2025
Google - Wyatt - RL Property Management Group
Very helpful and friendly
Google
5.0/5
Jun 23, 2025
Google - Max - RL Property Management Group
I contacted Sara on the leasing team with some questions after a tour of a property Thursday evening. She replied promptly on Friday morning and worked with me to so that I could apply to the property. With a short deadline until I needed to move her, Kendra and the rest of the leasing team worked super quickly to get my information together and approved me for the property. I was thoroughly impressed and delighted through the entire process and cannot recommend them enough if you are searching for an apartment.
Google
5.0/5
Jun 19, 2025
Google - Leo - RL Property Management Group
I want to thank the RL property management group staff for doing an outstanding job with allowing my family to lease a beautiful home from them.i like how professional they was Thu out the process.. I recommend RL property management group as ur trusted rental needs and more ..
Google
5.0/5
Jun 16, 2025
Google - Darla - RL Property Management Group
The young man answered all of my questions and they did good work. I am proud of what they have done to my unit. Keep up the good work.
Google
5.0/5
Jun 14, 2025
Google - Dayib - RL Property Management Group
I wanted to take a moment to express my sincere gratitude for the excellent work done in replacing the water heater. The entire process was handled efficiently and professionally, and I truly appreciate the prompt response and high-quality service. Your team’s attention to detail, clear communication, and dedication to resolving the issue quickly made a significant difference. It’s reassuring to know that we have such a reliable and skilled team managing this property. Thank you again for your hard work and commitment to excellence costumer service . I recommend i every one who look to resident new home to be a resident a property managed by RL property management group
Google
5.0/5
Jun 12, 2025
Google - Suzi - RL Property Management Group
Kendra was amazing to work with. Answered all the questions I had and made the process so easy. Great team.
Google
5.0/5
May 15, 2025
Google - Francilia - RL Property Management Group
Patience, Responsible, professional Leasing team that pays attention to detail and has very good communication, and is capable of delivering outstanding quality results. The to-go Property Management company if you are looking forward to investing in Columbus, Ohio. Thank you for all your support, we could not manage to find a quality home resident in Ohio while we live in California, without your support.
Google
5.0/5
May 9, 2025
Google - Xing - RL Property Management Group
We've been with RL for a few years now. It is more expensive than other managers but the service is absolutely worth it. Lauren is especially helpful and always extremely efficient in answering any of our questions.
Google
5.0/5
May 5, 2025
Google - Cece - RL Property Management Group
Great experience with this rental company! The application process was quick and easy, and all my questions were answered. Very professional and helpful throughout. Highly recommend.
Google
5.0/5
Apr 28, 2025
Google - Lina - RL Property Management Group
Amazing job, very professional, especially Kendra helps us a lot renting our new house and very good communication.
Google
5.0/5
Apr 11, 2025
Google - Sara - RL Property Management Group
Starting a lease for a great home with this property management company was a breeze! Prompt replies to our questions and an easy/flexible application and lease signing process. We appreciate Kendra for helping facilitate our move and are so excited!
Google
5.0/5
Apr 11, 2025
Google - Nick - RL Property Management Group
Kendra was very helpful
Google
5.0/5
Apr 10, 2025
Google - Ed - RL Property Management Group
RL has been a great partner to work with. The team did a good job of communicating the process from beginning to end and was able to quickly resolve any issues.
Google
5.0/5
Apr 9, 2025
Google - Joshua - RL Property Management Group
RL Property Management has always been the best in the business in Columbus! Especially for out of state investors looking for someone reliable to manage their property from a distance. Alex is absolutely a pleasure to work with and has been a huge help to me! I highly recommend them to anyone who needs a reliable and trustworthy property manager!
Google
5.0/5
Apr 9, 2025
Google - Tim - RL Property Management Group
First time using a PM and the service has been phenomenal. Timely and thorough feedback - has made it way too easy for me. Would definitely recommend them.
Google
5.0/5
Apr 7, 2025
Google - Dennis - RL Property Management Group
I had a great experience with my recent property inspection. The inspector was extremely professional and clearly knowledgeable about every part of the process. He took the time to walk me through his findings, answered all of my questions, and even suggested helpful resources and next steps I could take if needed. I appreciated how thorough and informative the inspection was—it definitely gave me more confidence moving forward. Highly recommend!
Google
5.0/5
Apr 1, 2025
Google - Tyraneisha - RL Property Management Group
The home I looked at was very nice I really love I hope to be a tenant.
Google
5.0/5
Mar 27, 2025
Google - Angela - RL Property Management Group
Very kind, and very prompt in response time! Beautiful homes/apts. Kendra Menchavez was a pleasure to work with!
Google
5.0/5
Mar 26, 2025
Google - Kamera - RL Property Management Group
Staff was very helpful, quick on responding. Very pleasant to work with
Google
5.0/5
Mar 14, 2025
Google - Andrew - RL Property Management Group
Very clean property. Very well maintained!!
Google
5.0/5
Mar 11, 2025
Google - Kimico - RL Property Management Group
He was fast and efficient.
Google
5.0/5
Mar 10, 2025
Google - Mehwish - RL Property Management Group
Very good Very Good Experience Verry Nice Person Vary Kind Person Done all work very good
Google
5.0/5
Mar 9, 2025
Google - Polar - RL Property Management Group
We've been working with RL property management for several months now doing service and maintenance on their heating and cooling equipment. We've found their tenants to be happy with them and always found them quick to communicate particularly Damaris.
Google
5.0/5
Mar 7, 2025
Google - Kazmin - RL Property Management Group
They are WONDERFUL! Great communication and everything. Excited to start my new journey
Google
5.0/5
Feb 24, 2025
Google - Justin - RL Property Management Group
Home is very beautiful and was ready to be presented
Google
5.0/5
Feb 11, 2025
Google - Courtney - RL Property Management Group
Truly a pleasure to work with! The simplicity of this process has been so refreshing!!!
Google
5.0/5
Feb 11, 2025
Google - Olivia - RL Property Management Group
I applied to the property I wanted and had a response in my email that day! Kendra and the leasing team are so fast and so helpful. The information is accurate and easy to understand. Kendra happily answered all of my questions and was so kind and polite during the entire process!! The documents and steps to applying are very easy to follow and super organized. 10/10 the team ate down.
Google
5.0/5
Jan 29, 2025
Google - Flat - RL Property Management Group
Very professional and no-nonsense property management.
Google
5.0/5
Jan 13, 2025
Google - Kai - RL Property Management Group
RL Property Management has been a pleasure to work with so far! The application process was smooth and communications were prompt. When I stopped by the office, everyone was aware of who I was, they all shared excitement in the property I was renting (it's a cool spot!), and multiple people were quick to offer assistance when I arrived.
Google
5.0/5
Jan 12, 2025
Google - Shawna - RL Property Management Group
I have been very impressed with this company. The leasing department has been incredibly efficient, communicative, and on top of everything during the lease-signing process.

Want to Learn More?

If you’d like to learn more about our properties and what it’s like to work with RL Property Management, get in touch. We’d be happy to talk more about our rental properties, our application requirements, and our leasing process.

 

 

RL Property Management

750 Cross Pointe Rd. STE B, Columbus, OH 43230
(614) 725-3059
info@rlpmg.com
Licensed Real Estate Brokerage in the State of OH

*Office Hours By Appointment Only