Property Management FAQs for Columbus, Ohio Owners

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.