Owner FAQs

General

Q: Who is RL Property Management Group, Inc.?

A: RLPMG is a residential property management company located in Columbus, Ohio.

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

A: No fanfare here, we simply do what we say we are going to do.  Our clients tell us this age-old business requirement is hard to find these days. 

To see how we approach real estate investing, click here

Q: How long have you managed investment properties?

A: The company was founded in 2013.

Q: Is RLPMG licensed?

A: Yes. Our brokerage (RL Property Management Group, Inc) is registered with the state of Ohio (file number REC.2015003677) as required by Ohio law.

Q: How many units do you currently manage?

A: We manage approximately 600 units.

Q: How many employees does your company have?

A: We have a total of 15 employees including 6 full-time maintenance technicians.

Q: Do you personally own investment properties?

A: The RLPMG executive team personally owns several single and multi-family investment properties in the Central Ohio area, totaling approximately 12 units.

How we determine cashflow for our properties.

Q: Do you manage Associations? ie, HOA’s and COA’s?

A: No. We are completely focused on residential property management.

Q: Do you digitally sign documents?

A: Yes.

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

A: We will manage any property that does not require on-property staff. For us, this usually means most properties under 100 units.

More on when you should consider hiring a property management company here.

Property Management Agreement

Q: What services do you provide as part of your Property Management Agreement?

A: We are a full-service property management company.  All items involved in managing property are handled by us, including leasing, maintenance and rent collection. This provides a “hands off” experience for the owner, and can turn investment property into truly passive income. 

Q: What is the startup fee?

A: There is no start-up fee for occupied units. The startup fee for vacant units vary depending on how many units are at the property and/or under RLPMG management.

Q: What is your fee structure?

A: We strive to be transparent and up-front about our fees.  Fees (other than the flat rate monthly management fee and lease renewal fee) are charged only for out-of-the-ordinary events, and these fees are described in the PMA Contract (Property Management Agreement and on our website on the “Pricing” page).

Q: What do you need from me to be successful?

A: We need to know how involved you would like to be in the managing of your properties, and we need to understand what your goals are with the property.

Q: Can I view my financial statements online?

A: Yes. We set up a property owner portal for each client. You can log in to your property owner portal anytime 24/7 and see real-time information about your property including rent coming in, expenses going out, many different financial statements, as well as scanned copies (PDFs) of all bills and invoices.

Q: Can you provide me with a rent estimate?

A: Yes. Please inquire and we can work up a rent estimate.

Q: Will you inspect properties I am considering buying?

A: No, that is not a service we provide. However, we can advise you during the due diligence period on medium or large multi-family properties.

Q: How often do you inspect my property?

A: We perform quarterly inspections of each unit checking detectors, appliances, tenant responsibilities and liabilities, and the general welfare of the property.

Q: What are the steps to have RLPMG manage my property?

  1. Our staff will meet with you at the property if possible, to complete a walk around and review our services.
  2. A property management agreement will be created and signed.
  3. Reserve funds will be collected, along with the property keys.
  4. RLPMG will list your property for rent (if vacant).

Q: Can we include my Condo/Homeowners Association regulations in the lease?

A: Yes. We can incorporate any property specific codes and regulations in the lease. 

Q: Do I need insurance on the property?

A: Yes, a rental dwelling policy (RDP) or commercial policy with a minimum of $500,000 of liability coverage is required. RLPMG must be an additional insured on the policy (most insurers do not charge extra for this).

Q: How long is your property management agreement for?

A: 1 year minimum, with longer terms required for larger property portfolios.

Q: Do you have an early termination fee?

A: Yes, we do. The amount varies.

Q: Can you pay bills for me that are related to the property?

A: Yes, with the exception of Association dues, mortgage, insurance, and tax payments.

Q: Do you work with Section 8?

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, 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 personal items be left on the property?

A: Property management companies (PMs) typically do not take responsibility for any personal property left at the property. If you do leave personal property at the property, please accept that it may become damaged or go missing.

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

Q: How much money should be set aside to cover expenses?

A: You should both set aside funds in reserve (we recommend 6 months of rent) and expect maintenance, turn and capital expenses.

Q: Do you charge a leasing fee?

A: No, we do not charge any leasing fees. We believe that it’s important to align our incentives with those of the property owner – which means taking our time to find the best tenant, not just filling the unit with the first person who has a security deposit and collecting a big fee (only to do the same thing in 6 months when that tenant doesn’t work out). Our incentive is to find great tenants and keep them in the property for as long as possible, since the cost to re-lease the unit is paid for entirely by our company.

More on the difference between a property manager and a leasing agent can be found here. 

Leasing

Q: How do you screen potential residents and what is your application procedure?

A: We use a time-tested custom rental application and TransUnion background check service. As part of this screening, we evaluate an applicant’s credit score, criminal history, rental history including evictions, sex-offender search, job history and income, as well as other proprietary factors.  We require proof of income in the form of pay stubs or bank statements. We also contact their current and previous landlord. The goal is always to secure tenants who pay the rent on time and don’t damage the property

Q: What is your marketing strategy to locate tenants?

A: We syndicate our rental listings to the most effective online locations including Zillow, Craigslist, Hotpads and Trulia.  In addition, we post them for rent on our own website. We also market aggressively through social media channels such as Instagram and Twitter.

We also avoid listing other places such as Crgaislist. Click here for a more in-depth view on marketing strategies to locate new tenants

Q: How do you qualify prospective tenants?

A: Tenants must meet the following criteria:

  1. Minimum gross monthly household income of 3 times the rent
  2. No violent criminal convictions

iii. No sex-offender record

  1. No evictions in the past 5 years
  2. No serious & recurring credit problems

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

Q: What is the average turn-around between the departure of one tenant and the placement of another?

A: Once the unit is rent-ready, we tell our clients to anticipate 4 to 6 weeks to rent out a property. It may take longer or shorter than this depending on the pricing used and market conditions. Our average is 3 weeks.

Q: Do you guarantee the time it will take to rent out my property?

A: We do not. Caution should be taken if a property management company guarantees lease signing in a set period of time. RLPMG sets high standards for our tenants and competitive rents at our properties. We will never excessively lower rents or select unqualified tenants to speed up the rental process.

Q: Do you charge the monthly fee when my property is empty, or only when it is rented?

A: Yes, the fee is required every month that we are managing the property.

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. RLPMG uses a custom lease prepared by us and reviewed by our legal counsel. 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 tenants responsible for utility bills at the property?

A: We strive to have the tenants pay all utility bills where possible. We suggest using a table in the lease agreement to list out each of the utilities and who is responsible for paying them

Q: I wish for my property to remain smoke-free, and would like for this restriction to be built into the lease. Is that feasible?

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 on utilities between tenants?

A: We strive to have all property utilities on while a unit is vacant. This aids in repair work and prospective tenant showings, as well as protecting the property in the winter.

Q: In your experience, what percentage of rentals involve eviction, litigation, or some other non-routine confrontation with the tenant?

A: Approximately 5% of rentals escalate to eviction, litigation, or other non-routine status.

Q: Do you routinely relay tenant complaints to the owner, or must the number or severity of complaints meet a certain threshold? If the latter, please describe your procedure.

A: Tenant issues are dealt with internally by our expert staff and rarely involve owner intervention.

Maintenance

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

A: Internally our maintenance team handles general handymen issues. They can handle basic repairs in plumbing, electrical, punch out, and day to day items.  Third party contractors are used for larger or more specialized jobs.

Q: Do you charge a fee on repairs?

A: All bills from outside vendors, suppliers and contractors incur a 10% project management fee.  All work completed by in-house staff is billed at $72 an hour plus materials (2021 rate).

Q: Do you require select vendors to be used?

A: We are happy to use vendors & contractors of your choice, depending on which plan you select.  Please let us know if there are vendors you prefer.

Q: Is a maintenance reserve account required?

A: Yes, a minimum reserve amount of $500 per unit is required for most properties. The reserve is tied to the maintenance approval limit, which varies by plan type (Bronze, Silver, or Gold).

Q: Will you complete renovation work on my property?

A: We will only take rent-ready (or nearly so) properties under management. If your property is in need of renovation, we can refer you to some reputable local contractors and will be happy to discuss a management agreement once the work is complete.

Q: Can you handle common area maintenance management?

A: Yes, we handle CAM.

Q: How do you handle maintenance issues?

A: During normal business hours, we take call from tenants directly at our office.  All calls are screened to ensure they are both serious and landlord responsibility. Once both are confirmed, we send out one of our in-house Maintenance crews right away.

 Q: What is your average response time to urgent problems (e.g. the kitchen is flooding)?

A: All emergencies are handled immediately.

Q: What is your average response time to routine problems (e.g. the closet door jumped the track)?

A: Routine repairs are taken care of in order of importance.  On average repairs are completed in one to three weeks.

Q: How do you handle it when a tenant reports a problem at 3:00 AM on Sunday morning, or on Christmas day?

A: After-hours maintenance calls are handled by a 24-hour professional call center.  Emergency maintenance is addressed 24 hours a day. This being said, there are four steps we take with any problem reported by a tenant – no matter when they call: remain calm, assess the nature of what’s happened, assure the resident, and (assuming it is an emergency) get the appropriate maintenance team out there to fix it

Q: What is your hourly rate for repair calls?

A: The rate is $72/hour for our maintenance staff (2021 rate). No trip charge and no minimum.

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

A: Detectors (including smoke and carbon monoxide, if gas is present in the unit) are checked and (replaced as needed) on approximately a quarterly basis, as part of our quarterly inspection process. Detectors are required to be replaced if they are at least 10 years old.

Q: What are typical costs for maintenance and repair work?

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

  • Maintenance. General maintenance and repairs are completed at a competitive hourly rate by one of our internal maintenance team members, with materials charged at cost.  Specialized repairs are completed at competitive industry rates plus a 10% project management fee. Some new rental property owners who are used to repairing things themselves can be surprised at the cost of having this work done by others.
  • Capital Expenses. Replacement of long-lived items such as roofs, windows, furnaces, hot water tanks, appliances, driveways, sidewalks, electrical fixtures, plumbing fixtures, etc.

Q: Who keeps the security deposit?

A: Work required between tenants may include:

  • Normal wear and tear.  Security deposits cannot be retained for normal wear and tear but this wear and tear must be restored for successful leasing.
  • Tenant damage. These are things that security deposits can be retained to fully or partially cover.   Sometimes the security deposit will not be sufficient to cover damage.
  • Pre-existing or new functionality issues.  Things such as door stops, sticking doors, inoperable windows, loose door handles.  PMs and tenants are very good at finding these sorts of things and we find it very important to remedy them for best long term retention of tenants.  Sometimes the cost of repairing functionality issues is a shock to owners as so many issues had gone un-repaired for many years. Sometimes owners have learned to live with quirks or issues inside a unit, however tenants are not willing to do so.
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What Our Clients Say About Us

4.9/5
4.9 /5
125 Reviews

Google
5.0/5
Nov 29, 2022
Google RL Property Management Group Ezduzittt
I highly recommend RL Property Management Group. It has been a good experience renting a home from them.
Google
5.0/5
Nov 28, 2022
Google RL Property Management Group Jessica
This is the most well kept house it is so clean it's magnificent and I really love it hopefully going to make it my new home and eventually my forever home
Google
5.0/5
Nov 26, 2022
Google RL Property Management Group Semaj
The unit I viewed was very clean and nice. Also the lock box was easy to use
Google
5.0/5
Nov 9, 2022
Google RL Property Management Group Joel
The place I viewed is on 1st Ave. it had wonderful space, a great vibe, huge kitchen, huge living areas and a cute backyard. Excellent location for myself who works in the Short North. Also the text and email exchanges with the Mgmt group have been smooth and great.
Google
5.0/5
Oct 29, 2022
Google RL Property Management Group Siobhan
Clean. Large. Nice neighborhood.
Google
5.0/5
Sep 9, 2022
Google RL Property Management Group Kristin
Working with the RL Property Management team was one of the best decisions I ever made as a landlord. They managed my property from 2018-2022 and in those 4 years the team handled things with such professionalism and efficiency, I am eternally grateful. I interviewed several property management teams prior to selecting them and by far they were the most professional, qualified, and most affordable in the Columbus area. I originally tried to find my own tenants and manage myself but quickly found that I had selected a professional tenant who attempted to live at the property for free and created many types of problems for me. I went to RL during this time and they agreed to take on my property and tenant and their legal team worked rigorously alongside myself and together we were able to get her to vacate the property. Moving forward they found me responsible and well qualified tenants. I plan to use RL in the future for my property management needs and I would recommend them to any property owner seeking a caring and professional team for the management of their property! Thank you RL!
Google
5.0/5
Aug 23, 2022
Google RL Property Management Group Matt
I lived at an RL property for two years in Grandview. Whenever we filed work orders they were always quick to respond. We received our deposit back and they were extremely fair on the costs. I would not hesitate to rent from them again.
Google
5.0/5
Jul 28, 2022
Google RL Property Management Group Charlesia
Application & Showing process was very easy and we could tour it by ourselves! House was very well presented and I was overall pleased. I would definitely recommend someone else renting through this company.
Google
5.0/5
Jul 28, 2022
Google RL Property Management Group Robin
Good people. They are very good at responding and taking care of issues quickly.
Google
5.0/5
Jul 19, 2022
Google RL Property Management Group Kevin
Great property presentation
Google
5.0/5
May 4, 2022
Google RL Property Management Group Taylor
Good service when something needs fixed they come back out very fast always nice and helpful.
Google
5.0/5
Apr 19, 2022
Google RL Property Management Group Jayden
RL Property Management Group has a tremendous amount of knowledge in the property management space. It is hard to find a property management company that treats your invest as their investment, maintenance and repairs are always done in a timely manner. The way they communicated to their owners and tenants is professional and respectful. I would 100% recommend them to any landlord or investor in need of property management.
Google
5.0/5
Apr 19, 2022
Google RL Property Management Group Pelican
We have been very impressed by the professionalism of RL Management Group.
Google
5.0/5
Apr 19, 2022
Google RL Property Management Group David
Professional, responsive, and easy to work with. Highly recommend
Google
5.0/5
Apr 19, 2022
Google RL Property Management Group Jon
RL Property Management group is a great company to work with. In addition to their responsiveness, they are experts in what they do. From onboarding to problem solving, RL is the real deal. If you are considering a PM management team, I can't recommend RL enough.
Google
5.0/5
Apr 19, 2022
Google RL Property Management Group Anthony
Peter and team are awesome -- levels above other property mgmt groups in terms of systems and operations Constantly iterating to improve and refine their processes to make for a great client and tenant experience
Google
5.0/5
Apr 1, 2022
Google RL Property Management Group Jeremy
Great property management company to work with. Their team communicates extremely well and are very easy to work with.
Google
5.0/5
Feb 16, 2022
Google RL Property Management Group Brett
I’ve been with RL Management Company for a year. Being in the military, I’ve dealt with many property management companies. RL Management has been one of the best by far.
Google
5.0/5
Feb 14, 2022
Google RL Property Management Group Casaundra
Great!
Google
5.0/5
Oct 18, 2021
Google RL Property Management Group Lexi
Absolutely loved everyone I had the pleasure of talking with. They was very understanding and worked with me on multiple things. Could not have asked for a better company to have as my first time renting.
Google
5.0/5
Oct 6, 2021
Google RL Property Management Group Norton
This company has great leadership. Peter has broad and deep experience in property management and is uniquely willing to share his wisdom with others. I'd recommend RL for property management and look forward to them potentially expanding into other markets where I have more properties.
Google
5.0/5
Jun 7, 2021
Google RL Property Management Group Michelle
I have been renting property through RL Management for a little over month. Initially there were some hiccups due to my property being a "new product" for them. But in hindsight a lot of the items were out of their control to some extent. I will say through all my frustration, Amy the manager I think, stayed quite calm and diplomatic. She honestly did try all she could to resolve issues. I had a few minor maintenance requests and they were handled extremely well. Both tech were professional and really nice. Communication is very easy through their easy to use app or I also find I get an IRL response within 24 hours of an email on average. so far all is well andI recommend this company.
Google
5.0/5
Jun 2, 2021
Google RL Property Management Group Anthony
its always a tough time when you have to move and after dealing with several companies in this hot market i was impressed with the staff and how prompt they were while shopping which is very helpful when supply and demand are not in your favor. a stressful time made better by RL - THANKS!
Google
5.0/5
May 22, 2021
Google RL Property Management Group Scott
Peter is very willing to share his extensive knowledge and experience in the property management space if you have any questions - just ask! The pride he takes in the business serving customers well is obvious to anyone that interacts with him. If you're looking for help, reach out and see if they're a good fit for your needs!
Google
5.0/5
May 12, 2021
Google RL Property Management Group Ryder
Responsive service. Would highly recommend!
Google
5.0/5
May 4, 2021
Google RL Property Management Group Justin
Peter is one of the best in the business and certainly in Central Ohio. He is a dedicated expert who passionately shares his insight to better those around him in all aspects. For renters, always puts tenants first. For rental property management, there are none better. Thank you, Peter and RL Property Managament!
Google
5.0/5
Apr 27, 2021
Google RL Property Management Group Jonathan
The best in the business! Highly recommend RL for managing your properties.
Google
5.0/5
Apr 27, 2021
Google RL Property Management Group Dave
Great working with Peter!
Google
5.0/5
Apr 27, 2021
Google RL Property Management Group Marc
One of the most knowledgeable operators in the market.
Google
5.0/5
Apr 14, 2021
Google RL Property Management Group Jennifer
I've had a great experience so far with RL - good value and the maintenance requests have always been responded to quickly and thoroughly!

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

*Office Hours By Appointment Only