Our commitment to personalized service distinguishes us from others. We treat each property as if it were our own, ensuring meticulous care and attention to detail. Our proactive maintenance approach, rigorous resident screening, and transparent communication foster strong owner-resident relationships and high resident retention rates.

We offer a competitive rate at 6% of the monthly rental rate. This fee covers all aspects of property management, including:

• Rent and security deposit collection

• Comprehensive property accounting

• 24/7 maintenance availability

• Detailed property inspections

• Utility facilitation between residents

• Resident & owner portals

• Regular market updates & yearly property value reports

We also offer a la carte services to self-managing owners, such as lease drafting, lease extensions facilitation, lease amendment drafting, inspection walkthroughs, and eviction assistance.

To see the full breakdown of services we provide, click here.

Our listing fee is 100% of one month’s rent. It includes:

• Make-ready facilitation

• Professional property photos

• Listing on the MLS, Zillow, Hot Pads, Trulia, and & all other 3rd party sites

• Resident showings

• Payment to resident’s agent

• Background, criminal, & eviction history screening

• Lease terms negotiation

• Lease preparation & execution

• Deposit collection

• Rent payment coordination

• Move-in coordination, including meeting residents on-site for new resident orientation

• Final walkthrough upon move-out

Absolutely! If you change your mind at any time and would like to bring us on for management, our door is always open.

Listings are advertised on the Multiple Listing Service (MLS), Zillow, Apartments.com, Trulia, and all other 3rd party sites. The majority of interest comes through the MLS and Zillow. We respond to leasing inquiries 7 days a week.

We can, but highly recommend against it for a number of reasons:

• Property condition and presentation: Outgoing residents are in the middle of moving, so the property does not uphold the level of tidiness or cleanliness that attracts potential applicants.

• Scheduling conflicts: Outgoing residents often don’t have the same motivation and availability to show the house to potential applicants. The lack of flexibility is a deterrent.

• Conflict and liability: Strangers entering the current resident’s home, potential for theft or damage, and the risk of pets being accidentally let out or causing disruptions are all factors deter residents from being flexible with showings.

• Limited resident pool: Potential applicants prefer to see a vacant, clean property. They’re often looking for a move-in date sooner than the current resident’s timeline allows.

In our experience, listing the property while occupied increases the time on the market and is often counterproductive to the success of the listing. Our goal is always to find a qualified resident as quickly as possible.

We can’t guarantee a specific timeline when it comes to finding a new resident. There are several factors to consider in the market, but the biggest factor is pricing. We can tell if property is priced appropriately by conducting a market analysis and monitoring the traffic of the listing. During the listing process we are in constant communication with owners to discuss the status of the listing and to make recommendations on the listing price.

We conduct a rigorous screening process that evaluates each applicant's credit history, criminal background, employment verification, and rental history. This thorough approach complies with all applicable laws, including the Fair Housing Act and the Fair Credit Reporting Act, ensuring we select reliable and responsible applicants for your review. Once we compile the best selection of applicants for you, it’s your decision on who to move forward with.

No animals are allowed on the property without written permission from the owner or property manager. All animals are required to be written into the lease. We do recommend that owners be open to negotiation through the application process, as 85% of potential applicants have animals. If approved, residents are required to pay a animal deposit and animal fee.

Residents submit their rent payments through their resident portal on the 1st day of the month and are considered late if paid after the 3rd. Rent payments need to clear the resident’s bank account before we can send any proceeds out. Owner distributions are sent directly into owners’ bank accounts on or before the 15th of the month providing the property is occupied and rent is paid on time.

Ampersand Property Management will hold onto the resident’s security deposit in a trust account in accordance with State and Texas Real Estate Commission guidelines. At the end of the lease, we will itemize and return the security deposit less deductions back to the resident.

We prioritize clear and consistent communication with everyone. We reach out to owners in case of emergency or to tackle items such as big ticket maintenance requests and HOA notices. Tenants have access to a 24/7 maintenance emergency phone number and can reach out to us through various channels for prompt assistance.

We are available 24/7 for repair requests. Owners and residents can submit request through their online portal or call us on our emergency line for after hours emergencies.

Our team is trained to determine the best course of action after troubleshooting the issue with the resident. If a vendor visit needs to be scheduled, we will choose the best qualified vendor to address the issue in the most cost effective way.

Yes! We conduct a thorough walkthrough of the property at least once a year during the lease depending on the age of the property. The purpose of these walkthroughs is to stay ahead of any maintenance issues and to make sure the property continues to remain in good condition. Additional walkthroughs can be requested for an additional fee.

We do not work with home warranty companies for a number of reasons. As a company that puts people first, we find that they do not uphold themselves to the same level of service we aim to provide. More often than not, going through a home warranty company takes longer than average to obtain approvals and complete repairs, doesn’t cover the full cost of the repair, and drops the ball with communication. These factors drive down owner and resident satisfaction, which works against what we work hard to achieve.

If rent is not paid by 11:59 p.m. on the third day of the month, residents will receive an immediate notice to pay or vacate. On the eighth day, if the resident has not paid, the eviction process will begin. 

We understand that residents may have extenuating circumstances, and there will be situations in which owners wish to work with residents to produce the best-case scenario (i.e., they pay!), however proactively beginning the “Notice to Pay or Vacate” process will lessen the amount of time loss should an owner need to proceed with the eviction process. We will thoroughly communicate with residents prior to receiving this notice so they understand that the desired outcome is immediate payment. Additionally, we will discuss any next steps with our owners before taking action toward an eviction. Our approach will be based on your decision.

Hopefully this doesn’t happen! But if a resident needs to be evicted due to non-payment, we handle the process fully. This includes:

• Notifying the resident

• Filing the paperwork

• Appearing in court

• Filing the writ of possession

• Being present at the execution of the writ

If we are managing the property, the only cost to the owner is the cost of the court filings and third party services needed (i.e. junk removal service, locksmith, etc.). For self-managing owners, we offer this service at a flat rate of $350.

If an eviction needs to be filed for any reason other than for non-payment of rent, the owner will need to work with a real estate attorney who specializes in those types of cases.

We schedule a walkthrough the following business day a lease ends. During this walkthrough we assess the condition of the property to make a list of resident caused damages and create a punch list of needed repairs and services.

Mandatory turnover services include:

• Rekeying the property and bringing the locks up to TX Property Code

• Checking all smoke detectors and bringing the property up to TX Property Code

Standard turnover services include:

• Deep cleaning

• Touch up cleaning (after resident is approved and before they move in)

• Carpet cleaning

• Paint touch ups

• Landscaping

• Pest control

Addressing cleanliness and repairs during turnover to keep the property well maintained will attract more quality applicants and drive resident satisfaction. Incoming residents expect to move into a clean home with all aspects in good, working condition. Taking care of everything during turnover will decrease the number of repair requests, money, and time spent after they move in.

No. This is not only a liability for us, but for the owner as well. These 3 things have significant consequences if payments are late or missed, so we keep the responsibility in the hands of the property owners.

Absolutely. We carry general liability and professional liability insurance at all times.

Most insurance companies will add a property manager as an “additional insured” to your landlord policy at no extra cost. Adding an additional insured means that any coverage you have is extended to them. This is important because we are in partnership with the owner by taking on responsibilities and communications with the residents. While we don’t take on financial responsibility for the property, we do take on the same risks as the owner. If the owner is sued then the property manager is included in the litigation right next to them. By being on the policy as an additional insured, it ensures that we don’t have competing interests and require different representation.