Thinking about hiring a property manager — or switching from your current one? Here are the questions Montgomery landlords ask most, answered honestly.
Getting Started
What does a property manager actually do?
A property manager handles everything between you and your tenant: tenant screening and placement, rent collection, maintenance coordination, inspections, lease enforcement, evictions when necessary, financial reporting, and legal compliance. For Section 8 properties, we also handle HQS inspections, HAP contracts, and Housing Authority communication. The goal: you collect cash flow without the headaches.
Is property management worth it in Montgomery?
For most landlords, yes. The typical cost of professional management is $1,100–$1,400/year for a standard Montgomery rental. The cost of one bad tenant placement (which happens regularly with self-managing landlords who cut corners on screening) is $5,000–$15,000+. One eviction you handle wrong costs more than years of management fees. See our full self-managing vs. PM comparison.
How much does property management cost?
James-Hawkins charges 10% of monthly rent collected plus a one-time placement fee. Zero setup fees, zero maintenance markups, zero advertising fees, zero inspection fees. We're the only PM in Montgomery that publishes our full fee structure. See our complete pricing page.
How do I switch from my current property manager?
Review your current management agreement for the termination clause — most require 30–60 days' written notice. Once you give notice, we coordinate the entire transition: transferring leases, security deposits, keys, vendor contacts, tenant information, and any active HAP contracts for Section 8 properties. We handle PM transitions regularly and make the process seamless. Most transitions complete within 2–3 weeks.
Tenant Management
How do you screen tenants?
We pull credit from all three major bureaus (Equifax, Experian, TransUnion — not just one like many PMs), run national criminal background checks, verify employment and income, contact at least two prior landlords, and check eviction history. Section 8 voucher holders go through the same screening process. Full screening details here.
What happens if my tenant doesn't pay rent?
We have a structured escalation process that starts on day 1 of missed rent — not day 30. Late fee on day 4, courtesy reminder on day 5, phone call on day 7, formal 7-day pay-or-quit notice by day 10, and eviction filing if unresolved. We work with one of Montgomery's top eviction attorneys. Read our complete step-by-step guide.
How long does it take to fill a vacancy?
For a well-priced, rent-ready property in Montgomery, typical time from listing to signed lease is 14–30 days. Section 8 properties often lease faster due to massive demand. We syndicate every listing to 10+ platforms and coordinate showings 7 days a week.
Do you accept Section 8 tenants?
Yes — Section 8 is our core specialty. We're the Montgomery Housing Authority's top recommended property manager. We handle all HQS inspections, HAP contracts, rent reasonableness documentation, annual recertifications, and Housing Authority communication.
Maintenance & Inspections
Do you mark up maintenance costs?
Never. When a vendor charges $300, you pay $300. Many PMs add 10–20% on every invoice — that adds up to hundreds or thousands per year. We pass all invoices through at cost, every time. See our full pricing.
How do you handle maintenance requests?
Tenants submit requests through an online portal. Our team reviews, dispatches a vetted vendor, coordinates access, and follows up to confirm completion. For emergencies (flooding, no heat, security issues), we have 24/7 response capability. Owners receive notifications for repairs above a pre-set threshold.
Do you do property inspections?
Yes. We conduct move-in and move-out inspections with timestamped photos, plus semi-annual preventive inspections during the tenancy. For Section 8 properties, we also conduct HQS pre-inspections before the Housing Authority's annual inspection. Vacant properties are checked regularly and winterized at no extra charge.
Financial & Legal
How and when do I get paid?
Owner disbursements are sent monthly via direct deposit (ACH) after rent is collected and any expenses are deducted. You receive a detailed monthly owner statement showing all income and expenses, accessible anytime through your owner portal.
What about taxes?
We provide year-end tax documentation including 1099 forms and income/expense summaries for your CPA. We also work with investors on tax benefit strategies and 1031 exchanges.
What happens if a tenant causes damage beyond the deposit?
We document all damage with photos during the move-out inspection, deduct from the security deposit per Alabama law, and pursue the tenant for any remaining balance through our partnership with Hunter Warfield, the industry's leading property management collections agency.
Do I need an LLC for my rental property?
We strongly recommend it for liability protection. We help investors set up Alabama LLCs as part of our acquisition services. DSCR loans can close directly in the LLC name.
Still Have Questions?
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