Property Management FAQs

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Fluid Property Management officially launched in the summer of 2022 and, since then, we've rapidly expanded to manage around 100 rental units. Our portfolio continues to grow every week, thanks to our dedicated service and commitment to excellence. Most of our properties come from referrals—a testament to the satisfaction of our clients and tenants. As we expand, we remain focused on providing high-quality management services and building long-term relationships.

The time a property remains vacant can vary significantly depending on factors like seasonality, property type, rental rates, and current market trends. At Fluid Property Management, we stay on top of the latest trends and evaluate the local rental market to ensure your property is listed at the right price. By pricing it appropriately—not too high, not too low—we minimize the chances of prolonged vacancies. We also strategically align lease dates with the peak rental season to maximize occupancy. Additionally, we believe in transparent pricing—we do not charge management fees when your property is vacant.

At Fluid Property Management, we pride ourselves on sticking to set standards and providing thorough tenant screening for every applicant. Unlike other management companies that may prioritize quick placements over quality tenants, we ensure a detailed review of each applicant. Many companies skip important steps just to fill vacancies quickly, but this often leads to issues down the road.

With over five years of experience managing my personal properties, I've seen firsthand how few management companies actually complete a proper rental history verification. We go the extra mile by running comprehensive background checks, credit checks, employment verifications, past landlord verifications, and eviction reports to ensure that applicants meet our high standards. Our minimum requirements are a 2.5x rent income and a 620 credit score.

Before applying, potential tenants must review our pre-qualification checklist, available on the "Contact Us" page. This ensures they are fully informed of our application requirements.

At Fluid Property Management, we’ve built strong relationships with licensed contractors and skilled maintenance technicians who provide reliable service for your property. To avoid any conflict of interest, we do not use in-house maintenance teams; however, our in-house labor is available at 50% less per hour than many outsourced companies, providing significant savings for property owners.

We prioritize transparency by uploading all maintenance receipts into your personalized owner portal, allowing you to easily track costs. Unlike some property management companies, we do not mark up or add fees to maintenance calls. We believe in fair pricing, so we charge exactly what the technician charges, with no hidden fees or additional costs.

At Fluid Property Management, we believe in transparency and fair pricing. We do not have any hidden fees or stipulations, and we charge flat rates with no up-charging. Our goal is to provide exceptional service without the fine print. If for any reason you are not satisfied with our services, we will not hold you to a contract. We simply ask for a 45-day notice to ensure a smooth transition, during which we will gather the necessary information and assist with any document transfers to your new property management company. This allows us to maintain tenant satisfaction and ensures everything runs smoothly during the transition.

At Fluid Property Management, we do not charge extra fees for utilities directly. However, there may still be fees for utilities that are transferred to your name by the utility companies for the time being. These include ongoing utility charges that will be in your name temporarily. Additionally, other considerations that may apply to your property include lawn care, pest control, and HOA dues, if applicable. These are all managed in a way that ensures you receive transparent and clear communication about any associated costs.

At Fluid Property Management, we ensure your property gets maximum visibility by submitting your listing to major real estate websites through our listing syndication software. These platforms include industry leaders like Zillow, Hotpads, Apartments.com, Trulia, Dwellsy, and Zumper, ensuring your property reaches a wide audience. In addition to online listings, we also utilize company signage to further increase visibility and attract potential tenants.

At Fluid Property Management, we provide property owners with 24/7 access to their personalized owner portal, ensuring you can stay updated on all property activities. Within the portal, you can view both pending and completed tasks and access a variety of accounting reports whenever needed. These reports include profit and loss statements, cash flow statements, and vendor invoices, giving you complete transparency and control over your property’s financials.

At Fluid Property Management, we specialize in managing residential homes, townhomes, and apartments in Manhattan, KS. We don’t onboard every property. Instead, we conduct a thorough property evaluation to ensure it meets our high standards and is a good fit for both the owner and our management style. We prioritize properties that are well-maintained, fundamentally sound, and financially viable, with owners who are committed to providing a great tenant experience.

Our management agreement is a partnership, where both parties work together toward a common goal—successful, smooth property management. We do not take on large homes, room rentals, or properties involved in Airbnb or short-term rentals. However, we are happy to assist with roommate rental agreements as long as each occupant is on the same lease and meets our qualifications for liability reasons.

At Fluid Property Management, we believe in clear, upfront pricing with no hidden fees or surprises. Our services include:

• Monthly Management Fee: 10% of total rent (with potential for a reduced fee depending on the number of units).
• Turnover Fee: $100. This covers all aspects of turnover, including communication, rent negotiations, and administrative duties. Many property managers charge 50-100% of one month's rent for similar services.
• New Lease Fee (Letting Fee): Only $50.
• Onboarding Fee: A one-time fee of $120 for owners, which includes account setup, property inspections, evaluations, and necessary documentation.
• HOA & Condo Associations: Fees are based on multiple factors, and we can discuss the specifics during a consultation.

We charge flat rates with no up-charging, and there are no cancellation or transfer fees. For full details on our pricing and services, download our pitch deck on the Contact Us page: fluidpropertymgmt.com/contact-us.

Turnovers are often one of the most significant expenses in a landlord’s budget. While most damages are covered by the resident’s security deposit, some items may have a depreciation value defined by law, limiting the amount that can be deducted from the deposit. Turnover time also presents an opportunity to upgrade the unit, increasing its appeal and marketability, also known as a value add.

At Fluid Property Management, our goal is to minimize turnover costs by implementing a comprehensive application process, setting clear expectations for property care, conducting 6-month maintenance inspections, and fostering strong relationships between our management team and residents. This proactive approach helps keep your property in excellent condition, reducing the need for expensive repairs and making it more attractive to potential tenants.