Experience Confidence in Property Management
At Milestone, we make the transition to property management effortless for property owners. With the complexities of rental laws, handling resident expectations and enforcing rules, choosing the right partner is essential for the success of your property. Our comprehensive onboarding process is designed to ensure you feel confident and informed every step of the way.
Here’s what to expect:
Consultation
We start with a personalized consultation to understand your property and objectives, ensuring our services align with your specific needs. In this discussion, we’ll discuss you and your property, and explain our services and pricing. If we find a good fit, we’ll arrange a courtesy walkthrough.
Onboarding
We start by collecting essential documents to get the paperwork out of the way quickly. This includes verifying your ownership, W-9 status, banking information, property details, and a property management agreement. Our agreements are month-to-month because we believe in providing flexibility without locking either party into a long-term contract.
Initial Inspection
Once we complete the administrative portion of setting up your account (typically within 1-2 business days), our team will perform an initial inspection to ensure the home is rent-ready. This indepth report details any items that need to be addressed before leasing. We must ensure the home is up to property code and rent-ready before marketing.
Resident-Placement
By ensuring rent-readiness, we can accommodate immediate move-in requests. This process is streamlined through our partnership with Sunroom Leasing. With a large team on our side, we lease quicker than the average days on market. We install Sunlocks & safety measures for self-guided tours, provide a direct link for real-time statistics, and update you weekly.
24-7 Portal Access
Our owners and residents enjoy 24/7 online portals accessible on all devices, making it easy to view records and financials. Owners and residents can retrieve important information, submit and review maintenance requests, and make payments anytime, anywhere. Additionally, residents can conveniently communicate with our team through the app.
Rent Collection
Rent collection includes accepting payments through online portals, money orders, checks, and more. If residents fall behind, our team promptly follows up and enforces late payment policies. In the rare event of an eviction, we handle the entire process. All residents make payments directly to Milestone Premier Properties, and we hold security deposits in our escrow account.
Maintenance Coordination
Upon receiving a maintenance request, our team promptly troubleshoots the issue and schedules the necessary services. You’ll be notified of any new maintenance requests. Expenses are deducted directly from rental income. This approach not only ensures timely resolution of maintenance issues but also helps manage expenses effectively.
Monthly EFT Disbursements
You’ll receive monthly rental disbursements via EFT (Electronic Funds Transfer) by the 25th of each month, reflecting NET income after deducting management fees and expenses. You’ll also receive a detailed monthly statement and a comprehensive yearly report & 1099. Our goal is transparent, efficient financial management for your property.
Property Inspections
We conduct thorough move-in and move-out inspections, which are used to document and ensure fairness in handling resident security deposits. In addition, we offer optional routine inspections during the lease term. These inspections provide an opportunity to assess the property’s condition periodically and identify any maintenance needs.
Pet Damage Guarantee
Almost 70% of households own pets, so banning them isn’t feasible. Restrictions can slow leasing rates and lower rents. To address our clients’ concerns regarding pets, we cover up to $1,500 in pet-related damages that exceed the resident’s security deposit. We charge and retain pet-related fees from residents based on the pet’s risk factor score from PetScreening.com.
PRICING
We love offering flat-rate monthly pricing.
Please contact MPP to discuss your needs and receive a personalized quote!
Monthly Pricing
Service Fees- Rent Collection
- Resident Communication
- Maintenance Coordination
- Monthly Income Statements
- EFT Disbursements
Leasing
Resident-Placement- Comparative Market Analysis
- Mass Marketing
- Resident Screening
- Pet Screening
- Renter’s Insurance
Renewals
Resident-Renewed Lease- Comparative Market Analysis
- Resident History
- Negotiations
- Lease Renewal Prep
- Renter’s Insurance Renewal
A one-time set up fee of $200/unit is required on all new properties. This fee covers cost of administrative work to set up accounts & the initial inspection report to ensure the property is rent-ready and meets rental property code.
*All new property owners must ensure the property is rent-ready before services will start.
*Additional service fees may apply to prep the home for resident-placement.
*Renewal Inspections will be performed if the property manager has any concerns during the renewal stage.
ANNUAL & OPTIONAL
We charge an annual admin fee of $45 per unit to cover costs associated with annual reviews & reporting. Additionally, we offer services for owners looking for interior inspections, meets, drivebys and improvement services such as Make-Readys or coordinating Property Improvements.
Interior Inspections
Resident Home Check- Annual, Bi-Annual, Quarterly
- Inspection Report
- Interior Photos Included
Routine Drive-Bys
Exterior Home Check- Monthly Drive-By
- Inspection Report
- Exterior Photo Included
Property Improvements
Cost +- Home Improvements
- Make-Ready Services
- 50% Billed Upfront
Our Proven Process
Our process is designed for your convenience, providing a seamless and efficient experience. Thanks to our refined approach, you can complete onboarding in just 7 business days, as long as your property is rent-ready. Discover more about our journey together by exploring The Milestone Method.
I founded Milestone with a vision to innovate and deliver an excpetional experience to our property owners and residents in North Texas.
By staying persistent, continuously learning and adapting, and prioritizing our clients’ needs, we are paving the way to become the leading property management company in North Texas.
Rest assured, your investment is in excellent hands!
Brandy Landon
Broker / Owner
Download Our Free Info Packets
Property Owner’s Guide (PDF)
Property Criteria
(PDF)
Tenant Welcome Packet (PDF)
Our Philosophy
Our core principle is to treat both our residents and owners with the highest respect and to act as fair and reasonable property managers.
We believe in building long-term partnerships with our clients. That’s why we do not offer “a la carte” services. Instead, we form extended partnerships with property owners to better understand their properties and residents, allowing us to manage them effectively and efficiently.
We put significant effort into finding exceptional residents who will care for the property as if it were their own, reducing turnover and maintenance costs. This approach enables us to maintain high-quality service while keeping prices competitive.
When you sign up for our services, you embrace our philosophy, and we work exclusively with those who share these values.
Frequently Asked Questions
When will I receive my Rental Income?
You will receive your income by direct deposit on the 25th of each month. While some property management companies hold rents back a month, we ensure you receive your rental income within the same month.
We often get asked by people seeking our services why we can’t disburse their rent income on the 1st of each month. The reason is simple: not every resident pays their rent on the 1st. We offer a 5-day grace period, and sometimes we need additional time to collect rent if residents are facing difficulties. After collecting rents, we must reconcile and process everything to ensure accounts are balanced. Instead of delaying rent income until the 1st of next month, we ensure you receive it by the 25th, so your income stays within the same month.
How soon does Resident Placement happen?
Resident placement is a top priority for us, but several factors can influence how quickly a resident is secured. These include the date we begin marketing, pricing, seasons, environmental & economic factors, market conditions and more. Generally, we are able to place a resident within 30 days of starting the marketing process. While we cannot guarantee specific time frames, we can assure you we will do everything possible to rent your property to an excellent resident.
Overpricing is the primary reason homes fail to rent. Our leasing team will assist you in setting the appropriate rent rate and provide weekly updates with real-time performance statistics for your property
How important is it to provide appliances for my rental properties?
Who is the head of the office?
Brandy Landon is the Broker/Owner and oversees everything. Under her are a team of people who have specific roles dedicated to the success of your property. With an extensive background in business management, a relentless drive to continually improve processes & effiency, and being an investor herself, Brandy understands things from the investor’s point of view.
How long have we been doing Property Management?
Milestone was founded in 2018 with a focus on investment real estate. In response to numerous requests from property owners, we began offering property management services in 2019. Since then, we have continually refined our processes to achieve maximum efficiency, allowing us to keep our fees low.
By embracing innovative strategies and leveraging technology, we streamline our operations. This approach not only benefits our clients by reducing costs but also ensures that we provide high-quality property management services. Our commitment to efficiency and smart working methods enables us to effectively manage properties while maintaining competitive pricing.
How often do you reach out to Owners?
Our team ensures you’re well-informed by promptly notifying you of critical decisions. We provide regular monthly reports and communicate any maintenance emergencies. Beyond that, we encourage you to relax and enjoy your investment.
Do you have a policy about owners contacting the residents?
We do not allow owners and residents to communicate directly. When residents contact owners independently, they may feel they can bypass the policies and rules we’ve established. This can lead to conflicts when owners and our team enforce different guidelines. By engaging our services, you agree to designate us as the sole point of contact for residents.
Do you charge management fees when the home is vacant?
Yes. Our monthly fees are charged during vacancies to ensure the property stays maintained. Vacancy maintenance includes routine visits, lawn care, utility connections, and weather-specific treatments such as wrapping pipes and dripping faucets in extreme temperatures. It’s important that eyes are kept on the property when empty to prevent unnecessary damage or unwelcomed guests.
Do you perform a market evaluation for every renewal?
We know the market well and will advise you on current market rates, and pros / cons of renewing at the same rate vs. increasing. Upon request, we will provide you a CMA (Comparative Market Analysis).
Do you have a termination clause if I am not satisfied with the service?
We believe that by providing excellent services, a long-term contract is not necessary. That’s why all of our agreements are month-to-month. For both of our protection, if either party is unsatisfied for any reason, a 45-day written notice may end the management agreement. We will coordinate any transfer information to either you or your new property management company.
How do you handle the eviction process?
The eviction process can be complex and frustrating. To minimize the likelihood of facing eviction, we maintain strict policies on rent collection, notice issuance, and prompt legal actions. Rent is due with a 5-day grace period, and late fees accrue after the 5th day. If rent remains unpaid by the 10th, we issue a “Notice to Pay or Quit,” followed by an official eviction notice on the 15th if necessary.
Typically, these notices prompt residents to settle their rent obligations. If eviction proceedings are initiated but the resident pays before the court date, we can dismiss the case, charging the resident the court fees. However, if eviction proceeds, court fees become the owner’s responsibility.
For residents we place, we handle eviction coordination at no additional charge. For properties where residents were already in place before our involvement, an eviction coordination fee of $500 is charged to the owner in addition to court fees.
What is your application & screening process?
We approach the application and screening process differently from most companies, employing a dedicated team of experts from Sunroom Leasing. Our method begins with requiring applicants to get pre-qualified before scheduling a tour. By focusing on serious applicants through our rigorouse application and screening procedures, we quickly filter out unqualified individuals.
Applicants enjoy the ability to self-tour, apply and upload their qualifying documents directly to the Sunroom App. They undergo a background check, covering credit, criminal and eviction history; as well as income and prior rental verification. In addition, we require all applicants to go through PetScreening.com regardless if they lease with a pet or not. This ensures we have documented information on any pets in the home, including Emotional Support and Service Animals. For properties leasing with No Pets, applicants are required to complete a “No Pet Profile” promising to not sneak in their furry friends.
Once we have an applicant who meets all of our criteria, owners receive a detailed email summarizing applicant information for review and approval.
Do you charge additional fees for maintenance?
Maintenance coordination is included in our plan. We partner with a company called Latchel to help us troubleshoot issues and act as our first responders for residents. Residents LOVE this because they are able to get on the phone with a professional technician instantly, 24/7. Latchel helps us troubleshoot by helping residents fix issues on their own before resulting to sending a service provider on-site. In fact, almost 40% of all maintenance calls can be troubleshooted, saving owners a lot of money. Latchel allows us to provide residents with 24/7 support, quick turnaround times on maintenance issues. In the event maintenance needs to be performed, the charges are an owner expense and we do not have any additional markups. You will be provided with a report of what happened, and a receipt showing what the service provider charged. You will have access to the Latchel portal which keeps a history of all maintenance performed. We will cover the maintenance charges and reduce the expense from your monthly statement.
How do you handle off-hour emergencies?
Latchel is our maintenance partner and our tenants can contact them for any maintenance emergeny. We also have a 24/7 support line tenants can call if there is an emergency unrelated to maintenance.
What do you consider emergencies?
Flooding, fires, broken pipes, or any major plumbing, HVAC or electrical issues that could cause harm to the tenant.
Who pays for pest control?
The owner is responsible for treating any wood-destroying insects or termites. Any other pest control is the responsibility of the resident. Some owners set up quarterly pest control sprays at their expense.
Who keeps the late fees?
Milestone will keep any late fees, convenience fees, or NSF fees.
What is your late policy?
$35 initial charge. $5 per day after. Late after the 5th.
What is your renewal policy?
45 days before a residnet’s lease expires, we will assess their tenancy and email you a recommendation on whether or not to renew the current residents. This email will have suggested renewal rates and notes on the resident. Renewing prevents turnover costs & vacancy. If a resident is successfully renewed, we charge a $300 renewal fee vs 75% placement fee.
How do you handle the security deposit?
We hold the security deposits in our escrow account. Upon move-out, we will assess damages and release security deposit accordingly.
Do you do a pre-inspection prior to resident move-out?
Upon receiving a resident’s 30-day notice, we provide them with a comprehensive checklist outlining steps to ensure the property is left in good condition for the return of their security deposit. We also offer complimentary walk-throughs before their move-out to address any concerns. Our aim is to minimize your turnover costs. Additionally, we conduct a post-move-out inspection to assess the property’s condition and perform any necessary repairs. You can view all inspection reports through your owner’s portal.
What software do you use?
Buildium is our property management software. It’s an amazing plaform that allows owners and residents to have their own portals and holds information on leases, rents, notes, inspections & reporting.
Latchel is our maintenance platform where residents submit requests for help on issues. Owners will have access to view any maintenance reported at their property.
Sunroom is our leasing partner and app-based application experience for applicants.
What's the difference between "Normal Wear & Tear" vs. "Resident-Responsbile Items"
We get this question a lot when it comes to residents moving out and what we can legally charge them for. The security deposit can only be used to fix damages caused by the resident, which excludes normal wear and tear.
We chose to define “Normal Wear and Tear” as normal deterioration or wear based on natural causes without regard to negligence, abuse, or carelessness by the residents or their guests during the time of possession while “Resident-Responsible Items” would be anything caused by the resident or their guests through negligence, abuse, or carelessness either accidental or on purpose.
Here are just examples of normal wear and tear and what can affect the security deposit. Not to worry, upon our move-out inspections, we provide you with a list specific to your property’s condition with a detailed breakdown of what you may be responsible for vs. what we can reduce from the tenant’s security deposit.
Electrical
Normal Wear and Tear:
- Worn-out or broken electrical switches
- Deterioration of wiring due to age
- Any defect with electrical systems not caused by tenant negligence
Tenant Caused Damage:
- Broken ceiling fan due to tenant cause
- Broken receptacles due to tenant’s dog
Windows & Window Coverings
Normal Wear and Tear:
- Frayed or broken pull strings on blinds
- Faded drapes, blinds, or curtains
- Heat blistered blinds
- Sticky windows
Tenant Caused Damage:
- Broken drapery rods
- Torn or missing blinds, curtains, or drapes
- Blinds with bent slats
- Torn or missing screens
- Broken windows
Walls
Normal Wear and Tear:
- Drywall or plaster cracked from settling
- Faded, cracked, or chipped paint
- Peeling or loose wallpaper
- Small pin holes from penny nails or thumbtacks
Tenant Caused Damage:
- Holes in the walls from nails, shelving, or hanging pictures
- Repainted walls to a significantly different color
- Holes in walls
- Unapproved paint job
- Ripped or marked-up wallpaper
Ceilings
Normal Wear and Tear:
- Stain on the ceiling from rain or plumbing
Tenant Caused Damage:
- Stains on the ceiling from the overflowed bathtub
- Stains from unreported leaks
Doors
Normal Wear and Tear:
- Worn out keys
- Loose or stubborn door locks
- Loose door hinges or door handles
- Closet doors off track
Tenant Caused Damage:
- Lost keys
- Broken or missing locks
- Damage to doors from forced entry
- Damaged or missing doors
Floors
Normal Wear and Tear:
- Worn carpets
- Carpet seam unglued
- Scuffed-up wood floors
- Linoleum wore thin
Tenant Caused Damage:
- Torn, stained, or burnt carpeting
- Badly scratched or gouged wood floors
- Linoleum with tears or holes
- Pet Odors
Kitchen
Normal Wear and Tear:
- Worn countertops
- Grout falling out of the backsplash
- Appliances naturally deteriorate or malfunctioning
- Broken hinge on a cabinet door
Tenant Caused Damage:
- Burns, cuts or stains in countertops
- Broken door due to child playing
- Severe damage caused to appliances
Plumbing
Normal Wear and Tear:
- Toilets run or wobble
- Loose or inoperable faucet handles
Tenant Caused Damage:
- Broken toilet seats or tank tops
- Broken or missing faucet handles
- Clogged drains from misuse
Misc
Tenant Caused Damage:
- Intentional alterations to the premises
- Eliminating Flea infestations caused by animals. The same for smoke damage or burning candles.
- An excessive bathroom or appliance mold and mildew.
These are just a few examples and, of course, there is a plethora of other items that could come up.
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