Why Choose Us?

We are the premier residential property management company in North Texas. Our fixed monthly management fees are designed to save investors hundreds of dollars per year on their investment portfolio, sometimes thousands! We offer a variety of services above and beyond the monthly management, including tenant-placement services, property inspections, and property improvements.

Flat-rate fees

One monthly fee, so you never have to guess what you’re paying for!

Results-based

Fees should be based off of the work performed and not off of a % of the monthly income.

Cost savings

We are able to save our clients up to thousands of dollars  per year on our flat fee structure.

Flat Fees vs Commission-Based

Flat Fees are a fixed monthly fee. We believe in saving the landlord money on their investment by providing valuable services at an affordable cost. This is a monthly fee regardless of whether the property is leased or vacant. During vacancy, we don’t ignore your property.

Commission-Based Fees are a percentage of the rents received. A house that rents for $800 per month takes the same amount of work as a house that rents for $1600 per month, but the commission on those two would be very different on a commission based fee structure. 

**Comparing the total cost associated for a property with a monthly rent of $1,500.

*Start-up fees include administrative onboarding and inspections.

*Lease renewals include renewal offers & lease preparation.

*Renewal Inspections will be performed if the property manager has any concerns during the renewal stage. 

Benefits:

  • No hidden fees
  • No mark up on maintenance!
  • 24/7 support
  • Direct contacts: No 1-800 numbers!
  • Remodeling services available

Add-On Services:

Courtesy Meets for Appraisers / Adjusters / Inspectors * $50 / meeting
Additional Inspections $100 / inspection
Make-ready Cost + 15%
Property Improvements Cost + 15%

Monthly Drivebys

Tenant Placement Fee

$50 / month

 75% of One Month’s Rent

* Meeting your appraisers, adjusters, and inspectors are something we’d be happy to do but are outside our scope and a trip fee will apply. Coordination with tenants’ availability is no extra charge.

Note: 

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 tenant placement if the property is not in rent-ready condition. 

I started Milestone Premier Properties with a vision to do things differently, and to provide top notch services to our landlords & tenants in North Texas.

Through persistence, learning & adapting, and continually putting the needs of our clients first, we know we are the we are setting the stage to become the premier property management company in North Texas!

You can feel confident that your investment is in great 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 guiding principle is to treat both our renters and landlords with the utmost respect and to serve as fair and reasonable property managers.

We believe in forming long-term partnerships with our clients. For this reason, we do not provide “a la carte” services. Instead, we partner with landlords over an extended period of time so that we may get to know the properties and the tenants, enabling us to manage them effectively and efficiently.

We invest a lot of effort into locating exceptional tenants who would care for the property as if it were their own, lowering turnover and high maintenance expenses. With this strategy, we can maintain a high quality of service while maintaining competitive prices.

You subscribe to our philosophy when you sign up for our services, and we only work with those that share these principles.

Frequently Asked Questions

When will I receive my Rental Income?

You will receive your income on or before the 25th of each month by direct deposit. Some property management companies hold rents back one month so they have time to reconcile all their accounts. We make sure that you receive your rental income in the same month. Some people ask us why they don’t receive their income on the 1st of the month. The answer is pretty simple. Not every tenant pays their rent on the 1st. We offer a 5 day grace period and in some cases we have to work after this grace period to collect rent. Tenants might be experiencing difficulties and we do our best to work with them. After we have collected rents, we have to reconcile and process everything before releasing income. Rather than holding it to the next month to release on the 1st, we release by the 25th so you get your income in the same month. 

How soon does Tenant Placement happen?

 Tenant placement is a high priority for us, but there are many factors that could affect how soon a tenant is placed such as the date in which we market the property for rent, seasonal changes, environmental factors (such as COVID) and a number of other factors. We can typically get a tenant placed within 30 days of marketing. At times it’s significantly sooner, and other times it might be a little longer. We cannot guarantee time frames, but can guarantee that we will do everything possible to rent your property as quickly as possible with an excellent tenant. 

How important is it to provide appliances for my rental properties?
Tenants starting a new lease have to come up with a significant amount of money upfront. They expect at least all of the kitchen appliances to come with the rental, including the stove, fridge, microwave and dishwasher. Not providing these appliances could deter excellent tenants from renting your property. When it comes to washers and dryers, there are pros and cons to furnishing them. Most tenants DO NOT expect the washer and dryer to come with the home. PROS: Tenants may be enticed to rent the property if they do not currently have a washer and dryer. They save some money and the rent could possibly be a little higher for supplying these. CONS: If you supply an appliance of any kind and the appliance breaks or malfunctions, you are obligated to fix or replace it.  
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?

We started managing properties in 2018. Over the years, we continue to evolve our processes for maximum effiency so that we can keep our fees low. We believe in working “smarter not harder.” 

How often do you reach out to Owners?

Owners hire us so they don’t have to deal with the headaches of tenancy. Our team will notify you when important decisions need to be made, communicate with you every month when sending reports, or in the event of maintenance emergencies. We will communicate with you via your preferred method of communication. 

Do you have a policy about landlords contacting the tenants?

We prefer the landlords and tenants DO NOT contact each other. When tenants have access to contact landlords directly, they feel they can bypass the policies & rules we set in place. Conflict tends to arise when a landlord says one thing, and we try to enforce another. By hiring us, you agree to allow us to be the only point of contact for the tenants. Let us be the property manager, so you don’t have to! 

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 30-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 quite confusing and frustrating. To ensure the best possibility of not having to go through this process, we have strict policies in place regarding receiving rent, sending notices, and filing quickly. Our process is to allow a 5-day grace period on paying rent. Late fees start accruing after the 5th. If we have not received rent by the 10th, we will place a “Notice to Pay or Quit” on the tenant’s door, and place the official eviction notice on the 15th. These notices typically work and the tenants come in and pay. If we end up having to file the eviction, and the tenant pays before  the court date, we can dismiss the case and will charge the tenants the court fees. If we go through with the eviction, the court fees are a landlord expense. We will coordinate the eviction process for any tenants we place included in our service fees. In the event a property is brought to us with an inherited tenant (meaning we had no involvement in their placement process), an eviction fee will be charged to the landlord.  

What is your application & screening process?

We do things different than most companies regarding the application and screening process for many reasons. We require tenants to apply before a showing will be scheduled. This ensures the applicant is serious about renting the home, and we are able to prequalify them before meeting them. We only like to work with serious people and with our strict application & screening process, we quickly weed out unqualified applicants. Our application is easy and free. For safety reasons, we also require this information up front so we know who we are meeting at vacant properties. After we prequalify them, your dedicated Leasing PRO will schedule a showing and get them excited to move forward to the screening process. Once in screening, they must pay for the backgound check, which includes credit, criminal and eviction history. If everything looks good, we will collect income verification documents and rental recommendation from their previous landlord. You will receive an email with all of the details on the applicant for your review and approval. We do this to ensure you feel comfortable with the applicants. Check out our Rental Qualification Guide HERE.

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 tenants. Tenants LOVE this because they are able to get on the phone with a professional technician instantly, 24/7. Latchel helps us troubleshoot by helping tenants fix issues on their own before resulting to sending a contractor on-site. In fact, almost 40% of all tenant maintenance calls can be troubleshooted, saving landlords a lot of money. Latchel allows us to provide tenants with 24/7 support, quick turnaround times on maintenance issues. In the event maintenance needs to be performed, the charges are a landlord 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 contractor 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 landlord is responsible for treating any wood-destroying insects or termites. Any other pest control is the responsibility of the tenant. Some landlords set up quarterly pest control sprays at their expense.

Who keeps the fees the tenant pays?

Milestone will keep any convenience fees, NSF fees and late 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 tenant’s lease expires, we will assess their tenancy and email you a recommendation on whether or not to renew the current tenants. This email will have suggested renewal rates and notes on the tenant. Renewing tenants prevents turnover costs & vacancy. If a tenant is successfully renewed, we charge a $200 renewal fee vs. $500 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 tenant move-out?

When a tenant turns in their 30-day notice, we will schedule a video walk-through to educate them on how to leave the property in good standing so they get their security deposit back and you have minimal costs upon turnover! We also do a post-inspection upon move-out to assess the condition and make necessary repairs (if any). All inspections will be availble for your view in your owner’s portal. 

What software do you use?

Buildium is our property management software. It’s an amazing plaform that allows owners and tenants to have their own portals and holds information on leases, rents, notes, inspections & reporting.

Latchel is our maintenance platform where tenants submit requests for help on issues. Landlords will have access to view any maintenance reported at their property.

 

What's the difference between "Normal Wear & Tear" vs. "Tenant Responsbile Items"

We get this question a lot when it comes to tenants moving out and what we can legally charge them for. The security deposit can only be used to fix damages caused by the tenant, 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 tenant or their guests during the time of possession while “Tenant Responsible Items” would be anything caused by the tenant 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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