Hiring and Managing a Multifamily On-site Property Manager

Hiring Managing Multifamily On-site Property Manager

An on-site property manager is responsible for the day-to-day operations of your multifamily property.

But it doesn’t stop there.

Because your manager lives on the premises he/she becomes the “face” of your property. Your manager interacts with current residents; prospective residents; service providers; the fire department and city building inspectors; your lender’s inspectors; and all other visitors to your property. Your manager is your ambassador to the outside world.

An engaging and competent on-site property manager can:

Here are some of the things you’ll want to consider when hiring an on-site manager:

On-site Property Manager Compensation


You, as the owner of your property, determine the salary, credits, fees and bonuses paid. These amounts should be negotiated at the beginning of your relationship with your on-site manager.

Many on-site property managers receive free rent. And nothing more. Others receive a base salary in addition to a rent credit.

On-site Property Manager Monthly Salary or Rent Credit


Base salary rates will vary based on: condition of property; building style, age, and class; location; competition; supply and demand; and overall economy. Note that compensation packages will vary from market to market.

Note: Depending on the local demand for good on-site managers and the duties required of your manager it may be necessary to offer a salary in addition to a rent credit.

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Multifamily Leasing Bonuses


In addition to base salaries and rent credits, multifamily on-site property managers frequently receive leasing bonuses. It’s a great idea to give your resident manager the incentive to keep your property at full occupancy.

Tip: You can also stipulate that your manger rent to new or renewing tenants in “accordance with the owner’s tenant screening guidelines.” If a tenant fails to meet those guidelines your manager will forfeit all leasing bonus.

Other On-site Property Management Fees (If Qualified)


In addition to the general duties described in your management agreement your on-site property manager may qualify for additional compensation.

Some of those duties might include:

All of the duties above can be paid at an hourly salary. Again the amount you pay your on-site manager is up to you as the owner. You may be able to have your on-site manager handle the duties that a third-party property management company would otherwise provide—at a significantly lower hourly amount.

Note: Always remember that it will be someone’s responsibility to manage the on-site manager. A system for reporting and frequent performance reviews must be established in advance. As your on-site manager’s duties and responsibilities increase, so does the need for the oversight of your manager’s performance.

Sample Multifamily On-Site Property Manager Duties


Here are some of the duties you can assign to your on-site property manager. Be sure to include your list of responsibilities in your On-site Property Manager Agreement (a sample can be downloaded below).

You’ll find this list of duties in the linked management agreement below.

Sample Multifamily On-Site Property Manager Agreement

Final note: Not all properties will be able to financially support an on-site property manager. However there are some alternatives you can consider. Hiring a qualified and competent on-site manager might be a viable substitute to engaging the services of a full-blown third-party management company.

For example it might not be necessary to hire a third-party manager if you have a competent on-site manager and you self-manage by personally taking on the duties a third-party manager might otherwise handle such as: property bookkeeping; financial reporting; and major capital repairs and improvements. Independent contractors can also handle these services.

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Theresa Bradley-Banta

CEO/Founder at Theresa Bradley-Banta Real Estate Consultancy

Theresa Bradley-Banta writes about investing in real estate while avoiding the pitfalls that plague many new investors. She is a 2017 PropTech Top 100 Influencer and winner of 14 American and International real estate awards for her website and real estate investing programs. As featured on: The Equifax Finance Blog, AOL’s Daily Finance, Scotsman Guide, The Best Real Estate Investing Advice Ever Show, Stevie Awards Blog, Rental Housing Journal, and Investors Beat among others.

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