How to Evaluate the Performance of Your Property Manager

Beth Davis

All County Editor

How to Evaluate the Performance of Your Property Manager

Hiring a property manager is one of the most important decisions a rental property owner makes. A strong property manager actively protects your investment, maximizes income, minimizes risk, and saves you time. Conversely, a weak manager can quietly cost you thousands of dollars each year through extended vacancies, poor tenant placement, compliance mistakes, and lack of oversight.

However, many property owners assume their manager performs well simply because problems are not obvious. As a result, owners should evaluate performance regularly to ensure their investment continues to grow.

If you already work with a property manager—or are considering hiring one—use the following criteria to determine whether they truly add value. To see how industry professionals approach this process, visit All County Property Management today.

1. Are Your Properties Performing Financially?

First and foremost, start with the numbers. Your property manager should actively improve your investment’s performance, not simply maintain it.

Key financial indicators to review include:

• Vacancy rate: Are units filled quickly at market rents?

• Rental income growth: Does rent pricing adjust appropriately based on market conditions?

• Expense control: Does the manager competitively price repairs and request approval when required?

• Net operating income (NOI): Does your cash flow improve year over year?

A professional property manager provides clear, easy-to-read financial statements and explains trends proactively rather than simply delivering reports.

Red flag: If financial reports arrive inconsistently or remain difficult to understand, your manager may not manage proactively. In that case, you should re-evaluate their performance.

2. How Well Are Tenants Screened and Retained?

Next, consider tenant quality. Tenant placement and retention directly affect your bottom line, so strong property managers prioritize long-term stability over quick fills.

Evaluate the following:

• Tenant screening standards (credit, income, rental history, criminal background)

• Average length of tenancy

• Frequency of late payments or lease violations

• Number of evictions or forced move-outs

Effective property managers reduce turnover through thorough screening and professional communication. As a result, owners save thousands in vacancy loss and turnover costs.

3. Is Maintenance Handled Proactively and Cost-Effectively?

Equally important, maintenance represents one of the largest operating expenses—and one of the most common areas for mismanagement.

Ask yourself:

• Does the manager address repairs quickly and correctly?

• Do you receive notifications when costs exceed approval thresholds?

• Does the manager use licensed, insured, and competitively priced vendors?

• Does the manager schedule preventative maintenance to avoid costly future repairs?

Top-performing property managers protect the asset by planning ahead, understanding how maintenance decisions affect returns and overall investment performance.

4. Are You Protected from Legal and Compliance Risk?

In addition, property management involves extensive regulation, and even small mistakes can become costly.

Your property manager should:

• Hold a real estate license where required

• Carry errors and omissions insurance and general liability insurance

• Stay current on fair housing laws, habitability standards, and local regulations

• Use compliant leases, notices, and documentation

If your manager cannot clearly explain their compliance processes, your investment remains at risk—even if the property appears to run smoothly.

5. How Transparent Is Communication?

Just as importantly, strong property managers communicate clearly, consistently, and professionally.

Evaluate communication by asking:

• How quickly does the manager return calls and emails?

• Does the manager explain issues before they escalate?

• Do you feel informed—or surprised—about property matters?

• Do recommendations rely on data and align with your goals?

Property owners should feel confident and informed, not anxious or disconnected. Poor communication often signals deeper operational issues.

6. Do They Act as a Strategic Partner—or Just a Rent Collector?

At a higher level, the best property managers think like asset managers.

They actively:

• Advise on rent strategy and market positioning

• Recommend improvements with return on investment in mind

• Help plan long-term portfolio growth

• Treat your property as a business, not just a transaction

If your manager only reaches out when problems arise, you may miss valuable opportunities to increase long-term value. For that reason, review performance regularly.

7. Do They Have Systems, Experience, and Scale?

Finally, experience and infrastructure matter—especially in changing markets.

Look for:

• Proven systems for accounting, maintenance, leasing, and compliance

• Local market expertise supported by national resources

• Established vendor relationships

• A consistent track record across multiple properties and markets

A professional property management company demonstrates process, consistency, and results. With over 35 years of experience, All County understands how to protect assets and drive optimal returns.

The All County® Difference

For more than 35 years, All County® Property Management has helped owners evaluate, optimize, and grow their real estate investments. Our nationwide offices combine local expertise with proven systems, licensed professionals, and a commitment to raising industry standards.

We believe property management should:

• Protect your investment

• Improve financial performance

• Reduce risk

• Provide clarity and peace of mind

Ultimately, if you question whether your current property manager truly delivers results—or if you want a second opinion—All County® stands ready to help.

To Conclude

Your property manager should earn their fee many times over through performance, protection, and professionalism. If uncertainty exists, now is the time to take a closer look.

Your investment deserves more than average management—it deserves excellence.  To find an All County location near you and receive a free consultation, visit All County and start achieving your real estate goals.

If you are interested in owning your own successful property management franchise an All County specialist is here to answer your questions and find out if it is the right fit for you.