Property management expectations

[Rich Cavanagh]

I am new to the game and have some questions as I have recently started to question my choice in PM. Or....maybe I'm expecting too much?

Since I haven't had any other PM other than the one I am currently with I don't have much to compare to and can't really gauge the quality of the service.

I pay 10%/mo and half of the first months rent. I have gone through a few tenants with them on 2 different properties.

They don't do scheduled inspections.

They actually wanted to charge me if I wanted them to go out and do inspections.

The only time they inspect is when the maintenance guy goes over to the unit, example... to fix a leak etc. (I have never received inspection feedback after any of his visits).

Now...this causes issues. The grandmother of one tenant smoked in her room the entire year she was there and we were completely unaware it was happening. I'd like to think this should have been caught.

Sidenote: I feel stupid for not catching this myself but the lease said nothing about not being able to smoke in the rental. When I confronted my PM he simply explained that they hadn't ever had a problem with smokers inside the house. "Most people understand that its not to be done". I suggested that we rewrite the lease and he offered a separate form for future tenants to sign vs adding it to their standard lease.

Another tenant in a different house decided to repaint the kitchen an ugly green and even remove/upgrade some of the windows/frames. They also had a big dog that they kept inside and outside. No pets allowed. Destroyed carpet and huge flea infestation.

Needless to say I started to question how often my PM's actually get out to the property. They seem to do a great job at advertising and screening tenants but it feels like that's all I am paying them for.

Id really like to get the opinions of both owners AND managers if able.

Am I expecting too much for quarterly or even a 6 month inspection? My Realtor suggested that I may just want to "change the air filter" each month and do them myself.

Also I could see a lack of inspections for me paying 5-7% but from reading forums it sounds as if I am paying top dollar for PM services.

Thanks