Tulsa - Best Property Management Company?

Question

What's the absolute best property management company in Tulsa, and why?

I searched the forums for this question and it's been a while since it was asked, so I'm curious to hear what you Tulsa property owners have to say.

Thanks!

Dahlia Khalaf · Answer

@Douglas Spence there are several great property management companies that I like to personally recommend.

The why on all of these is going to be based on people that I personally know that use them and are happy.

Renter's Place

Peak Property Solutions

At Home Rental Management

If you ever need help with buying or selling here in Tulsa I can definitely help you out!

Chris Clothier · Answer

I would connect with @Will Fraser and @Alyssa Dyer.  I'm not 100% sure either are managing currently in Tulsa, but both are very active and I tend to think they give good advice and feedback on properties in Oklahoma City.  I do think they may be managing now in Tulsa as well.  Either way, I think those are two good contacts to make if you have not already.  My families' company has just started into the management of outside homes over there and currently manage around 150 although most are homes we purchased and renovated ourselves through our turnkey company.  It wouldn't be quite an apples to apples comparison with other outside management companies.  I happen to think Tulsa is a fantastic tertiary market with lots of upside.  Good luck with your portfolio over there.

Nathan Gesner · Answer

Be careful with recommendations. A Landlord could work with a PM for two years, stumble across the perfect tenant, and everything is smooth sailing. What you need to do is find references from people that have seen their PM handle non-paying tenants, navigate the eviction process, deal with a broken water line at 11pm on a Saturday, etc.

Remember: cheaper doesn't mean you'll make more money. @Drew Sygit has a good guide, but I'll add my two cents.Start by going to www.narpm.org to search their directory of managers. These are professionals with additional training and a stricter code of ethics. It's no guarantee but it's a good place to start. You can also search Google and read reviews. Regardless of how you find them, try to interview at least three managers.1. Ask how many units they manage and how much experience they have. If it's a larger organization, feel free to inquire about their staff qualifications.2. Review their management agreement. Make sure it explicitly explains the process for termination if you are unhappy with their services, but especially if they violate the terms of your agreement.3. Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers. It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees. Fees should be clearly stated in writing, easy to understand, and justifiable. Common fees will include a set-up fee, leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more. If you ask the manager to justify a fee and he starts hemming and hawing, move on or require them to remove the fee. Don't be afraid to negotiate, particularly if you have a lot of rentals.4. Review their lease agreement and addenda. Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5. Don't just read the lease! Ask the manager to explain their process for dealing with maintenance, late rent, evictions, turnover, etc. If they are professional, they can explain this quickly and easily. If they are VERY professional, they will have their processes in writing as verification that policies are enforced equally and fairly by their entire staff.6. Ask to speak with some of their current owners and current/former tenants. You can also check their reviews online at Google, Facebook, or Yelp. Just remember: most negative reviews are written by problematic tenants. The fact that a tenant is complaining online might be an indication the property manager dealt with them properly so be sure to ask the manager for their side of the story.7. Look at their marketing strategy. Are they doing everything they can to expose properties to the widest possible market? Are their listings detailed with good quality photos? Can they prove how long it takes to rent a vacant property?This isn't inclusive but should give you a good start. If you have specific questions about property management, I'll be happy to help!

Rhett Tullis · Answer

I'd vote for Renters Place,  Tracy is a great guy and knows the market well.  He runs a great operation in tulsa and would be tops until I decide to open up shop there LOL.

Doug Spence · Answer

@Nathan G. Fantastic info, thanks for sharing your thoughts!

Drew Sygit · Answer

Right back at you @Nathan G.:)

Now, if only landlords would follow both of our advice!

Brandon Vukelich · Answer

I met with Bailey-Foristell, old school father and son team, small office, long history in the area.  I also met with Key Renter.  Super tech savvy, manages in other OK markets as well.  They both have their pros/cons, depends what you are looking for in a team.  Good luck!

Doug Spence · Answer

@Dahlia Khalaf Thank you! I will add those companies to my list of prospective PM's.

Drew Sygit · Answer

In our experience, the #1 mistake landlords make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.

It's often a case of not doing enough research, as they don't know what they don't know!

Landlords mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator.

So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.

This also leads them to ASSUME simpler is better when it comes to management contracts.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

We have a 12 page management contract that we've added our real experiences to over the years, with the intent of protecting both us AND the landlord. Beyond the Monthly Management, Placement & Maintenance fees, all other fees in our contract are IF EVENT -> THEN fees.

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:

https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processes

We recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

P.S. If you just hire the cheapest or first PMC you speak with and it turns into a bad experience, please don’t assume ALL PMC’s are bad and start trashing PMC’s in general. Take ownership of your mistake and learn to do the proper due diligence recommended above😊

Tulsa - Best Property Management Company?

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