Guaranteed Lowest Management Fees!
Price Match Promise
Property management has traditionally been a very labor-intensive industry resulting in high costs that are passed on to the owner. Owners recognize the need to have a professional property manager take on the activities of marketing and leasing a property, managing the tenants and repairs, and protecting the owner with secure rental documents and procedures. But many owners can't justify the high cost of having a professional manager looking out for their best interests. If you are paying 7%, 8%, 9%, or (gasp) even 10% or more on management fees, you need to read on!
Class Act Property Management LLC is a leader in the industry by adopting the latest technology to keep costs down. We have automated many processes including online applications, online rent payment collections, electronic signatures, tenant and owner portals, automated advertising, Smartbox showings, video tours, electronic communication, and more! We utilize state-of-the-art cloud technology that allows access to accounting and property information anywhere, and further reduces data-entry labor costs with advanced functionality. We continuously refine procedures to eliminate inefficiencies and reduce labor costs.
As a result, NO ONE CAN BEAT OUR PRICES! We are so confident that we are the most efficient property management company, that we offer the following guarantee:
If you receive a written quote for management services
from another licensed property manager, we will
MEET or BEAT the quoted management fee!
Inexpensive, But Not Inferior
Technology has reduced our labor costs, but not our quality of service. Technology allows us to provide immediate service to both tenants and owners. Questions from tenants or owners are answered quickly. Properties are usually rented to a new tenant before the previous tenant moves out keeping vacancy rates low. Evictions are filed as soon as the law allows on tenants who have not paid rent. Monthly statements are sent out on time. Rules are enforced quickly. Repairs are handled expediently. The best way to find out if Class Act is really a "class act" is to talk to our clients. Ask us for a list of references.
How Much Does It Cost?
Answer: As Low As 1% for Management Fees!
We have several options. Here is how it breaks down.*
Level 1: If you have one or two residential properties (one or two "doors"), the management fee would be 5% of the collected rents. We do not charge when a property is vacant.
Level 2: If you have three (3+) or more "doors", the management fee would be discounted to 4% of the collected rents. (Examples of three doors can be three single-family houses, three condominiums, or a multi-unit building such as a tri-plex.)
Level 3: If you have ten (10+) or more doors, the rate is discounted even further to 3% of the collected rents.
Level 4: If you have twenty (20+) or more doors, we can offer just 2% for the management fee!
Level 5: If you have a large apartment complex with sixty (60+) or more doors on the same site or location, our management fee would be only 1%. For these larger complexes, the 1% management fee includes an onsite manager! We perform all back-office work including screenings, accounting, maintenance, advertising, evictions, and employee supervision while the onsite manager shows the vacant units, posts notices, collects rents, and enforces the rules. The onsite manager would be our employee saving you the headache of supervising and hiring an employee.
In addition to the monthly management fee, there is a charge for lease signings to place a new tenant of 1/2 the first month's rent. Lease renewals are 3/8 of one month's rent. Note, participation in the Pet Damage Guarantee program is no charge and is required. Opting out of the Pet Damage Guarantee program would add one percentage point to the management fees listed above. (We guarantee to protect you from pet damages. Click here for more details.)
We normally recommend that you allow us to do minor maintenance tasks. Oregon law is very specific about how much time is allowed to repair items such as essential services. Our system is set up to allow the tenant to request repairs on their web-based portal, and our software holds the handymen and vendors accountable. Any repairs that we perform will be billed to you at cost plus 15% of the bill from the vendor to cover our cost of managing, tracking, supervising, inspecting, and billing of the repairs. Repair costs are simply taken out of the gross receipts from the property so you won't have to mail a check. And you may limit how much work we can do in a given month before asking your permission. We recommend a limit of $500 per month per unit on repairs. This amount protects you from unexpected large bills while giving us the freedom to make minor repairs as necessary.
Interior inspections are performed approximately every six months. These are extremely detailed and are designed to discover problems before they become expensive. Your rental property is an expensive investment, and we believe that regular inspections and preventative maintenance is the best protection of that investment. You will be sent a copy of the inspection along with pictures and notes of our findings. Inspections are $95 and cover up to four doors on one property (for example, inspection of all four units in a quad-plex would be a single flat fee of $95).
Oregon law does not allow the trust account for your property to go below a zero balance. For this reason, we require a $500 per unit retainer (or match the amount of the monthly maintenance limit) for individual properties or around $2000 total for portfolios with up to 20 units. Larger portfolios may require a higher retainer subject to our evaluation. You will not need to pay us any money when you sign up for management service. This retainer, along with our normal management fees, will be subtracted from the first month's rent we collect, and the remainder of the monies will be mailed to you or deposited directly into your checking account. Or you may allow the ledger balance to accumulate so that money is available for future large repairs such as replacing the roof or furnace. All funds are held in a trust account audited by the State of Oregon.
Rent Recovery Services
We are one of the ONLY property management companies that offers "debt collections" in-house.** If a tenant leaves owing money, Class Act Property Management LLC would be happy to follow all legal procedures to recover money owed by the tenant. The process is lengthy and consumes a great deal of time. In order to pursue a tenant in this manner, we would need to charge 40% of any monies we are able to recover through collection efforts. You have the option to not allow CAPM to pursue collection efforts if you want to send the debts to an outside collection agency. Our extensive screening procedures usually weed out the bad apples, and we require a larger security deposit than most property management companies, so it is very rare that a tenant leaves owing any money.
Areas We Serve:
If you do not see your area, ask us. We may be able to accommodate you.
(Generally within 30 miles of the I-5 corridor)
- Falls City
- Kings Valley
- Lake Oswego
- Mt. Angel
- Oregon City
- Portland Metropolitan Area
- Scotts Mills
- West Salem
(Generally within 60 miles of Bend)
- Camp Sherman
- Deschutes River Woods
- La Pine
If you prefer to manage the property yourself, and only want our help to advertise the property, screen tenants, and have us sign with the tenant using our 26-page lawyer-vetted rental agreement, we would be happy to do so. Our "à la carte", no-contract required, services are as follows:
- Leasing and Tenant Placement: one month rent plus $300 upfront
- Lease Renewals: only available to properties under management
- Advertising and Showings Package: $45 per week, $100 initial set up. Includes unlimited Smartbox showings.
- In-person Showings: $45 per showing or open house. (This option is available if you want a live person at each showing. Ask for details.)
- Photography Marketing Package (photos/video tour): $240
A word of caution about self-managing a property: When a property owner is directly involved in the management of a property, there is greater exposure to legal issues. Let Class Act Property Management LLC stand in the gap for you. By hiring a manager, all contracts are in the property manager's name keeping you safe behind a bunker of anonymity. For more details, click HERE.
All other charges or fees are the responsibility of the tenant and will be charged to the tenant (late fees, lease violation fees, eviction fees, etc). Any court fees will be charged to the tenant and usually comes out of their deposit, but if we are unable to recover those fees, ultimately the owner would be responsible for court fees.
Price Match Guarantee
Class Act Property Management LLC is a full-service company with transparent pricing. We are confident that we offer a competitive service and welcome your inquiries and inspections of our company.
We feel that we are very competitive, but if another company quotes you a lower management fee, be sure to read their contract carefully! There may be hidden fees and surprises. If you send us a written quote from another licensed management company, we guarantee we will give you a better deal! No one can beat our rates!
If you have a commercial property, contact us to receive a free quote. Email email@example.com and include the address and a description of your commercial property. We are able to serve most commercial properties including store fronts and office space. Typically the monthly management fee is 4% on commercial properties, plus a leasing fee of 5% of gross future rents when a tenant signs a lease, and there is no charge during vacancies.
How to Get Started with Class Act Property Management:
Take advantage of the lowest prices in the industry! Call now at 971-599-1440, option 1. Or send an email to firstname.lastname@example.org
- (Optional) Request a FREE no-obligation Rental Market Analysis comparison.
- (Optional) Download the Property Owner Handbook HERE to review our policies.
- Download the New Client Questionnaire HERE and return to Class Act.
- Visit our Pricing page HERE to determine what level of service you would prefer.
- Meet with a professional property manager to fill out our management agreement and additional forms. (This step can be done online if desired.)
We look forward to taking good care of your property for you. Welcome to our family of satisfied investment property owners!
The rates above apply to the vast majority of all residential properties for new clients. However, we have come across a few properties that require extra work. Perhaps the property is outside of our normal service area, or perhaps the property is in a dilapidated condition, or perhaps the property has been mismanaged with police arriving on a weekly basis. We are not afraid to take on a challenge; however, some properties are simply unique in nature and require more work on our part. For this reason we reserve the right to quote a different rate than advertised on this website. We would be more than happy to provide you with an exact quote at no obligation. Send us your rental property address(es) and we will do some research and get a free quote to you.
Click HERE to request a Free Rental Market Analysis of your property.
**Disclaimer: Class Act Property Management LLC is not a debt collection agency. We are not able to take on outside debt collection accounts. We are only able to pursue tenants who leave a rental property, managed by us, owing money.
In this section
- How We Manage
- Pet Damage Guarantee
- Placement Services
- Free Rental Comps
- Institutional Owner/REO
- Our Technology
- Questions and Answers
- Owner Portal
- Owner Handbook PDF
- Overview PDF Download
Contact UsWillamette Valley:
189 Liberty St NE, Suite 211A
Salem, OR 97301
Subsidiary, Kozak Property Management Co
587 NE Greenwood, Suite A
Bend, OR 97701
By Appointment Only
24/7 Emergency Maintenance Hotline
(For non-emergencies, login to your tenant portal to submit a maintenance request.)
541-719-8200 Sales Only