Turtle Top FAQ

Being a landlord is a full-time job. Turtle Top Properties will handle day-to-day items involving your property. Turtle Top is able to handle rent collection, tenant services, property inspections, maintenance and leasing. We also provide monthly financial statements, along with on-demand reports.

This agreement is between Turtle Top Properties and the owner of their property. The agreement outlines what Turtle Top does and what the owners responsibilities are. Each property managed by Turtle Top requires its own agreement.

We charge 8% or $75 on each unit, whichever is greater of the total monthly gross on residential leases (rentals).

Turtle Top charges fees on initial property set-up , new tenant placement, yearly administration and evictions. Owners are also responsible for paying for maintenance, repairs, cleaning and other services as needed. In addition, there is a security deposit per unit which is refundable. For a detailed breakdown of fees and services please refer to your Property Management Agreement.

Yes, owners are expected to deposit at least $500 per property. The money is held in a trust account, and is to be used only for emergency purposes related to your property. If the deposit is not used, it will be refunded.

Repairs, cleaning, yard care, and other services will be billed to the owner at affordable rates. The exact fees for each service can be found in your Property Management Agreement.

Turtle Top will list your property on top rental listing services like Apartments.com, Rent.com, Apartmentlist.com and Realtor.com. In addition, we may utilize Facebook, Craigslist and YouTube.

Turtle Top uses Buildium Property Management software.

Turtle Top will send you a monthly property statement. In addition, through your Owner's Portal you have the ability to generate on-demand reports on income statements, balance sheets, general ledgers, property statements and more.

In your Owner's Portal you will find robust options to create on-demand reports on such things as leases, security deposits and liabilities, tenant statements, work orders, and more.

Yes, we can handle and set up paying your property bills each month or quarterly, depending on the business requirement for the bill.

Enterprise Bank & Trust is our preferred financial institution.

We'll inspect your property prior to resident move-in and after residents vacate. We'll also perform a regular inspection at lease renewal. We use Inspections by HappyCo as our inspection software. We're happy to share inspection reports with you on request.

All collected rent is held in a trust account. After expenses are paid, your owner disbursement is sent via electronic payment to an account specified in your Property Management Agreement. If you'd prefer to have a regular check mailed to you, please specify in the Property Management Agreement. Owners usually receive their disbursements near the end of the month.

Turtle Top is happy to perform property winterization when necessary. Most winterization services will be billed at our regular maintenance rate (e.g. sprinkler blow-outs, AC removal, external water shut-down).

No, the owner does not pay a management fee if a unit is vacant. Turtle Top will continue to pay regular expenses on behalf of the owner.

Our dedicated maintenance provider is MtM Maintenance LLC (Marc the Mule). Marc the Mule is licensed and insured to handle various tasks, from minor repairs to full home renovations. For specialized services, Turtle Top prefers to work only with reputable, licensed and insured individuals. please refer to your Property Management Agreement for more details.

The owner agrees to maintain adequate property insurance on the premises, including liability coverage, fire, and extended coverage, naming the property manager as an additional insured.

Owners will often pay for water, sewer, and garbage. Other owners will include internet services, electric and gas bills. It really is a preference for the owner and is to be specified in the Property Management Agreement at the time of sign-up.

Both smoke and carbon monoxide detectors are required by law. In addition, Turtle Top highly recommends fire extinguishers. The maintenance crew can install any of these at the owner's expense.

Turtle Top Properties prioritizes responsible tenancy and conducts a rigorous screening process involving a full credit report (including credit score), identity verification, a complete background check, and an eviction history report. TransUnion is our preferred credit reporting agency.

We provide flexible payment options for tenants, including: pay online through the Resident Center using EFT or a credit card, pay by mail using a cashier's check/MO or pay at local retailers like WalMart using PayNearMe.

Yes, as owner you can set your own rental price. We can discuss fair market value and comparable properties to help you make an informed decision.

We typically advertise units before the current lease expires. Whenever possible, we arrange viewings for units that are still occupied, helping to minimize vacancy time.

In most cases, we can start managing your property the next business day after signing the Property Management Agreement.