Our Services and Fee Schedule

We offer a full-service property management program, specifically designed for owners who want to enjoy the benefits of rental home ownership, but do not want to engage in the day-to-day demands of successfully managing this type of investment. We know all too well, the pitfalls this investment class can bring. If properly managed, single family rental homes can be a very rewarding investment. If poorly managed, these homes will not only fail to meet targeted investment goals, but can cause endless headaches, legal liability, and needless expense. Our flat-fee approach to pricing assures you that, regardless of surges in rental rates and demand, you’ll pay one price for our services, and no more.

Services Included in Full-Management Program

Initial property viewing to determine the home’s competitive status in today’s market

Market rent study; recommendations to Owner to improve property’s marketability

Design & placement of advertising, including Rently, Zillow, Trulia, Hotpads, and many other venues

Featured listing on our website, including link to multiple up-to-date property photos

Minimum once weekly vacant property check

Handle rental inquiries; show vacant properties 7 days a week! 

(We utilize the latest technology by placing controlled-access lock boxes on vacant homes. This allows prospects to view your property at their convenience. A verified credit card is required from the prospect in advance, in order to view the home.)

Rental application processing (tenant screening) for all residents 18 years of age or older

Video lease document review for tenants, prior to signing. Electronic signature collection.

Collection of initial move-in monies (rent & security deposit via certified funds); future rents paid electronically

Thorough Move-in Condition Report w/photos, conducted prior to occupancy 

On-call availability 24/7 for property and tenant emergencies

Monthly drive-by inspection of property

Annual interior and exterior inspection of home

Accounts payable/receivable processing monthly

Tenants have 24/7 access to a Portal where they can review their lease documents, pay rent, and submit repair requests

Monthly and annual financial reports to Owner

24/7 online access to Owner documents and accounting reports through your “Owner Portal”

Owner disbursements made by the 3rd day of each month

Monthly owner disbursements via Electronic Funds Transfer (EFT)

Non-interest-bearing trust account for tenant security deposits

Arranging for routine maintenance (Never any “up-charge” for maintenance or repairs done on your property.)

Owner consultation, as needed

Late notices to tenant, as needed

1st phase of eviction action for non-payment of rent and/or lease violation, if required

(We haven’t had a single eviction in over 5 years! This speaks volumes for our Tenant Selection Process.)

Move-out inspection and security deposit reconciliation when tenant vacates

Lease administration; renewal tracking

1099 reporting and processing annually


Our Full-Management Program fee is a flat $125 per month, regardless of the rental rate of the home. We charge a one-time initial new account set-up fee of $225, and a $750 leasing fee each time we place a new tenant in the property. Should an existing tenant break their lease, the vacating tenant is responsible for payment of our leasing fee. Lease renewals are billed at $375. There are never any additional charges for the services outlined above.




We recognize that a select few of our clients don’t want “Full Management” services – they would prefer to handle most of the property management duties themselves. For the investor-owner who just wants a bit of assistance in specific tasks from time to time, we offer the following services as stand-alone options, at the rates listed:


Manager’s Property Inspection (interior and exterior) $345
Drive-by property inspection w/photos (exterior only) $60
Market study of vacant property to determine rental value $425
Vacant property security check (weekly) $185/ea.
We also offer a Tenant Placement Only option, on a limited basis Ask Us.




Each of the “Special Services” below can be provided by Truckee Meadows Property Management on an as-needed basis. Our hourly rate for these services is $95.  A $350 retainer fee is required for each of these services, which will be applied to the final billing. Detailed accounting of hours spent will be provided to the owner on a routine basis.

Property Tax Appeal

Appeal of Homeowners Association Violations and/or Fines

Insurance Claim Handling | Oversight





Should the need ever arise, Truckee Meadows Property Management’s Judy Cook, C-CREC® is a recognized industry expert in the areas listed below, and can provide expert opinion and testimony in legal matters.

Please have your attorney contact us for a rate schedule.

Fair Housing Landlord/Tenant Matters
Licensing and Agency Broker Responsibility
Trust Accounting Real Property Maintenance
Risk Management Environmental Disclosures
Management Operations