Our Pricing

Leasing Fee (25% of One Month’s Rent) – This covers our initial inspection, coordinating all the repair work, communicating with you, taking photos, creating a 3D tour, Zillow paid premium marketing syndication, screening the tenant, negotiating the lease, executing the lease, and handling the tenant’s move-in. This fee is charged each time we fill a vacancy. Nothing is due upfront; this fee is taken from the first month’s rent once we rent your property.

8% Monthly Management Fee – Our 8% monthly management fee covers all the essential day-to-day operations of managing your property, including:

• Tenant communication and support
• Owner communication and updates
• Handling maintenance requests and dispatching vendors
• Vendor coordination and follow-ups
• Managing tenant issues and disputes
• Serving legal notices as needed
• Ensuring lease compliance and enforcement

In short, we take care of everything involved in managing your property, so you can enjoy a hands-off experience while knowing your investment is in good hands.

$150 Annual Inspection Fee – Once a year, we conduct a thorough inspection of your property to ensure everything is in good condition and the tenant is compliant with the lease. This includes:

• Checking for any visible signs of tenant damage or issues like leaks
• Ensuring furnace filters, smoke alarms, and CO alarms are functioning properly
• Identifying any tenant concerns or maintenance needs
• Verifying lease compliance, such as unauthorized pets or additional occupants

After the inspection, we compile all findings, photos, and notes into a detailed report for you. Any necessary action items are clearly outlined, so you can rest assured that we’re addressing any concerns and taking proactive steps to keep your property in top shape.

$195 Lease Renewal Fee – This fee is charged when we renew the lease with your tenant. About 90 days before the lease expires, we’ll reach out to you to confirm your intent to renew and discuss key details, including:

• Market conditions and our recommended rent increase
• The terms of the lease renewal offer (typically for a year, though adjustments can be made if needed)
• Any tenant-related issues we’ve been managing

We ensure we’re aligned on the renewal terms before proceeding, providing a smooth and informed process to keep your property leased and performing well.

We start with an initial property inspection and provide clear recommendations to ensure your property is move-in ready. This typically includes painting, addressing any repairs, cleaning carpets, cleaning up landscaping, ensuring smoke and CO alarms are compliant, and changing the air filter.

After the property is leased, we rekey the locks for a fresh set of keys, typically costing around $195. This step not only provides peace of mind to the tenant but also protects you from potential liabilities related to security issues like break-ins or theft. Our goal is to make the process as smooth and efficient as possible, ensuring your property is ready to rent quickly.

We offer two types of showings: in-person and self-access through a secure digital lockbox system. Self-access showings are available daily from 8 a.m. to 8 p.m., making it easier for prospective renters to view your property on their own schedule, which typically leads to faster leasing times. This approach also allows renters to take their time in the property, providing a better experience.

We understand concerns about property security, but after six years of using this system, we’ve had no major incidents of theft or damage. Renters must provide ID, go through pre-screening, and are required to secure the property after their viewing. We stand behind the system and are confident it helps get your property leased faster while maintaining security.

Good Life is solely responsible for tenant selection to ensure compliance with strict fair housing laws at the state, local, and federal levels. These laws require that everyone is treated equally during the screening process, so we follow a uniform system to avoid any legal risks. As a result, we don’t involve the owner in tenant approval to prevent any potential issues of discrimination.

This approach benefits owners by making the process more hands-off, allowing you to focus on sound investment decisions without becoming overly involved in tenant relationships. We stand behind our tenant choices with our eviction guarantee, ensuring you don’t face unnecessary stress. Our team works diligently to select the best tenants because, frankly, picking a bad tenant creates headaches for everyone involved.

While your property is vacant, you’re welcome to use your own vendors. However, once the property is occupied, we are selective about which vendors we allow on-site for safety and reliability reasons. We have a trusted network of vendors that we’ve built strong relationships with, and we hold them to high standards for performance and accountability.

Working with outside vendors can present challenges, such as ensuring timely communication and follow-through, which is why we typically don’t work with them once a property is occupied. That said, we do consider exceptions on a case-by-case basis to ensure the best outcome for your property.

It is entirely up to you, as it is your property. However, we highly recommend allowing pets, as over 50% of renters have pets. If you do not allow pets, you will eliminate a large pool of potential renters from leasing your home. Additionally, you would be covered under our Good Pet Guarantee*. If you do not allow pets but a renter has an ESA or service animal, which is both state and federally protected, you are required to accept the pet.

You’ll want to contact your insurance agent and let them know that you are going to be renting out your property. Discuss coverage options with them and make sure you have coverage you feel comfortable with.

Good Life requires that you have at least $500,000 in liability coverage, and that we are listed as an additional insured party. This is a common requirement of all management companies.

Here at Good Life, we do Full Month Accounting, meaning disbursements are sent out on the last day of every month for the month in arrears and should be received no later than the 5th of each month depending on your bank. We will also send you an owner statement detailing income, expenses, invoices, and photos of any maintenance work that was performed that month. No cash reserves are required for emergency repairs.

We work with a trusted network of licensed and insured vendors who provide high-quality repairs and maintenance. If a repair is under $500, we take care of it promptly without needing to notify you, ensuring issues are resolved quickly. For repairs exceeding $500, we will seek your approval in advance (unless it’s an emergency). This maintenance limit allows us to address problems swiftly while minimizing disruption for you.

All maintenance expenses, along with invoices, are detailed in your monthly owner statement. We ensure our vendors offer fair pricing and stand behind their work. If any issues arise, we are committed to working with the vendor to make it right.

If the tenant stops paying rent, and we placed the tenant, Good Life will handle the entire eviction process and cover all court costs and filing fees up to $3,000*. We have an eviction rate of less than 1% over our 10+ years in business.

Including pool service is an excellent idea to ensure proper maintenance, as poor pool maintenance can become costly. If your landscaping is fairly extensive, it is a good idea to provide a landscaper as well. If your landscaping is minimal, it can become a tenant responsibility.

Yes! Please let us know if you are active duty or a veteran and you will receive your first month’s management FREE.