What Does a Property Manager Do

Managing rental property can feel like juggling a dozen tasks at once: collecting rent, handling maintenance emergencies, keeping tenants happy, and staying compliant with local laws. For many landlords, this can quickly become overwhelming. That’s where a property manager comes in.

A property manager is a licensed professional or company responsible for overseeing the day-to-day operations of rental properties on behalf of the owner. Their role includes tenant screening, rent collection, maintenance coordination, legal compliance, and much more. With over 15 years of experience in property management across Oklahoma City, Edmond, Moore, Midwest City, Yukon, Norman, and Del City (the Tinker Air Force Base area). Seasoned property managers bring the expertise needed to protect your investment and maximize returns.

Whether you own a single-family home in Edmond or a multi-unit commercial building in Oklahoma City, hiring a professional property manager can save you time, reduce stress, and ensure your property runs efficiently. This guide breaks down what a property manager does, why their role is critical, and how they add value for landlords and real estate investors.

Key Takeaways:

• Property managers oversee daily rental operations, ensuring efficiency and profitability.
• They serve as a bridge between landlords and tenants, maintaining smooth communication.
• Tenant screening is handled thoroughly to secure reliable, responsible renters.
• Lease agreements and renewals are drafted, enforced, and kept legally compliant.
• Rent collection, expense tracking, and financial reporting ensure steady cash flow.
• Property maintenance and repairs are coordinated to protect property value.
• Marketing and leasing strategies reduce vacancies and attract quality tenants.
• Managers handle tenant disputes and complaints professionally to preserve harmony.
• Legal compliance and eviction processes are managed according to state laws.
• Hiring a property manager saves landlords time, reduces stress, and maximizes ROI.

The Role and Core Responsibilities of a Property Manager

A property manager wears many hats, serving as the bridge between landlords and tenants while ensuring a rental property remains profitable, well-maintained, and legally compliant. Their primary goal is to maximize rental income, protect the property, and maintain a positive tenant experience. Specific duties may vary depending on the type of property, residential or commercial, and the needs of the owner.

A professional property manager not only handles day-to-day operations but also adheres to industry best practices set by organizations like the National Association of Residential Property Managers (NARPM), ensuring ethical and effective management across all property types.

Here’s a comprehensive look at what a property manager does:

1. Tenant Management and Screening

One of the most critical responsibilities is finding and retaining reliable tenants. Property managers handle:

• Reviewing rental applications and verifying employment and income
• Conducting credit, criminal, and rental history checks
• Checking for past evictions or late payments
• Handling tenant complaints, disputes, and lease violations

A thorough tenant screening process helps landlords avoid problem tenants who could lead to financial loss, property damage, or legal issues.

2. Lease Agreements and Renewals

Property managers ensure that all leases are legally compliant and customized to the property type. Their tasks include:

• Drafting, enforcing, and explaining lease agreements and contracts to tenants
• Handling lease renewals, rent increases, and lease term clarifications
• Ensuring compliance with Oklahoma landlord-tenant laws and fair housing regulations

This protects both landlords and tenants, reducing misunderstandings and potential disputes.

3. Rent Collection and Financial Management

Timely rent collection and accurate accounting are crucial for cash flow and ROI optimization. Property managers manage:

• Collecting monthly rent and issuing late payment notices
• Tracking income and expenses for the property
• Handling security deposits and refunds
• Providing detailed monthly or quarterly financial reports
• Budgeting for operating costs, capital improvements, and unexpected expenses

Professional financial management ensures transparency, reduces stress for property owners, and supports data-driven investment decisions. 

4. Property Maintenance and Repairs

A well-maintained property preserves value and keeps tenants satisfied. Property managers coordinate:

• Routine inspections and preventive maintenance (e.g., HVAC servicing, landscaping, safety checks)
• Emergency repairs (e.g., plumbing leaks, electrical issues, broken appliances)
• Scheduling and supervising licensed contractors for specialized work
• Compliance with local building codes and safety regulations

Proactive maintenance prevents costly damage, reduces tenant complaints, and maintains the property’s marketability.

5. Marketing and Leasing

To minimize vacancies and maximize rental income, property managers:

• List properties on local and national rental platforms
• Advertise vacancies and host property showings
• Set competitive rental rates based on local market trends
• Implement tenant retention strategies to reduce turnover

This ensures that landlords have consistent occupancy and steady cash flow.

6. Handling Complaints and Disputes

Property managers act as a buffer between landlords and tenants, managing conflicts professionally:

• Resolving tenant disputes and addressing complaints (e.g., noise issues, lease violations)
• Enforcing lease terms while maintaining positive tenant relations
• Ensuring compliance with fair housing and local rental regulations

This allows landlords to maintain a hands-off approach while tenants feel heard and respected.

7. Legal Compliance and Evictions

If a tenant violates lease terms or stops paying rent, property managers ensure all actions are handled legally:

• Managing the eviction process according to Oklahoma law
• Filing necessary court documents and notices
• Representing landlords in legal proceedings if needed
• Staying updated on federal, state, and local landlord-tenant laws

Professional handling of legal matters reduces liability and ensures the landlord’s rights are protected.

Want to know what these services typically cost? Check out our detailed guide on how much property managers charge in Oklahoma to understand common fee structures and what’s included.

Residential vs. Commercial Property Management

While the core responsibilities are similar, residential and commercial properties require different approaches:

Responsibility	Residential Properties	Commercial Properties
Tenant Screening	Individual renters/families	Businesses, retail tenants, office leases
Lease Agreements	Short-or-long term leases	Multi-year contracts, complex clauses
Maintenance	Routine upkeep, minor repairs	Facility management, major systems, landscaping
Rent Collection	Monthly rent from tenants	Monthly or quarterly rent, CAM Fees
Legal Compliance	Landlord-tenant laws, eviction laws	Commercial lease laws, safety codes

Example: A property manager in Edmond may handle a 4-unit apartment building, screening tenants, collecting rent, and arranging minor repairs, while managing a retail space near Downtown OKC might involve negotiating commercial leases and coordinating HVAC system maintenance.

Knowing the differences helps landlords choose the right manager for their property type.

Why Hire Property Managers

Whether you’re a first-time landlord or a seasoned real estate investor, hiring a property manager can save time, reduce stress, and protect your investment. Property management professionals handle the day-to-day operations, allowing owners to focus on other priorities while ensuring rental properties run efficiently and profitably. 

Still deciding if hiring a manager is right for you? Explore the pros and cons of working with a property management company before making your decision.

Benefits for First-Time Landlords

First-time landlords often face a steep learning curve. Property managers provide support by:

• Navigating landlord responsibilities: From understanding local laws to handling tenant relations, managers ensure compliance with Oklahoma landlord-tenant regulations.
• Saving time and reducing stress: Professional management eliminates the need to handle calls, complaints, or emergency repairs personally.
• Providing access to professional tools: Many management companies use property management software to track rent, maintenance, and financial reporting efficiently.

Benefits for Experienced Investors

Even seasoned investors benefit from professional property management. Experienced landlords often focus on portfolio growth, cash flow optimization, and minimizing vacancies. Property managers help by:

• Optimizing rental income: Setting competitive rents based on local market trends to maximize ROI.
• Minimizing vacancy and turnover: Quickly filling empty units through effective marketing and tenant networks.
• Scaling property portfolios: Allowing landlords to manage multiple properties without overextending themselves.

For example, a landlord in Midwest City near Tinker Air Force Base who self-managed a duplex experienced months of vacancy and late payments. After hiring a local property manager, the units stayed occupied, rent was collected on time, and maintenance costs were reduced by 20%.

Day-to-Day Tasks of a Property Manager

A property manager’s work is continuous and can be grouped into daily, weekly, and monthly tasks:

Daily Tasks

• Responding to tenant calls, emails, and maintenance requests promptly
• Coordinating emergency repairs to prevent property damage
• Monitoring and tracking rent payments for timely collection

Weekly Tasks

• Inspecting properties for maintenance or needs
• Communicating with contractors, vendors, and service providers
• Updating owners with property status (e.g., property conditions and tenant issues)

Monthly Tasks

• Generating detailed monthly financial statements and rent reports
• Reviewing budgets and adjusting operational expenses as needed
• Planning and implementing marketing strategies for upcoming vacancies 

Final Thoughts

A property manager is more than just a middleman; they are a landlord’s strategic partner. From screening tenants to handling maintenance and legal compliance, they ensure your investment is protected while maximizing profitability.

Whether you own a single-family home in Edmond, a multi-unit building in Oklahoma City, or rental properties near Tinker Air Force Base in Midwest City, hiring a professional property manager can save you time, reduce stress, and enhance your rental business’s success.

If you’re ready to simplify property ownership in Oklahoma, reach out to a trusted local property management company like OKC Home Realty Services for a free consultation.

FAQs on Property Manager Duties and Responsibilities