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Owning a real estate property can generate steady rental income, but handling it successfully requires far more than just collecting rent. From finding reliable tenants to handling maintenance, legal issues, & unexpected emergencies, it’s a lot to manage on your own.
If you’ve ever wondered why hire a property manager, the answer depends on time availability, experience, & willingness to manage your rental. While some owners enjoy managing their own rentals, others appoint a property manager to save both time and money in the long run.
In this blog, we’ll cover the signs it’s time to hire a property manager, what property managers actually do, how much they charge, when not to hire one, and how to choose the right property manager.
What Does a Property Manager Do?
A property manager handles the day-to-day operations of rental properties on behalf of property owners. Their responsibilities include marketing vacant properties, collecting rent, screening tenants, coordinating maintenance and repairs, and ensuring the property complies with local housing laws.
By taking care of these responsibilities, property managers save landlords time and reduce stress by keeping the rental properties running smoothly. In return, they typically charge a monthly management fee ranging from 8% to 12% of the monthly rent, depending on the services provided & the local market.
8 Signs Why You Need To Hire a Property Manager
Here are the top reasons when you should hire a property manager for your rental properties.
1. You Live More Than 45 Minutes Away
If a tenant calls at 9 PM about a burst pipe, can you be there in under an hour?
Remote landlords pay more for emergency plumbers, lose tenant trust, and experience longer vacancy periods.
Verdict: Hire a manager if your rental is >30 miles away.
2. You Have a Full-Time Job (or Multiple Properties)
Self-managing one property takes 10–15 hours per week:
- Advertising and showings
- Tenant screening (credit, background, references)
- Rent collection and late notices
- Maintenance coordination
- Inspections and lease renewals
Multiply that by 3+ properties, and you’ve stopped being a landlord, you’re now an unpaid property manager.
Verdict: Hire if self-management exceeds 10 hours/week consistently.
3. You’re Not Built for Tenant Drama
Bad tenants cost landlords an average of $3,500 per eviction (TransUnion 2025).
A property manager handles:
- Tenant Screening – Credit checks, eviction history, income verification
- Late rent – Automated notices + collection process
- Evictions – Legally compliant filings (reduces court losses)
Bottom line: If tenant conflict raises your blood pressure, hire a manager.
4. You Want To Grow Your Rental Portfolio
Growing your rental portfolio can create more income opportunities, but handling every property yourself can take time away from finding and acquiring new investments.
A real estate manager can handle all these daily tasks, including tenant communication, rent collection, maintenance, and inspections, while you focus on growing your investment.
Verdict: Consider hiring a property manager when you want to expand your portfolio without doing your day-to-day management.
Note: Here is the list of best property managers in Oklahoma City that might be helpful.
5. You’re OK Giving Up Some Control (to Gain Sanity)
Yes, a property manager will handle:
- Rent collection
- Maintenance decisions (within your budget)
- Lease enforcement
No, you won’t approve/need to approve every lightbulb replacement.
But you will get:
- Monthly financial reports
- Final say on major repairs (>$500)
- Freedom to take a vacation without 3 AM texts
Verdict: Hire if you value time over micromanagement.
Recommended Article: Get to know the tax benefits of owning rental property
6. You Want Peace of Mind (Not Just Passive Income)
Peace of mind isn’t abstract. It means:
- No calls during dinner
- Legal compliance handled automatically
- Vacancies filled in <30 days (industry average with a manager)
A good property manager filters trivial issues and only escalates big ones, like roof replacements or lease violations.
Verdict: Hire if “not worrying” is worth $150–300/month.
7. You Lack Property Management Experience
Owning a rental ≠ knowing how to manage one.
Common DIY mistakes:
- Illegal lease clauses (void in court)
- Fair Housing Act violations (fines up to $16,000)
- Poor tenant screening (leading to evictions)
- Missed maintenance that causes $10k+ damage
Experienced managers know landlord-tenant law, local rental codes, and how to maximize rent without overpricing.
Verdict: Hire if this is your first rental or you’ve made a costly mistake before.
8. You Don’t Know Landlord-Tenant Laws
Ignorance of the Landlord-tenant law could be expensive.
Example: In Oklahoma, you must give 24-hour notice before entry. Fail that, and tenants can break a lease without penalty.
Property managers prevent:
- Discrimination claims (federal + state)
- Illegal eviction procedures
- Security deposit mishandling (2x damages in some states)
Verdict: Hire if you don’t want to worry about breaking any laws.
What Property Managers Actually Cost
| Fee Type | Typical Range | Notes |
| Monthly management | 8–12% of collected rent | Most common model |
| Tenant placement | 50–100% of first month’s rent | One-time fee |
| Lease renewal | $200–500 | Annual or biennial |
| Maintenance markup | 0–15% on repairs | Some managers add this |
| Eviction fee | $500–1,500 | Court costs separate |
Example (Oklahoma City): $1,800/month rental → $180/month management + $900 placement fee. Breaks even after 5 months of stress-free ownership.
Property Manager vs. DIY vs. Property Management Apps
Handling a rental property doesn’t have to be done the same way by every landlord. Depending on your budget, experience, and available time, you can easily choose between hiring a property manager, self-managing your property, or using property management apps.
| Feature | Property Manager | DIY | Apps |
| Tenant Screening | Expert tenant screening | Self-screen applicants | Basic screening tools |
| Vacancy Management | Markets properties & fill vacancies | Handles marketing & showing | Creates online listing |
| Rental Rate | Uses local market analysis | Based on personal research | Limited pricing insights |
| Legal Compliance | Ensures compliance with local laws | The Landlord is responsible | No legal guide |
| Collecting Rent | Collects rent & enforces lease terms | Collects rent personally | Automates online rent payment |
| Tenant Communication | Handles tenant inquiries and issues | Manages all communication | Limited messaging features |
For landlords who want to save time, minimize stress, and protect their investment, appointing a property manager provides the complete solution. While apps can automate routine tasks and DIY management offers full control, neither can replace the expertise and knowledge of experienced real estate managers.
3 Situations Where You Should NOT Hire a Property Manager
Being a good landlord doesn’t always mean outsourcing.
Don’t hire if:
- You own 1 property in the same neighborhood and have flexible work hours.
- Your rental needs major renovation – managers don’t do construction.
- Your cash flow is negative – adding a 10% fee makes it worse.
Instead, try a la carte management (leasing-only services) or property management software like Buildium or AppFolio.
How to Choose the Right Property Manager?
Selecting the right property manager can help you secure your investment, lower vacancy rates, and increase the rental income you earn from your property. Before making any decision, consider the following factors.
- Select an Experienced Property Manager: Hire a property manager with sufficient experience in handling rental properties and a strong knowledge of the rental market in your area.
- Check for Reviews and Reputation: Read the online reviews about the manager & get references from their past clients to judge their reputation and reliability.
- Compare Services and Fees: Compare the management fee and services such as tenant screening and rent collection that the property manager will be providing you. Also, ask about any hidden charges.
- Ask about Communication: Make sure that the property manager is good at communicating and keeps you informed about your rental property’s performance.
- Verify their License: Make sure the housing manager has a valid license that meets all legal requirements.
- Review the Contract: Review the property management contract carefully to get a clear understanding of the services being offered, their contract terms, and termination policy before signing.
Check out how to choose a right property manager
Is Hiring a Property Manager Worth it?
Managing rental properties can be time-consuming and stressful, especially for owners with limited experience or multiple properties. Managing a few properties can be manageable, but the workload can quickly increase as you add other properties.
Multiple properties come with many responsibilities, including multi-tenant leases, repairs and maintenance, early lease termination, tenant screening, and evictions, all needing prompt attention.
Hiring an expert property manager can help handle these responsibilities, lower your workload, and give you extra time to focus on other tasks. The best way is to learn the ropes from professionals and avoid costly mistakes from self-management.
However, the decision to hire a property manager is a personal one. You need to weigh the advantages and disadvantages of hiring a proper manager and decide if it aligns with your goals as a property owner. Any investment property benefits from the services of a property manager. They help you get the most out of your investment while also educating you on the laws and regulations you must obey.
If you are thinking of hiring a property manager in Oklahoma City, contact OKC Home Realty Services. We are the property managers who will deliver stress-free property management for you.
FAQs on Why Hire a Property Manager
What is a reasonable property management fee?
The reasonable management fee generally ranges from 7%-10% of every month’s rent for ongoing management and moderate leasing fees, typically from $500 to a 1/2 month’s lease or more, when an inhabitant is at first positioned.
How to hire a best property manager?
The landlords may hire a good property manager through referrals from friends and relatives, researching the property managers online, and interviewing several property managers with licenses.
How is the property management fee calculated?
A portion of the gross received rent is normally charged as a maintenance fee, but some rental property managers charge a monthly flat fee. The cost of managing a single-family home varies by industry, but most management firms charge 10% of the monthly rent.
Can I terminate the contract with a property manager if I'm unsatisfied?
Yes, most property management contracts include termination clauses. However, reviewing the agreement carefully and understanding the terms and conditions regarding termination before signing is important.
Can I still have control over my property if I hire a property manager?
Yes, hiring a property manager does not mean controlling entirely. You can discuss your expectations, preferred level of involvement, and specific guidelines with the property manager to ensure your needs are met.
Do I need a property manager to rent my home?
Deciding whether to hire a property manager depends on your experience and goals as a landlord. Property managers can assist with preparing the home, marketing, retaining tenants, reducing stress, and providing peace of mind. They handle tasks such as getting the house ready for rent quickly, marketing the property, ensuring tenant satisfaction, and managing property maintenance along with regulatory compliance. This can ease stress for landlords and provide confidence in the security of their investments.
How to evaluate whether a property management company is performing well?
You can evaluate property management companies’ performance by following indicators:
1. Open communication.
2. Timely handling of maintenance/repairs.
3. Thorough tenant screening.
4. Maximizing rental income while minimizing vacancies.
Is managing the property difficult?
Yes, managing the property can be difficult because landlords must handle tenant screening, rent collection, maintenance, handling legal requirements, and resolving tenant issues. These responsibilities can be time-consuming and stressful for landlords.
Author
Scott Nachatilo is a licensed real estate broker and Certified Property Manager with over 27 years of experience in Oklahoma’s real estate market. He holds a Master’s Degree in Geology from the University of Missouri and is a proud NARPM member. He is also a co-author of Weekend Warriors Guide to Real Estate (2006). Scott founded OKC Home Realty Services to help landlords and investors across Oklahoma City maximize their returns and enjoy a stress-free property ownership experience.
