The fee for managing a residential unit such as a single-family home, townhouse, or multi-unit property.

Monthly Fee Covers:

• Rent Collection
• Rent reminders to tenants if rent is late
• Communication with tenants
• Paying bills and expenses
• Maintenance Coordination
• Annual Property Inspection
• Bookkeeping and accounting
• Monthly payment disbursements to owners
• Access to online Owners Portal where owners can view income and expenses
• Emergency after-hours contact

A one-time onboarding fee charged when establishing a new management relationship and onboarding the initial property.

For properties receiving ongoing monthly management, the placement fee is calculated using the highest monthly rent under the executed lease.

This one-time fee includes:

• Marketing & Advertising: Including photographing the property, a 360-degree virtual tour, and advertising the property on all major listing websites.
• Tenant Screening: Including background and credit checks, income verification, criminal and eviction history, and other screening processes to ensure that the tenant is qualified and reliable.
• Property Showings
• Lease Preparation and Signing
• Coordination of Move-In: Including move-in inspection, transference of keys, and explanation of tenant responsibilities as well as specific property rules & regulations.

Note: The fee for tenant placement services without ongoing monthly management services is equal to one month’s rent.

If discounted tenant placement is provided in connection with ongoing management and management ends before the earlier of 90 days following tenant move-in or completion of the initial lease term, the placement service will be reclassified as a standalone placement and the difference between the discounted fee paid and one full month’s rent will become due.

No monthly management fee is charged for a calendar month in which the property is vacant for the entire month and is not subject to a tenancy.

This fee covers the preparation, administration, and coordination of a lease renewal, rent increase notice, or other renewal-period tenancy offer or adjustment. Services may include market analysis, consultation with the owner regarding renewal and rent options, preparation and delivery of the applicable offer or notice, and related owner and tenant communications.

The fee is earned upon preparation and delivery of the applicable renewal offer, rent increase notice, or other tenancy offer or adjustment and applies regardless of whether the tenant ultimately renews, continues month-to-month, vacates, or otherwise responds to the offer or notice.

One Annual Property Inspection — Included

One annual property inspection is included with ongoing monthly management.

Additional Property Inspections — $150 per inspection

Additional inspections requested by the owner or performed due to tenant noncompliance, lease violations, maintenance concerns, follow-up verification, or other circumstances reasonably requiring an additional inspection are billed separately.

Routine tenant communications, including ordinary rent-payment reminders, balance-due notifications, and lease-violation communications, are generally included with monthly management.

Because eviction is a legal process, we strongly recommend working with a qualified landlord-tenant attorney to handle the legal aspects of an eviction. Owners are responsible for attorney fees, process-server fees, court costs, filing fees, and other third-party expenses.

When Best Life provides additional administrative support, coordination, document assistance, communications with legal counsel or other third parties, scheduling, on-site field presence, or similar assistance in connection with an eviction, termination, or enforcement matter, those services may be billed at $150 per hour with a one-hour minimum.

Termination of a Property Management Agreement does not ordinarily result in a separate termination charge beyond fees and expenses already earned or incurred.

However, if an owner terminates the Property Management Agreement after execution but before Best Life has had the opportunity to place the initial tenant, the owner will be charged $650 or 35% of the first month’s advertised rent, whichever is greater.

If the property has not yet been advertised, the fee will be calculated using the agreed-upon listing rent or Best Life’s determination of fair market rent.

Routine maintenance and repair coordination is included in our monthly management fee. This generally includes receiving and reviewing tenant maintenance requests, communicating with tenants and vendors, dispatching appropriate vendors, scheduling ordinary repair work, and facilitating communication regarding repair status and completion.

Our approach emphasizes practical troubleshooting and cost-conscious solutions. We are committed to saving owners money on maintenance and repairs by working to avoid unnecessary repairs and ensuring that only genuinely required work is undertaken. This helps prevent unnecessary expenditures and preserves your budget. We will also happily provide owners with a list of suggested preventative maintenance items, customized for your property, at your request.

Additionally, under our contractor’s license, we have the capability to replace like-for-like items (such as bad electrical switches, light fixtures, bath faucets and cartridges, drain and toilet repairs, appliances, etc.) at a significantly lower cost compared to hiring specialized professionals such as electricians or plumbers. This can be especially advantageous when the nature or complexity of the work does not warrant the higher hourly rates associated with these specialists.

Moreover, we excel at troubleshooting common issues before automatically dispatching a higher-cost specialized vendor whenever circumstances allow. Our versatility allows us to identify practical solutions and handle a variety of maintenance needs efficiently, helping reduce unnecessary costs without compromising on quality.

In essence, we strive to provide property owners with a practical and economical approach to maintenance: avoiding unnecessary repairs, troubleshooting issues whenever appropriate, and utilizing cost-effective repair options when possible, including work performed under our contractor’s license when appropriate.

Maintenance or repair matters requiring substantial project oversight, multiple vendors, multiple bids, home-warranty coordination, substantial scheduling or oversight, or other services outside the scope of routine maintenance may be subject to an additional Project Management & Coordination Fee.

Best Life Repairs — Oregon CCB #246705

Residents are able to submit maintenance requests through the Best Life resident portal. Best Life reviews and coordinates routine maintenance requests as part of ordinary monthly management and communicates with residents, owners, and vendors as appropriate throughout the repair process.

Best Life does not inflate third-party vendor invoices or add coordination fees for routine maintenance services included within monthly management. Vendor charges and Best Life Repairs labor, materials, and other applicable repair costs are billed separately.

A 10% project management and coordination fee may apply to capital improvements, substantial repairs, or other projects requiring services beyond routine maintenance coordination, including projects involving multiple vendors, multiple bids, home-warranty providers, substantial scheduling or oversight, or other significant coordination.

This fee compensates Best Life for project oversight and coordination services associated with planning, vendor communications, scheduling, estimates and bids, progress monitoring, administrative work, and related project-management services.

When a property requires turnover services, cleaning, repairs, maintenance, safety work, or other corrective work before it meets Best Life’s standards for marketing or occupancy, Best Life may provide make-ready coordination services.

The coordination fee is up to 15% of total make-ready costs of $2,500 or less and up to 20% when total make-ready costs exceed $2,500. The applicable fee depends upon the nature and extent of the coordination required.

However, no coordination fee is charged for any make-ready services that are performed directly by Best Life Repairs.

Routine property management does not include the administration or coordination of property insurance claims.

If Best Life agrees to assist with an insurance claim, the coordination fee is 10% of the total insurance-funded restoration or repair costs, unless otherwise agreed in writing.

Insurance claim coordination may include communications with insurance carriers, adjusters, mitigation companies, restoration contractors, engineers, inspectors, and other third parties; obtaining estimates; scheduling inspections and work; documenting damages; reviewing repair progress; and related project-management and administrative services.

Best Life retains discretion to accept, decline, or discontinue insurance claim coordination services.

When Best Life administers, allocates, processes, or bills a property utility charge back to residents, the utility bill-back processing fee is $25 per utility bill, per month.

Best Life currently applies a 5% goodwill deduction when calculating tenant utility bill-backs to provide a buffer for minor calculation variances.

Current Pricing

Fees and rates shown are Best Life Property Management’s current rates and may be modified from time to time as permitted by the applicable Property Management Agreement. Unless otherwise expressly agreed, the rate in effect when an additional service is performed will apply.

Best Life retains discretion to determine whether a service falls within routine monthly management or constitutes an additional administrative, inspection, project-management, coordination, or other service subject to an additional fee.