Property owners
Management for apartment owners
Ridgeline manages nine communities and 800 apartments across six neighborhoods, from a single building to a garden community, with on-site teams and one central office.
Since 2009 we have taken on buildings from owners who were managing on their own, owners who were changing managers and developers with a lease-up ahead of them. The fee schedule is published below, the onboarding steps are the same for every property, and the owner statement arrives on the same day each month.
Services
What we handle
Full-service management covers all six. Owners who only need leasing or only need maintenance can contract for those on their own.
Leasing and marketing
Each community gets its own page here, and the larger ones get a site of their own, with listings, kept current with the availability in the property management system. There is an on-site leasing office at every one of our nine communities, with central support in Midtown for follow-up, pricing and lease-ups.
Maintenance
A 24-hour maintenance line answered by a person, in-house technicians for routine repairs and turns, and licensed contractors for the rest. Parts are billed at cost, with no markup.
Rent collection and accounting
Rent is collected through RentMerchant, by bank transfer or card, with autopay. Your owner statement is ready by the 10th of each month and net proceeds arrive by direct deposit the same day.
Resident relations
Renewals, notices, lease violations and move-outs are handled by the on-site team, with a regional manager over each neighborhood. Renewal offers go out 90 days ahead, which keeps turnover and vacancy down.
Compliance
Fair housing training for every employee each year, program reporting for income-qualified communities, and scheduled inspections with the reports filed to your owner portal.
Renovations and turns
Apartment turns are done in-house against a set scope and price list. Larger renovations are bid to at least three contractors, managed by our team and photographed for the owner file.
Fees
What it costs
One fee schedule for every property. It is written into the management agreement and does not change during the term.
| Service | Fee | How it is charged |
|---|---|---|
| Full-service management | 6% of collected rent | Billed monthly on the owner statement. Nothing is charged on an apartment that is vacant, because the fee is a share of rent actually collected. |
| Leasing fee | Half of one month's rent | Charged once per new lease, when the resident has moved in and paid the first month. |
| Renewal | $150 | Per renewed lease, covering the offer, the negotiation and the new documents. |
| Setup | None | Onboarding, the resident notice letters and the move of rent collection to RentMerchant are included. |
Repairs and contractor work are billed at cost on the monthly statement. Anything over $1,000 that is not an emergency is approved by you first.
Onboarding
How onboarding works
Four steps, and most properties are fully transferred within 30 days of the signed agreement.
Step 1
Walk the property
We visit, look at every apartment we can, and review the rent roll, the leases and the last twelve months of expenses. A written proposal with a rent recommendation follows within a week.
Step 2
Agreement and setup
The management agreement is signed, utility and vendor accounts are transferred, and residents receive a notice letter that introduces the on-site team. There is no setup fee.
Step 3
Residents move to RentMerchant
Residents get their new payment instructions and portal logins by email and by letter, and the first month's rent is collected under Ridgeline. Autopay carries over for anyone who wants it.
Step 4
First statement
Your first owner statement is ready by the 10th of the following month, with direct deposit of net proceeds. A review meeting at 90 days goes over occupancy, collections and the maintenance log.
Owner portal
Your statements and documents
Everything about your property, in one account, from the first statement on.
The owner portal is provided by our accounting software. Your login is sent by email when the management agreement is signed, and the same account covers every property you have with Ridgeline. Statements, invoices and reports are posted as they are produced, so there is no need to wait for month end to see where things stand.
In the owner portal
- Monthly owner statement, ready by the 10th
- Rent roll and occupancy, updated daily
- Invoices and receipts for every repair
- Inspection reports with photos
- Lease copies and renewal history
- Year-end tax package and 1099
Proposal
Request a proposal
Tell us about the property and someone from the office will call within one business day to set up a walk-through.
Prefer to talk first? Call (555) 014-2700 during office hours, Monday to Friday 8:30 to 5:30, Saturday 10 to 2.
Request received
Thanks. Someone from the office will call within one business day to set up a walk-through. If it is sooner to talk now, call (555) 014-2700.
Talk to us about your property
A walk-through and a written proposal cost nothing, and the fee schedule you see here is the one you would sign.