Owner FAQs

General Information

• What services do you offer to property owners?

  We offer tenant screening, pet screening, rent collection, lease enforcement, eviction services, and more. For more information about our services, please see our services page.

• Do I have to use all your services, or can I choose specific ones?

  We are a full service property management company. While it may seem at first glance to be cheaper by going a la carte, that is not the case. We focus on offering a holistic level of service.

• How soon can you start managing my property?

  We would love to start managing your property as soon as possible. This depends on staff availability and how quickly we can gain possession of the property and how quickly you complete the necessary documents.

• Are you licensed?

  Yes! We are licensed by the Texas Real Estate Commission.

• Can I reach you after hours?

  Our standard office hours are Monday through Friday from 9am – 4:30 p.m. However, we understand our clients are all over the globe and we may need to touch base with you outside of normal business hours. We will do our best to accommodate this for time sensitive issues.

• Do you sell real estate too?

  Yes! We are happy to buy or sell real estate with you. Visit our Real Estate page to learn more.

• Do you manage properties with swimming pools?

  Yes, we will manage properties with swimming pools.

• Do you manage properties with “cowboy pools”?

  No. We do not manage properties with “cowboy pools” due to liability and the lack of vendors to service them.

Onboarding & Setup

• How do I get started with your property management services?

  Once we receive the signed management agreement, you will receive an information email with next steps. You will be required to access your owner portal and contribute your reserves to your account. You will be prompted to schedule your onboarding service call where will make sure you have all of the necessary information including reviewing owner statements, payments cycles, marketing strategy, and more.

• How long does it take to get my property rented?

  The average time to rent a property varies based on the market, the condition of the home, time of year, and the location. Your property manager will go over this along with the process and strategy with you before the property is listed for lease.

• What type of properties do you manage?

  We primarily focus on single-family homes between Killeen, Texas to San Marcos, Texas. We do manage duplexes and individual condominiums. We do not manage short-term rentals or furnished rentals.

• Do I need to do anything to prepare my property for rent?

  Please see our make ready standards here.

• When do I receive my rent payment?

  We do owner distributions between the 10th and 15th of every month via ACH payments directly to your bank account.

• How is rent collection handled?

  We collect rent on the 1st of the month. Rent is late on the 4th of the month. By the 5th of the month, if we have not received payment by the tenant, we begin the legal proceedings of eviction.

• Do you collect 1st months, last month rent, and a security deposit?

  We collect the security deposit equal to one month's rent within 24 hours of approval. The first full month's rent is due no later than the day of move in. We do not collect the last month's rent.

• Can I accept the rent and then pay you your management fees from there?

  No. In order for us to do our job effectively, we need to collect all funds from the tenant and payout to you.

• What are your fees and how are they structured?

  We generally charge 10%. However, we do offer discounts for multiple properties, longer contract terms, and properties built after 1978. Please see our pricing here.

• Are there any hidden fees?

  All fees are detailed in the property management agreement and owner’s handbook. There may be times that you request a service that is outside our normal scope. If that is the case, we will quote you an a la carte price.

• What type of reports do I get and how often?

  Every month you will receive your rental owner statement, copies of any invoices, and your monthly distribution. On an annual basis, you will receive a 1099 and a year-to-date statement to give to your tax preparer.

• Do I get a 1099 at the end of the year?

  Yes, each owner will receive a 1099 in January following the immediate tax year. Where allowed, you will receive an electronic and also a paper version.

• Who holds the tenant security deposit?

  We do. Texas law requires that we hold the security deposit in an escrow account.

• How much security deposit do you charge the tenant?

  We generally charge the tenant one month's security deposit.

• What is a security deposit alternative? Why is that an offering?

  We offer a security deposit alternative through Rhino. This lowers the barrier of entry for tenants so that they can pay a monthly amount, usually $30-$50 per month in exchange for covering damages in the amount of the security deposit. We usually receive payment on damages within 7-10 of submitting a claim. The tenant has the choice at any time to switch to a traditional security deposit if they like.

• What kind of insurance do I need?

  We require a one-million dollar liability policy that names Peach Blossom Properties LLC as additionally insured.

Maintenance & Repairs

• How do you handle maintenance and emergency repairs?

  For general maintenance, necessary repairs and maintenance under $500 will be performed without your approval. For items above $500, we will seek your approval. Your property manager can discuss this in more detail with you.

• Can I handle my own repairs?

  If you would like to get the property ready before you give us possession, you are able to perform your own repairs. However, once the property is in our possession, you will no longer have access to the key and will not be able to perform repairs at the property. This is one way we can shield you from the tenants and prevent issues down the road.

• Can I use my own contractors for repairs?

  If you have a preferred vendor for your property, we would love an introduction. In order for us to use your vendor, they must agree to our terms and conditions and be insured. We would like to use them for other properties as well. However, if this person or company is only available for your property, it is unlikely they will be approved as a preferred vendor.

• How do you ensure maintenance costs are reasonable?

  Our vendors will not always be the cheapest. However, they will never be the most expensive either. They will provide a great value. We often receive bulk discounts that you are not able to receive on your own. We pride ourselves on being a local company and working with local companies. In most cases, vendors are tested on our personal homes before they are allowed to be a vendor for us. We have a close network of vendors that we have worked with for over ten years in some cases. All of our vendors stand behind their work.

• How do you handle a maintenance request?

  Maintenance is an inevitable part of property management. For example, if a tenant calls in with a clogged toilet, we first look at the time of day and if water is affecting the property or not. If it is clogged and there are other working toilets in the home, it is not considered an emergency and will be handled during business hours. We will assign a plumber to the property. They will schedule with the tenant and diagnose the issue. Once the issue has been diagnosed, they will let us know what the cause of the issue was. If it is due to tree roots, the expense will be billed to the owner. Conversely, if children’s toys or other foreign objects are found in the toilet, the expense will be billed to the tenant.

• How much is your maintenance reserve?

  Our typical maintenance reserve is $500. This may be more if we are paying out HOA dues, property taxes, or routine items such as lawn maintenance from those reserves.

Communication & Transparency

• How do I stay informed about my property?

  You will see work order request that come through your owner portal. They are for information purposes. If we need anything from you, such as funds or approval, we will reach out to you. In the event of impending major storms, we will send out an informational email in advance. However, if you do not hear from us, that is usually good news. If there is natural disaster, such as a hurricane, flash flood, tornado, etc. we will communicate through our website.

• Who do I contact with questions about my property?

  One of our core values at Peach Blossom is team work. We pride ourselves on having long term relationships with our clients. However, each person is not always available at a given moment so we work as a team to get answers to you in the fastest manner possible. This means you will have one primary point of contact, but may get to know other team members as time goes on.

• Do you offer online access to my account and property info?

  Yes, you will have access to your owner portal where your management and leasing documents will be stored. They can be downloaded at your convenience. You will be able to track your work orders here as well as see pictures of the issues and completed work. You will be able to make owner contributions as needed. While we send a monthly statement to you, you will have the ability to download a statement at your convenience.

• Someone mailed a package to my door. Can I pick it up from the property?

  No. Please do not go to the property for any reason without having a staff member go with you. We instruct tenant’s to return packages to send or to let us know about them. If we need to retrieve the items and sender to you, we will bill you for the expense. Please make sure all subscription addresses have been updated and that addresses have been changed before giving us possession to the property. Don’t forget to update your address with the County Appraisal District so that your tax bill does not go to the tenant.

• I moved out of the house. Can I keep getting mail there?

  No. The tenant will be occupying the home and will not want mail meant for you. Having mail received at the tenant’s address removes a layer of privacy for you.

• Can I use the garage for storage and still rent out my house?

  While we know that some people will do this, this is not how we operate. We expect that the tenant will be able to use all storage areas and amenities included with the property.

• What is the resident benefits package?

  The Residents Benefits package has several items that are helpful to tenants including liability insurance, identity theft protection, a/c filters drop shipped to their door, on demand pest control and more.

Legal & Compliance

• Am I required to make my property available to Section 8 or housing vouchers?

  No, by law you are not required to take a Section 8 or housing voucher programs. There may be times that we advise accepting this will be in your best interest. Those will be determined on a case-by-case basis.

• What is your pet policy?

  Our policy is not to limit animals based on size, but on demeanor and breed restrictions. All animals go through pet screening. Please note that assistance animals cannot be denied for any reason. In the Greater Austin Area, 98% of people have pets so it is in your best interest to accept them.

• Do you have a pet guarantee?

  We do not have a pet guarantee as the Texas Department of Insurance has said that offering that type of program is providing insurance without a license. We do not hold an insurance license. We do charge pet rent to the tenant based on the paw score. The pet rent is collected and distributed to you with your monthly rental payment.

• Can I market to people without children?

  No. Fairhousing laws prohibit discrimination against people based on marital status, familial status, race, religion, or color.

• What requirements does my property need to have to be a rental?

  In short, each door that accesses the home is required to have a keyed lock, a deadbolt, and keyless deadbolt. They are also required to have a peephole. Chapter 92 of the Texas Property Code details the requirements of security devices and smoke detectors for rentals in Texas.

  Please note that the City of Austin requires carbon monoxide detectors in many of the rentals. We have adopted this policy for all of our rentals that we manage.

• What happens if a tenant stops paying rent?

  Rent is due on the 1st and late on the 4th. On the 5th or 6th, depending on if it is a holiday or weekend, we will place a Notice to Vacate on the door. (Local ordinances may require an additional step.) This begins the 1st step of the eviction process. Please see the next question below regarding evictions.

• Do you handle evictions? What is the process?

  If the tenant does not vacate after the appropriate time or set up a payment plan, we will file for the eviction with the proper Justice of the Peace Court. The constable will then serve the tenants and we will be provided a court date. Most tenants will move out of the property before the court date and sometimes negate the need to go to court. We have less than a 0.5% eviction rate and 100% success rate on evictions.

• How do you ensure my property complies with local laws?

  As property management experts, we comply with a multitude of regulations including the International Property Maintenance Code, Federal, State, and local laws including Fair Housing, ADA, and City and County laws. In addition, our brokers are involved with legislative affairs relating to private property rights at local, state, and national levels. We are often aware of new regulations that are coming down the pipeline so that we can be prepared for them. For example, City of Austin recently (2025) made it a requirement for rentals to provide a/c. This is not and has never been a requirement by the state of Texas.

Lease Renewal & Vacancy

• Do I get to see the lease or sign it?

  We will review the lease with you before we list the property on the market. However, once we have an approved applicant, we will sign on your behalf.

• Can I make changes to the lease?

  No. If you have any concerns about the requirements laid out in the lease or our rental criteria, please discuss these with your property manager before your property goes to market. Our goal is to take this off your plate so that you can have time for what really matters to you.

• How long of a lease do you sign?

  Most leases are for 12 months. We can sign longer or shorter leases as needed. Speak with your property manager to determine what fits your needs best.

Termination of Services

• Can I cancel the management agreement?

  Please see our guarantee page. We attempt to go over as many things as possible before the management agreement begins. However, there are times we may realize we are not a good fit. If there is a problem, we ask that you give us an opportunity to correct it. If you are still unhappy, we are happy to let you out of your agreement. Please discuss with your property manager if this is something you are considering. If you cancel the management during onboarding, there may be a fee to recoup the time and effort that we have spent onboarding and marketing your property.

• What happens if I want to sell the property?

  We are happy to offer our services if you would like to list your home for sale. The first thing we will do is verify how you found out about our services. If you were referred to us by another real estate agent, we will refer you back to that agent. We do not want to poach other agent’s clients that have been entrusted with us. If you were not referred to us by another agent, we are happy to help. We can often reach out to our investors and sometimes do an off market deal to not affect the tenant and we can keep managing the property. If you prefer to work with someone else, that is fine, too. You are not required to sell your property with us.