Birmingham Property Management

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Over the past 15 years, we’ve managed a lot of rental property – personally and for others. We’ve learned a lot of lessons the hard way so that you don’t have to repeat our same mistakes.

As Birmingham’s premier Single Family Residence property managers, we focus on providing a high level of service for all of our owners, whether you own one house or 200 houses. At gkhouses, our goal is to be an “insanely great property management company,” and we believe we will accomplish that be living out gkhouses’ Three Uniques mentioned on the owner’s page.

In our experience, we’ve learned no matter how many houses they own; owners have the same general questions about the process of renting out your home. So, we put together an infographic to help explain how we work with owners just like you every day.

If you think we’d be a good fit to manage your home, we’d love to hear from you! Feel free to contact us via phone at (205) 940-6363 ext 3 or by filling out the inquiry form and someone will reach out to you as soon as possible.

If you still have a few questions about gkhouses before you reach out, feel free to check out some of our most frequently asked questions below.

Answers to your common questions

How quickly can you rent my home?

Renting your home is a function of the amount of traffic driven to see your home. Simply put, it’s a numbers game!

At gkhouses, we take renting your home serious and harness the power of both digital and guerrilla marketing tactics to get your house noticed, applications filled out and tenants placed.

We’ve found that it takes a certain number of showings and not a certain amount of time to lease your home. That is why our goal is to drive traffic to your home.

Our current marketing efforts for our rental homes drive over 21,000 unique visitors to our website each month. This marketing traffic is what produces showings, which produces applications, which produces a well-qualified tenant for your rental property.

What are your fees?

We use to be just like everyone else in the industry and charge 10% management fee and a full month leasing fee, but we’ve since moved to a flat fee pricing plan. We believe these plans fit our owners’ needs and investment strategies better than before. We provide owners with three different pricing plans, Silver, Gold, & Platinum, starting at $65 per month. To learn more about our pricing plans, visit our pricing plans page.

When do I get paid?
Typically rent is late on the 3rd or 5th of each month. Once we’ve collected the rent, we will disburse owner funds on the 2nd Friday of each month and again on the last day of the month.
Do you keep a reserve for maintenance expenses throughout the month?

Yes, we keep $500 per owner for up to five houses. If an investor has more than five houses, we keep $100 per property. This reserve is to handle unforeseen maintenance items throughout the month. In the event maintenance continues to exceed that amount, we’ll review this amount and have a conversation with you about adjusting the reserve to a more appropriate amount.

How long have you been a professional property manager?

gkhouses started in 2008. We initially began in the business by managing our personal rental property. However, we saw the need in the market for a professional single-family property manager and decided to offer our services to others that had a high expectation of property management staff and a need for transparency and detailed accounting systems.

Our team of professional property managers has amassed a wealth of experience in the real estate industry as well as other industries to offer a battle-proven team of veterans for our clients.

How many properties do you manage?

We currently manage approximately 1,500 properties for more than 900 owners in Birmingham, Nashville, Chattanooga, and Little Rock.

Can I review your management agreement?

Feel free to give us a call or email us at [email protected], and we’ll gladly email you a copy of our current management agreement.

Am I required to make my property available to Section 8?
No, you don’t have to accept Section 8 qualified tenants.
Are you licensed?

Yes, we are licensed by the State of  Alabama to manage rental property. And we also ONLY allow licensed and insured maintenance staff and vendors to work on our rental houses.

How Can I Best Reach You?

You can reach us at [email protected] and (205) 940-6363 ext. 3 during regular business hours.

Can you put the money directly into my account?
Yes, we make ACH payments directly into owner accounts. We disperse to owners on the second Friday of the month and again on the last day of the month.
Do I get to see the lease or sign it?
If you would like to see the lease, we can provide you with a copy. The tenant signs a lease with gkhouses as your Agent.
Do you sell real estate too?
If you become a client as a result of an agent referral, we will refer you back to that agent. We also have staff that specifically focus on the selling of real estate should the need arise.
How is rent collection handled?
At gkhouses, we believe the best method for collecting rent is slow and steady pressure throughout the month as opposed to frantic and harsh pressure if rent becomes late. Not only do our tenants get friendly reminders that rent is due, but we also have weekly collections meetings where we discuss each tenant individually and decide the next step on a case by case basis. This has proven to be an efficient manner of handling rents and is validated in our 95%+ collection rate on tenants that we place.
How long of a lease do you sign?

A gkhouses lease is a 1-year lease which auto-renews every 12 months for up to 5 years. A tenant can turn in a notice to move at the end of each 12 month period, but if they do not turn in a notice, the lease will automatically renew for an additional 12 months. There is also a 5% rent increase each year unless the owner requests we keep rent the same.

How much security deposit do you charge the tenant?
One month’s rent
Who holds the tenant security deposit?

Per Alabama Law, we hold the tenant’s security deposit in a dedicated account at a local bank.

How soon can you start managing my property?
We can begin managing your property as soon as you sign a management agreement and hand over the keys. Almost immediately we will schedule a walkthrough by one of our experienced property managers and make sure everything is ready for this property to be rented.
What type of properties do you manage?

We specialize in single-family houses.

What type of reports do I get and how often?
Each month you will receive an Owner’s Statement with a detailed description of any rent collected as well as maintenance performed on your home. Attached to that report will be a copy of all the invoices for maintenance performed on the property.