Nashville Property Management

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Nashville Property Management

Thanks for visiting our site to learn more about our Nashville Property Management services!

Over the past ten years, we 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 Nashville’s premier Single Family Residence property managers, gkhouses focuses on providing a high level of service for all of our owners whether they 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: Communication, Uncomfortable Transparency, and Celebrate the Tenant.

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 their home. So, we put together an infographic to help explain how we work with owners just like you everyday.

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 (615) 925-3880 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.com 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 digital 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 see your home as efficiently as possible.

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?

Our fees vary depending on the homeowner and the rental property. However, in general, our fees are as follows:

  • See our flat fee pricing model for up-to-date information.
  • 10% management fee on any maintenance or construction items gkhouses subcontracts to independent contractors.
  • The hourly market rate for any gkhouses employee’s labor for construction or maintenance items. The current rate is $78 per hours, but subject to change.

Contact us for more information on our fee schedule for your rental property.

When do I get paid?
Typically rent is late after the 3rd (according to our gkhouses lease) of the month. Once we’ve collected the rent, we will disburse owner funds and statements on 15th of each month.
Do you keep a reserve for maintenance expenses throughout the month?

Yes, we retain $500 per owner for up to five houses. If an investor has more than five houses, we will hold $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?

We established gkhouses in 2008. We initially began in the business by managing our own 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 over 1,500 properties for more than 900 owners throughout the Birmingham, Chattanooga, and Nashville area.

Can I read a copy of your management agreement?

Absolutely, 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 with the State of Tennessee, Alabama, and Georgia 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?

Our current owners can reach us at [email protected] and (615) 925-3880 ext. 3 during normal business hours. If you would like to learn more about our management services, we’d ask you to call (615) 925-3880 ext 3 or email [email protected]

If you email [email protected] your email will be answered in the order it was received. Communication is one of the gkhouses Three Uniques and one we know owners take seriously. If you have more questions about our processes for owner communication, feel free to reach out to us at the number above.

Can you put the money directly into my account?
Yes, we make ACH payments directly into owner accounts. We disperse to owners on 15th 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 come to us as a referral from an agent, we would 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 a powerful 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 typical gkhouses lease is a five-year lease that auto renews each 12 months. A tenant can turn in a notice to move at the end of each 12 month period. If they do not, the lease will automatically renew for an additional 12 months. There is also a 5% rent increase each year unless an owner requests we keep rent the same.

How much security deposit do you charge the tenant?
One month’s rent
How soon can you start managing my property?
As soon as you sign a management agreement and hand over the keys. Almost immediately we will schedule a walk through 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 at the property.
Who holds the tenant security deposit?

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

  • BBB Business Profile
  • Visitors Choice Award
  • NARPM-National Association of Residential Property Managers
  • Equal Housing Opportunity
  • Bar Association Realtors
  • NAR- National Association of Realtors
  • Greater Alabama MLS