What Questions Should I Ask Before Hiring a Property Manager in Orlando or Kissimmee?

Hiring a property manager is one of the biggest decisions a rental owner makes, but most people walk into that first phone call without a clear list of what to ask. The right questions can save you from a bad fit, hidden fees, or a manager who disappears when a tenant stops paying rent. Here's what to cover before you sign anything.

Start with licensing. In Florida, anyone who manages rental property for someone else in exchange for compensation generally needs to operate under a real estate broker's license, which is regulated through the state's Real Estate Commission. Ask whether the company (or the individual handling your property) holds an active Florida real estate license, and confirm it directly with the state if you want peace of mind.

Next, ask how fees work. Property managers typically charge a monthly management fee as a percentage of collected rent, plus a separate fee when they place a new tenant. Get the exact percentages in writing, ask whether the fee changes if you own more than one property, and ask what happens if a unit sits vacant — do you still owe a monthly fee with no rent coming in?

Ask about tenant screening specifically: what checks are run (credit, income, rental history, criminal background), and who makes the final call on an applicant — you or the manager? You want a company that screens thoroughly but still gives you the final say.

Ask how maintenance and repairs are handled. Who do they call for routine fixes, is there a dollar threshold under which they can approve work without checking with you first, and do they use licensed, insured contractors? Also ask how often the property is physically inspected and whether you'll receive a report with photos.

Ask about rent collection and your payout schedule: how do tenants pay, when do you get paid, and how often will you receive financial statements? Ask what happens in a worst-case scenario, too — if a tenant stops paying or needs to be evicted, does the company handle that process or hand it off, and will you be kept informed along the way?

Finally, ask about communication. How do tenants reach the manager with a problem, and how quickly can you expect a response if you call with a question? And ask about the contract term and how to exit the agreement if the relationship isn't working out.

None of these questions should make a reputable manager uncomfortable — a company confident in its process will answer plainly and in writing. If someone is vague about fees, licensing, or who holds the security deposit, treat that as a red flag before you hand over the keys.

This article is for general information only and isn't legal advice; consult a licensed Florida attorney for guidance specific to your situation.