Owner pricing · Effective September 2026

What does property management cost at One Focus? Every fee, right here.

Most property management companies make you get on the phone before they will tell you what they charge. We think that is backwards.

So here it is. Every fee we charge, what it pays for, and when you pay it. We also cover the money that comes from your tenants, what we mark up on maintenance, and what is not included. If something costs you money, it is on this page.

See the short version Schedule a Rental Review Call

Read the video transcript

I'm Jennifer Ruelens, the broker and owner at One Focus Property Management. And thank you for learning more about our company and how we work. This page is all about our pricing, because you probably are wondering how much is this going to cost you? And that is totally natural and normal. And you know, a lot of people believe that you need to have a phone call to share that kind of information. But I don't think that's a good use of time. I think you can understand this and decide whether a phone call's right for you or not.

So on this page, I'm aiming to be very transparent and share with you all of the numbers, all of the fees you could possibly pay here as a client at One Focus Property Management. And I detail the fees that your customers, your tenants, will pay.

And being open doesn't just stop at pricing, it's how we run the whole business. For example, every work order that we perform, you'll see indicated on your monthly management reports. And we have accessible for you photos, receipts, and detailed notes from every single thing we do on your property.

My goal with this page isn't to talk you into anything, it's to give you all the information you need to make the best decision for you. And if that's not working with One Focus, then I understand and completely get it. But if you're reading this page and my website and thinking, wow, I really think these are the kind of people I'd like to work with, well then I encourage you to reach out. We'd love to chat with you more about how we can be the property manager for you.

The other half of the story

Most properties that come to us are not broken. They are leaking.

They are not fully stabilized, the rents have fallen behind the market, maintenance costs are unpredictable and run high, and it takes too long to get a unit turned and rented again. None of that looks like a disaster on its own, but add it up and the property is losing value every year.

We do not create that value out of thin air. We find it and rescue it. Rental property is valued on the income it produces, so when the income comes back, the value comes back with it.

Lost value we typically reclaim

~20%

On a rental worth$200,000that is roughly$40,000left on the table

Here is where we usually find it:

Getting the property stabilized, with qualified tenants on proven leases
Bringing rents up to where the market actually is
Making maintenance costs steady and predictable instead of a surprise every month
Turning vacant units faster and keeping them full
Setting up utilities so the right party is paying for them
Cutting down risk with better screening, proper insurance, and code compliance

You can see real examples in Real Results: The Value We Rescued further down this page. So as you read through our fees, think about them the way we do. Not just as a cost, but as what it takes to get that value back.

The short version

Every owner fee on one table

Fee	What it costs	When you pay it
Monthly management	11% of rent collected	Only when rent comes in
Leasing a new tenant	50% of one month's rent, or $500, whichever is more	When a new 1 year lease is signed
Lease renewal	20% of one month's rent, or $200, whichever is more	Only when a tenant renews for 12 months or longer
Onboarding	$0 for most owners. $250 to $1,000 per door if the property has serious problems to fix	One time, when we take over
Maintenance coordination	$0	Never
Preventive maintenance and compliance inspections	$0	Never
Advertising	$0	Never. We pay for it
Security deposit settlement	$0	Never
Monthly and annual financial reporting	$0	Never
Landlord tenant complaint filing, hearings and evictions	$0 to us. You pay court costs	Court costs are due at time of filing
Rental codes inspections and permit applications	$0 to us. You pay any city license fees or inspection costs	Fees and costs are due at time of application for the license
Vacant property held off the market	$50 a month	Only if you keep it off the market longer than 45 days

Everything included in full-service management

"So what does the 11% actually cover?"

The first question most owners ask. Here is everything that comes with full-service management.

Online rent collection

Notices to Quit and eviction handling

Video move-in and move-out inspections

A preventive maintenance visit at least once a year

Renewal analysis: inspection, tenant payment review, market rent check, and new lease documents

24/7/365 emergency maintenance response

Utility transfers, invoices, bill backs to tenants

Security deposits held in a Pennsylvania trust account and settled within the 30 days the law requires

Your money kept in a trust account, never mixed with our company's money

Monthly statements and payouts to your bank account around the 27th of each month

An owner portal with your statements and documents

Year-end reports and your 1099 by February 15

1099s for every contractor paid through us, so you do not have to file them

Fair Housing and assistance animal compliance handled by trained, licensed staff

Maintenance coordination: phone or chat intake of work orders, triage, dispatching, and record keeping for every work order

Compliance activities, including inspections, tenant education, and other lease enforcement

What is not included

Paying your mortgage or property taxes
Tax, legal, or accounting advice
Insurance claim filing
Major rehab, renovation project management, or fire restoration (available by separate agreement)

Full-service management

Fee by fee

Monthly management fee

11%of rent collected

When you make money, we make money.

This is the main fee, and it covers the day to day work of running your rental. It is a percentage of the rent we actually collect, not the rent that is supposed to come in. If your tenant does not pay, we do not get paid either. And when your home is empty and on the market, you pay us nothing.

The 11% applies to your rent and any other income the property makes, like parking or laundry. It does not apply to money a tenant pays you back for repairs or utilities. That money goes straight to you with no fee taken out.

Can the fee be lower? Sometimes. We do not have a price chart for this. It is a judgment call we make portfolio by portfolio. The portfolios that get a lower rate usually have several properties (around 10 doors is where we start that conversation), higher rents, and homes in great condition. Those portfolios take less work per dollar, so we can charge less.

Leasing fee

50%of one month's rent, or $500, whichever is more

Everything it takes to find and sign a qualified tenant

You pay this when we place a new tenant on a 1-year lease. It covers:

Photos and video of your property
Listings and advertising on our website and the big rental sites
Showings, in person and self-guided
Application processing and full screening: credit, criminal background, eviction history, income, employment, and past landlords
Lease prep and signing
Renter's insurance verification
Utility transfers
Tenant onboarding and a video move-in inspection

On a $1,200 a month home, the leasing fee is $600. On an $800 a month apartment, 50% of one month's rent would be $400, so the $500 minimum applies.

Renewal fee

20%of one month's rent, or $200, whichever is more

Only when a tenant renews for 12 months or longer

Before we offer a renewal, we do a preventive maintenance inspection to make sure the tenant is taking care of your home, review how the tenant has paid, check the current market rent, and prepare updated lease documents.

If we do all of that work and the tenant will not accept a 12 month lease offer, or elects month to month, you pay no renewal fee.

Onboarding fee

Usually $0$250 to $1,000 per door only when needed

Most owners pay nothing to get started

We charge a one-time onboarding fee only when a property comes to us with serious problems we have to fix right away, like a lot of deferred maintenance or a tenant that is non-compliant with the lease. When that happens, the fee runs $250 to $1,000 per door, depending on how big the mess is. We will tell you the number before you sign anything.

Vacant hold fee

$50a month, only in one situation

Only if you keep it off the market longer than 45 days

If you ask us to keep your property off the market for longer than 45 days (maybe you are renovating or thinking about selling), we charge $50 a month until it is back on the market and ready to rent. We are still watching the property and handling the account during that time.

Pricing case studies

What a year with One Focus really costs

Percentages are hard to picture, and no two years of owning a rental look the same. So here are two example properties, built on real numbers from our market, and what a year of management would cost under three very different situations.

70%of leases renew, so most years look like the smooth year or the typical year.

30 daysempty between tenants, and every turnover costs about half a month's rent to clean, paint, and fix up.

6 weeksof lost rent in an eviction, in addition to the 30-day turnover, plus about $450 in court costs. The amount varies based on the facts of the case.

DepositIn the eviction scenario, we keep the tenant's security deposit (one month's rent) and apply it to the unpaid rent. We do not count any deposit in the other years.

Before taxes"What is left for you" is before property taxes, insurance, and your mortgage, since those are different for every owner.

11% onlyon rent that is actually collected, which is why our fees drop in a bad year.

Case study 1

A 3 bedroom, 2 bath single family home in Danville

$2,400 a monthTenant pays all utilitiesTenant does lawn and snowAbout $1,400 a year maintenance

Smooth year: the tenant renews for another 12 months.
Turnover year: the tenant moves out, the home sits empty for 30 days, and we place a new tenant.
Tough year: the tenant stops paying, we complete the eviction, and the home sits empty for 30 days before we place a new tenant.

Where the rent goes

Smooth year$28,800 collected

Fees $3,648Costs $1,400Left for you $23,752

Turnover year$26,400 collected

Fees $4,104Costs $2,600Left for you $19,696

Tough year$25,477 collected

Fees $4,002Costs $3,050Left for you $18,425

Fees to One FocusProperty costsLeft for you

	Smooth year	Turnover year	Tough year
Rent collected from the tenant	$28,800	$26,400	$23,077
Security deposit kept and applied to unpaid rent	$0	$0	$2,400
Management fee (11%)	$3,168	$2,904	$2,802
Leasing fee	$0	$1,200	$1,200
Renewal fee	$480	$0	$0
Total fees to One Focus	$3,648	$4,104	$4,002
Fees as a share of rent collected	12.7%	15.5%	15.7%
Maintenance	$1,400	$1,400	$1,400
Turnover (clean, paint, repairs)	$0	$1,200	$1,200
Court costs	$0	$0	$450
What is left for you	$23,752	$19,696	$18,425

Notice something about the tough year. You lose money, and so do we. Our total fees are lower in the eviction year than in the turnover year, because we only earn our 11% on rent that actually gets collected. When your property has a bad year, we have one too.

Case study 2

A 4-unit apartment building in Williamsport

2 x 1BR at $9002 x 2BR at $1,100$4,000 a month fullTenants pay water, sewer, electric, gas

The owner pays for lawn care and snow removal (about $1,200 a year), trash (about $480 a year), and the utilities in any unit while it sits empty (about $150 a month). Normal maintenance costs about $2,400 a year.

Smooth year: all four tenants renew.
Typical year: one 2-bedroom tenant moves out and the other three renew. With a 70% renewal rate, this is what most years look like for a 4-unit building.
Tough year: one 2-bedroom tenant is evicted, one 1-bedroom tenant moves out, and the other two renew.

Where the rent goes

Smooth year$48,000 collected

Fees $6,120Costs $4,080Left for you $37,800

Typical year$46,900 collected

Fees $6,329Costs $4,780Left for you $35,791

Tough year$45,577 collected

Fees $6,483Costs $5,830Left for you $33,264

Fees to One FocusProperty costsLeft for you

	Smooth year	Typical year	Tough year
Rent collected from tenants	$48,000	$46,900	$44,477
Security deposit kept and applied to unpaid rent	$0	$0	$1,100
Management fee (11%)	$5,280	$5,159	$5,013
Leasing fees	$0	$550	$1,050
Renewal fees	$840	$620	$420
Total fees to One Focus	$6,120	$6,329	$6,483
Fees as a share of rent collected	12.8%	13.5%	14.2%
Maintenance	$2,400	$2,400	$2,400
Lawn care and snow removal	$1,200	$1,200	$1,200
Utilities (trash, plus utilities in vacant units)	$480	$630	$780
Turnover (clean, paint, repairs)	$0	$550	$1,000
Court costs	$0	$0	$450
What is left for you	$37,800	$35,791	$33,264

On the 1-bedroom units, 50% of one month's rent is only $450, so the $500 leasing minimum applies. The same goes for renewals, where the $200 minimum applies.

Maintenance

What we charge and what we mark up

We do not charge a maintenance coordination fee.

Maintenance coordination is the accepting of the work order, an initial phone or chat triage to determine what the issue is and if it requires a visit, and dispatching of that work order.

We do have our own in-house maintenance team, and we charge for their time and materials. We also markup parts and outside contractor work. Here is exactly how much, and why.

Type of work	Hourly rate
Cleaning, painting, trash out	$52.50
General maintenance and turnover work	$62.50
Plumbing, electrical, finish carpentry	$72.50
Emergency work after 5 PM, weekends, and holidays	$117.50 1 hour minimum

Billed in 15 minute increments.

Our markups

Parts we stock on our trucks and in our shop

25%

We buy, store, and track them, so the tech can fix it on the first trip instead of making a second one.

Parts we buy for your specific job

15%

Covers the sourcing, retrieving, and documenting purchase.

Work by outside vetted, insured contractors

10 to 20%

Covers finding, vetting, scheduling, and checking their work.

Example

A tenant reports a leaking kitchen faucet.

Our tech spends 1.5 hours to replace it. The new faucet is bought just for this job and costs $120. Here is what that looks like on your statement.

Every repair has a work report, notes, photos, and receipts saved in our system. If you have questions or want to know more about the work, it is easy for us to answer those with our exceptional record keeping.

Work orderKitchen faucet

Labor: 1.5 hrs x $62.50$93.75

Faucet: $120 + 15%$138.00

Total on your statement$231.75

General maintenance rate. Photos, notes, and receipts attached to every work order.

Why we run our own maintenance team

Maintenance is the number one reason tenants leave, and slow repairs are how small problems turn into big ones.

Our technicians average 10 to 20 years of experience across multiple trades
We are a licensed contractor in Pennsylvania and a lead-safe certified company
We answer emergencies 24 hours a day, 7 days a week, 365 days a year
We only work for our property management clients
We work with more than 40 local contractors, and they prioritize our jobs because we send them steady work
Every vendor we work with has their insurance verified prior to doing work on your property
You never have to find a contractor, chase a bill, or coordinate visits with your tenant

How you stay in control of costs

$500 approval limit

We will call you before spending more than $500 on any one repair. The only exception is a true emergency, like no heat or a leak that cannot be reasonably contained in a bucket.

Preventive maintenance

We visit every occupied home at least once a year and service HVAC systems annually or biannually, depending on the type of system. Catching small problems early is the single best way to control expenses in real estate.

Tenant chargebacks

If a tenant caused the damage, we bill the tenant to reimburse you.

Want to use your own contractors?

You can. Owners who want to handle their own maintenance sign a maintenance waiver. Your management fee stays the same. We still take the maintenance calls and dispatch it to you. From there, you are responsible for getting the work done and paying for it. You agree to respond within two business days (one day for urgent problems like safety issues), use licensed and insured contractors, and let us handle all communication with your tenant.

This is something we want to talk through with you before you sign, because it is not an arrangement we agree to every time. We decide based on the condition of the property, your capacity and ability to handle repairs quickly, and how well we are able to work together on it.

The money that comes from your tenants

This is the part most companies do not talk about

Your tenants pay some fees too, and some of that money goes to us. We think you should know exactly which ones, how much, and why. You can also read the exact lease your tenant signs, fee schedule and all.

Fees most tenants pay

Fee	Amount	Who keeps it	Why
Application fee	$65, paid by each adult applicant	One Focus	Applicants pay for their own credit, criminal, eviction, income, and landlord checks. You pay nothing for screening
Move-in admin fee	$50, one time	One Focus	Covers lease prep, the video move-in inspection, and setting up the security deposit in our trust account
Resident Benefits Program	$15 a month	One Focus	Gives tenants a live after-hours emergency line, an online portal, more ways to pay, interest free payment plans, one-time late fee and returned payment forgiveness, and access to our handyman service
Renter's liability insurance	$12.95 a month, only if the tenant does not show their own policy	Second Nature	Every tenant must carry liability coverage. If they do not buy their own, they are enrolled in a policy through Second Nature. This protects your property if a tenant causes damage.
Pet fee	Monthly, set per pet, $30 to $50	Split 50/50 with you	We screen every pet, collect vet and vaccination records, perform a housekeeping inspection after the animal moves in and enforce the pet rules for the whole lease

Fees tenants pay when rent is late

Getting late rent paid takes a lot of work. Notices have to be posted, calls and messages have to go out, and sometimes a written payment plan has to be set up and tracked. We keep the late fee to help cover that work when it is needed, instead of raising the management fee for every owner.

A fair question about late fees: does that mean we want tenants to pay late? No. Our 11% only gets paid when rent is collected, so late rent means we are waiting on our money too. We would much rather have tenants who pay on time, and that is what our screening is built to find. Our business works best when we don't earn those late fees.

Fee	Amount	Why
Late fee	8% of the unpaid amount if rent is not in by the 5th	Reminders, notices, payment plans, and filing in court if it comes to that
Notice posting fee	$50	Covers posting the Notice to Quit at the property
Returned payment fee	$50	Covers the bank charge and the time to fix the account

One Focus keeps all three.

Fees tenants pay only if they break the lease or cause extra work

Most tenants never pay any of these. Contrary to popular belief, we do not see these fees as a source of income, and we do not budget to receive them. Each one does one of two things. It pays us back for the extra work it takes to handle the problem, or it discourages the tenant from breaking the rules in the first place. When a tenant is out of compliance, these fees help us get them back in line quickly, and they keep the cost of fixing it on the tenant instead of you.

Fee	Amount	Who keeps it
Lease change (rewriting the lease when an occupant is added or removed)	$150	One Focus
Keyless entry code change	$75	One Focus
Borrowed key not returned	$100	One Focus
Keys not returned at move-out	$150	One Focus
Missed maintenance appointment	$75	One Focus
Utilities left in the owner or manager's name	$100 plus the utility costs	Utility costs to You, $100 to One Focus
Re-inspection when a lease violation is not fixed	$50 each	One Focus
Noise complaints after the second one	$50 each	One Focus
Cigarette cleanup	$100 an hour, 1 hour minimum	One Focus
Lawn or vehicle damage to the yard	$100 plus the repair cost	Repair to You, $100 to One Focus
Lawn care or snow removal not done	$100 plus the cost of the work	Cost of work to You, $100 to One Focus
City fine caused by the tenant	The fine plus $100	Fine repaid to You, $100 to One Focus
Disabling a smoke or carbon monoxide detector	$500 plus damages	Damages to You, $500 to One Focus
Unauthorized pet	$100 per pet per day	One Focus
Unauthorized person living there	$500	One Focus
Early termination (breaking the lease)	One month's rent or $800, whichever is more	You
Staying past the end of the lease (holdover)	150% of normal rent	You

Money that is always yours

Repair chargebacks for damage a tenant caused, and utility reimbursements all go to you. We collect them and pass them through with no fee taken out.

Other costs you should know about

No surprises later

Evictions

We do not charge a fee to handle an eviction. We manage the whole process for you. You pay the court filing and constable fees. Most evictions never get near an attorney, except in an appeal to the Court of Common Pleas, where the eviction would move to the County Court. Appeals are exceedingly rare in our experience.

Insurance

You need your property insurance to list One Focus as an additional insured. The minimum liability coverage is $300,000 for a single family home, $500,000 for 2 to 4 units, and $1,000,000 for 5 or more units. If we do not have proof of your policy, we put your property on our master liability policy at $13.50 per unit per month until you provide it.

Keyless entry

Every unit needs a keyless deadbolt on at least one entry door. If your property does not have one, we install a quality Schlage lock and bill it at our normal time and materials rates.

Work outside of property management: $100 an hour

Some things are not part of managing a rental. If you ask us to help with any of these and we agree, we charge $100 an hour plus costs, and we put it in writing before we start:

Getting a property ready to sell or refinance
Insurance claims
Fire or major damage restoration
Attending homeowner association meetings

Leasing only

When you just need a tenant

If you want to manage the property yourself and only need help finding a tenant, we offer a leasing only service. The fee is 10% of the total lease value.

What you get: advertising (we pay for it), showings, applications and full screening, tenant selection, a signed lease, and the security deposit collected and made payable to you. When we hand you the signed lease packet and the deposit, the job is done and we send the invoice.

What you do not get: rent collection, maintenance, holding the deposit, renewals, or lease enforcement. After move-in, the tenant is yours to manage.

Leasing only fee

10%of the total lease value

$1,000 a month x 12 months=$12,000lease value. Our fee:$1,200

Good to know: the fee is owed if the property is rented during our agreement, even if you are the one who finds the tenant. The photos and video we make for your listing stay with us.

You do not pick the tenant. We select the tenant based on our published application selection criteria, the same way we do for every property we lease. That keeps the process fair, consistent, and compliant with Fair Housing both federal and Pennsylvania.

Real results: the value we rescued

A 4-unit building in Williamsport

Here is what rescuing lost value looks like on a real property we manage. This building has one studio and three 1-bedroom apartments, and it is heated with electric baseboard. When our client bought it, the owner was paying for electric, water, sewer, and trash for every unit. In other words, the owner was paying to heat four apartments.

What we found

Deferred maintenance that put the current tenants at risk of leaving and would make it harder to attract qualified new ones
Water leaks in the basement that had been left alone
Only four electric meters for four apartments plus the hallways and common areas, which is why the previous owners had been paying all of the electric
A trash contract that cost more than it should
Rents that did not line up with the market once you looked at who was paying for what

What we did

Took care of the deferred maintenance and fixed the basement leaks
Moved the common area electric onto the studio's meter. The owner still pays the electric for the studio, and the tenants in the three 1-bedroom units now pay their own
Rewrote and renewed the leases to match the new utility setup
Renewed the leases at proper market rent, based on the new utility setup
Renegotiated the trash contract

Net operating income, within one year

+26%

About $5,800 a year. Most of that came from cutting expenses, and the rest came from getting the income right.

Before One FocusAbout $22,300

After One FocusAbout $28,100

At a 10% cap rate, $5,800 a year in added income is worth about$58,000in added value

There was no big renovation behind it. It came from running the building the way it should have been run all along.

Why we are not the cheapest property manager

You can find managers who charge 9%. We know that.

So here is what the extra few percent pays for.

We rescue lost value.

Most properties that come to us are leaking money through rents below the market, long vacancies, and maintenance costs nobody can predict. When we fix that, we typically reclaim about 20% in lost value. Rental property is valued on its income, so that is value you get back when you refinance or sell.

See how we rescued $58,000 in value on a 4-unit building in Williamsport, where net operating income went up 26% in one year.

Our own maintenance team.

Most small companies do not have one. That is why they add coordination fees and why your repair waits in a contractor's line. Being able to handle a wide variety of work across five counties, quickly, with insured vendors, good quality, and a fair cost is expensive to keep up. We invest heavily in it because our clients deserve it, and it is one of the biggest reasons we are not the cheapest property manager.

Real 24/7 emergency coverage.

That means software, full-time coordinators, an after-hours live-answer call service, and a manager and technician on call every night. It costs a lot to run. It is also why a burst pipe at 2 AM costs $500 to fix and not $25,000.

Tougher screening.

The cheapest tenant to have is the qualified one. A bad placement can cost you months of lost rent, an eviction, and a big repair bill all at once.

Experience.

One Focus has managed rentals in North Central Pennsylvania since 2012, across five counties (Lycoming, Clinton, Montour, Columbia, Union). Our three-person leadership team has 52 years of property management experience with 29 of those years being with One Focus.

We are not built on the owner's own rentals.

Some management companies start when an investor builds a big portfolio of their own, then starts taking on other people's properties on the side. That is not us. One Focus' owner, PM Jen, owns rentals, but she is not a large client of One Focus. Your property is never competing with the boss's properties for attention, for tenants, or for the first slot on the maintenance schedule.

We do not sell real estate.

Many property managers are really real estate sales offices, and management is the side business that feeds them listings. We do not do sales at all. Our team is made up of full-time W-2 employees, not part-time agents or independent contractors, and their whole job is managing your property profitably. (It is kind of in the name.)

Credentials.

In 2026, One Focus earned the Certified Residential Management Company designation from NARPM. Fewer than 40 companies in the country hold it, and we are the second in Pennsylvania. Our team also holds six individual professional designations from NARPM and the Institute of Real Estate Management (IREM).

Our company

Certified Residential Management Company (CRMC)National Association of Residential Property ManagersCompany designation

Certified Workplace Safety CommitteePennsylvania Department of Labor & IndustryCompany certification

Our team

Master Property Manager (MPM)National Association of Residential Property Managers2 team members

Residential Management Professional (RMP)National Association of Residential Property Managers3 team members

Accredited Residential Manager (ARM)Institute of Real Estate Management1 team member

Licenses.

Licenses mean the work on your property is done by people who are legally allowed to do it, and who answer to a state or federal agency if they do it wrong.

Pennsylvania Real Estate Commission

Broker of record1
Associate broker1
Real estate salespersons4

Every licensed activity, like leasing and negotiating leases, is done by licensed staff.

U.S. Environmental Protection Agency

Lead-Safe Certified FirmNAT-F207041-2
Certified Lead RenovatorsMaintenance techs and managers

Pennsylvania Office of Attorney General

Registered Home Improvement ContractorPA 150814

Who we are not a good fit for

We would rather tell you now than disappoint you later.

We are probably not the right company if:

You are shopping for the lowest percentage in town, no matter what
You want to talk with your tenants directly. We handle all tenant communication, and that is how we keep things clear and legal
Your property needs a major rehab, and you are not ready to put money into it
Your property is not in a condition where we can put a quality tenant in it. We focus on Class A and B properties only.
You want to pick your tenants yourself. We select every tenant using our published application criteria. Sharing that decision with an owner, or stepping outside those criteria at all, creates legal liability for both of us, so we do not do it

Questions owners ask about our fees

FAQ

How much does property management cost in North Central Pennsylvania?

At One Focus, full service management is 11% of the rent collected, plus a leasing fee when we place a new tenant and a renewal fee when a tenant renews for 12 months or more. All in, most years land between about 13% and 15% of rent collected. On a $2,400 a month home in Danville, that is about $3,650 to $4,100 a year. The case studies on this page show the full math.
Do I pay anything when my property is empty?

No monthly fee, as long as it is on the market. Our 11% is based on rent collected, so no rent means no fee. The only exception is if you ask us to keep it off the market for more than 45 days. Then it is $50 a month.
Do you mark up maintenance?

We do not charge a coordination fee. We do mark up parts (15% on parts bought for your job, 25% on parts we stock) and outside contractor work (10% to 20%). Our labor rates are listed on this page.
Is there a fee to switch to One Focus from another manager?

Usually not. We only charge an onboarding fee, $250 to $1,000 per door, if the property has serious problems that need fixing right away. We will tell you before you sign.
What is the $15 Resident Benefits Program your tenants pay?

It is a monthly package for tenants that includes a live after-hours emergency line, an online portal, more ways to pay, interest free payment plans, one-time late fee forgiveness, and access to our handyman service. It is part of the lease, and we list it here so you know it exists.
Who keeps the late fees?

We do. Collecting late rent takes real work: posting notices, calls and messages, and sometimes a written payment plan. The late fee helps cover that work when it is needed, instead of raising the management fee for every owner.
Is your management fee negotiable?

Sometimes. Owners with around 10 or more doors, higher rents, and homes in great condition may qualify for a lower rate. It is decided case by case.
Can I use my own handyman?

Sometimes. It is a conversation we have with you first, and it depends on the condition of the property and your ability to handle repairs quickly. If we agree, you sign a maintenance waiver, your management fee stays the same, and you take care of the repairs yourself. We still take the calls from your tenants and pass them to you.

Ready to talk numbers on your property?

Now you know what we charge.

The next step is a quick call to see if your property is a good fit and what it could rent for.

Schedule a Rental Review Call

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We Provide Flexible Solutions For Local Property Owners